As revitalization opportunities on Hoboken’s east side become harder and harder to find, more projects have started popping up in areas of the city that have gone somewhat overlooked in the past. More evidence of this trend will be heard by the zoning board this week, as a large property on the corner of 4th and Jackson Streets has ideas for a revamp.
Seven lots at 401-411 Jackson Street are currently occupied by the Big Banner Plaza, a no-frills supermarket, liquor store, and restaurant. The property, currently owned by a company called BC2 Ventures, sits near the Hoboken Housing Authority and is directly across the street from Mama Johnson Field.
The land’s ownership includes Hoboken-based Chillemi Group, and they’ve worked with Nastasi Architects to draw up plans for the 175,000-square-foot site. Under the proposal, the entire property would be razed to make way for a six-story, 44-unit development, sporting 4,985 square feet of dry flood-proofed retail space on the ground floor.
That space, according to the application, is intended for restaurant use and includes a designated kitchen area and exhaust system. The remainder of the development’s first floor will consist of an enclosed garage with 21 parking spaces and a 1,900-square-foot lobby with elevator access and a bicycle storage area.
Per Hoboken’s ordinances on the matter, five of the property’s living units would be designated as affordable housing for low- and moderate-income households. It’s unclear if the residential component of the development is intended for rent or sale, but the size of the dwellings break down as four 1-bedrooms, 24 2-bedrooms, and 16 3-bedroom units.
Residential amenities include a 2,000-square-foot common courtyard located at the back of the property, while the building’s second floor would feature both a 3,300-square-foot exterior terrace and a 1,300-square-foot interior lounge area. A gym on the third floor and a 3,500-square-foot common roof deck including green roof features round out the proposed project.
The design of the building itself features an exterior with large glass components that would allow passersby to see through into both the restaurant and courtyard areas from street level. Cementitious masonry would be utilized on much of the exterior, in addition to brick face on the base of the building.
The project’s land is zoned for R-3 Residential use and would need seven variances if approved. They include exceptions for a retail space larger than 1,000 square feet, lot coverage of 88% where 60% is allowed, building height of 55 feet where 40 feet is allowed, density of 44 units where 24 are allowed, and parking for 21 vehicles where 53 spaces are required. More minor variances for minimum rear yard requirements and the front yard terrace would also be needed.
The application for 401 Jackson Street will be heard today, May 22, at the meeting of Hoboken’s zoning board, which has been criticized by some in the past for being too strict and tending to reject projects that seek a lot of variances. The meeting starts at 7:00 p.m. and will be held at City Hall, 94 Washington Street.