Councilwoman Castellano's Plan for SMART Development

In talking to you, it's apparent that the debate on development continues to be a top issue. It's an extremely important debate and the Hoboken City Council needs to pay close attention. Because our government choices in the next few years will have a huge impact on Hoboken's future. Not just how high and tall future buildings are, but on what our current housing costs, here's why:

Some Development Enables Hoboken to Keep Housing Affordable

Completely eliminating development will almost certainly result in the current cost of housing increasing. One of the big costs of housing in Hoboken, whether you own or rent, is property taxes. A large way that Hoboken has been able to hold the line on property taxes, in spite of rising costs, is because we've been growing. We've added more housing units and more people who can help pay the bill. This directly affects homeowners who get the tax bill, but it also affects tenants in Hoboken in both rent controlled and subsidized housing. Tenants are taxpayers. A landlord is allowed to increase rents to cover property tax increases. Part of each tenants rent goes to pay taxes. Tenants in subsidized housing used to be less affected by this, but in the next few years most of the subsidized buildings in Hoboken's First Ward are likely to be sold to new owners and current in lieu of taxes agreements are going to be re-negotiated. Taxes are going to play a big part in these negotiations. So development is crucial, but it must be done sensibly.

Development Has to be SMART Because Buildings that are Too Tall or Too Big Will Destroy the Hoboken We Know and Love

We've all seen it happen to the towns around us on the Waterfront. Politicians sell out and suddenly 20-story towers dominate the City. The small city, family character is lost and costs of housing are driven higher. Hoboken has been on this collision course for a while. That's why I've been fighting long and hard to limit the allowable height of buildings (we were able to reduce it by 20%), reduce the allowable density (number of apartments allowed to be built in one building), and to fight to retain Hoboken's backyards.

There was a case where the Zoning Board gave permission to someone to build a second house in the backyard of existing buildings, essentially doubling occupancy and almost completely covering the lots. In essence cramming the most people into the available space. I helped the neighbors successfully appeal that decision and the houses were never built. But the fight doesn't end here.

Look what happened recently with the hotel on the Waterfront. We had a Master Plan that allowed for a maximum of 14 to 15 stories with brick fronts and buildings that kept within a certain architectural style. We were asked to approve radical changes in this plan to allow two buildings where one was planned, with one of those buildings a 17-story all glass hotel, which became a 33-story tower. I tried to introduce an amendment at the City Council to stop this, but I couldn't get support from my fellow members. I also tried to introduce an amendment to reinstate the Hoboken Waterfront Commission, which is the public group that oversaw the original plans, but that too drew no support. Instead, the majority on the City Council, in two short weeks, with almost no public input, gave a developer permission to build a 33-story all glass, extremely modern hotel – which now has evolved into a 300 room mix-use condominium and hotel complex.

We faced this same situation a few years ago when the Port Authority and New Jersey Transit expressed interest in erecting a huge glass tower over their existing rail yard. Fortunately I was able to get support on my efforts to stop that plan. We created an advisory board made up of representatives from the Port Authority, New Jersey Transit and local activists and prevailed. There is no more plan for a huge glass tower over the rail yards. But stay tuned; NJT is again preparing to submit plans for development over the rail yards.

I am a strong advocate for the creation of Citizen Advisory Boards for every Ward. I believe neighborhoods should be represented by the people who live there. I supported the Waterfront Corp., Observer Highway Redevelopment Advisory Committee and N.J. Transit Citizen Advisory Board.

I've been on Hoboken's Historic Preservation Commission for 29 years, and have chaired the Commission for the past 16 years. My FIRST priority has always been preserving Hoboken's existing housing stock and making sure that all future housing fits in. This has to be the FIRST priority of every single person elected to office in Hoboken. If it is not we will lose our wonderful city as surely as our neighbors in Weehawken and Jersey City have. Selling out is way too tempting for politicians as the citizens of Hudson County learn again and again.

SMART Development depends on Smart Planning and Smart People

Hoboken has a history of smart people prevailing. Our waterfront is probably our best example. Always a vital resource, it's through community action and citizen input that we've made the successful transition from a working waterfront to the acres of parkland and walkways we enjoy today.

The Best Cities In New Jersey 1. Hoboken 22.1% 2. Atlantic City 21.5% 3. Trenton 9.5% 4. Newark 3.6% 5. Camden 5.2% 6. Jersey City 4.0% 7. Paterson 3.4% Source: N.J. Monthly magazine, November 2000

From the 1970's when Hoboken served as a Model City to November 2000 when New Jersey Monthly magazine recognized Hoboken as one of the "Best Places to Live," Hoboken has been able to draw on our resources to create a vibrant, historically intact, family oriented environment that is the envy of most other cities in America today. While in office I've worked hard to continue this tradition, changing and enforcing the rules and regulations so that Hoboken retains it's intimate and inviting character. My plan would continue that work.

The Key Components of My Plan are:

• Opening Hoboken's official planning, approval and oversight process to the light of day by creating an Office of Neighborhoods and coordinating all building, zoning and planning related functions in one citizen-friendly environment.
  


• Submit plans for over the rail yard.
  


• Municipal Garage
  


• Neumann Leather building being discussed
  


• Creating an Architectural Review Board to ensure the Architectural integrity of every project in Hoboken. This board would have final approval of all building and re-building projects in Hoboken, including those built as a "Matter of Right" or previously subject to review by the Zoning or Planning Boards. ALL approvals given to modify an existing building, or build a new structure would be contingent on the additional approval of this board.
  


• Ensuring that Hoboken remains an inclusive and affordable community by aggressively pursuing public and private partnerships to retain Hoboken's existing affordable housing stock and create new housing.
  


• Maximizing the use of Hoboken's public spaces and ensuring the inclusion of "green space" into all future developments.
  


• Creating a cohesive "traffic plan" with the Port Authority and New Jersey Transit and other transportation entities to take advantage of Hoboken's presence as a transportation hub and maximize the benefits of planned ferry improvements, the light rail, and existing bus, car, and train traffic.

By coordinating the transportation, building and public space objectives of our City and centralizing the decision making processes we can best ensure that the intent of Hoboken's Smart People really does result in Smart Planning and Smart Development.

SAVE THE PULLMAN BUILDING: Not many Hoboken residents know about the Pullman Building but if a group of Historic Preservationists in Hoboken have their way, this Hoboken equivalent of Ellis Island will be designated a historic landmark and saved from destruction. Located on New Jersey Transit's property by the PATH station the Pullman building served as an intake station for immigrants coming to Hoboken. Stayed tuned to this space for how you can help.