CLIFF-SIDE PROJECT

June 2004

On May 25th, representatives of RNA met with the Planning Department and the developers of the Cliff-Side project/100 Paterson Plank Road. Manhattan Builders was the development entity that was granted approvals for this project in February 2003. Since then, Manhattan Builders has been acquired by Toll Brothers, Inc.. Toll Brothers is a nationwide developer of residential properties. This was a preliminary meeting to discuss the notification of effected property owners, construction timelines, rat baiting, the Developer’s Agreement and the establishment of a channel of communication during the pre-construction and construction process. It is very important that all property owners located on the east side of Ogden Ave, between Griffith and Franklin Streets are active participants in all future RNA meetings! Everyone needs to be informed and aware of what is happening!

February 11, 2003

At the January RNA meeting, the Park Avenue Design Group (Hoboken) presented their plans for the renobation of the Kovan's Boiler/bookbindery building at 100 Paterson Plank Road. In conjunction with the plans there were presentations by traffic, acoustic and cliff stability experts. After these presentations the RNA membership asked questions for clarification of issues and to expres the community's concerns on specific points. After the departure of the development team there was a question and answer perid wth Claire Davis of the Planning Department.

Since this meeting there have been ongoing discussions between RNA, the Planning Department and the development team to address unresolved issues with the project. There have been further modifications made to the Paterson Plank/Mountain Road traffic intersection. The sound barriers/baffles for the roof top HVAC units and their placement is being changed to address the input from community residents at the meeting. The property liability and monitoring for the owners at the top of the cliff during any work on the cliff face is being drafted. At the February 11th RNA meegin all of this new information will be presented. It is important that everyone be aware of teh impact that this project will have on our neighborhood during construction and after its completion.February 20th is the definate date for this project to go before the Zoning Board of Adjustment. This may be the last RNA meeting to register your input - be sure to attend. —RNA February newsletter

January 13, 2003

At the January 14th RNA meeting
the Manhattan Building Company
make a presentation of
the"Cliff-Side" Project.
This is the 128 residential unit conversion of the old Kovans Boiler/
bookbinderybuilding at 100 Paterson Plank Road, at the base of the Palisade Cliff. Everyone in our neighborhood will be impacted by this project and should attend the RNA meeting! Residents and property owners on Ogden Avenue between Franklin and Griffith Street need to be aware of certain issues that will have a more concentrated impact upon them.

Major issues discussed were:

• Major engineering work on the Palisade Cliff face with possible
environmental and structural impacts on the properties and buildings above.

• Noise from 128 plus roof top air conditioning units.

• A new traffic intersection proposed for the base of Mountain Road/
Paterson Plank Road as part of the project’s vehicular entrance/exit.

• Proposed fencing along the top of the cliff face from Griffith to Franklin Streets.

• Feasibility of reconstruction of the “100 Steps”
from Ogden Ave. to the base of Mountain Road.

• Variances from the Steep Slope ordinance to allow additional building
height and new structures inside of the setback requirements.

August 26th, 2002

The second meeting was held to discuss the proposed plans for the rehabilitation of the Kovan’s Boiler/bookbindery building at 100 Paterson Plank Road. In attendance was the developer - Manhattan Building Company (MBC), the architectural firm - Park Ave. Design Group, Hoboken (PADG), the Jersey City Planning Department and community representatives from RNA.

The discussion centered around the two major concerns of the community:
traffic flows and the variances being requested from the
Palisade Preservation Overlay District (PPOD):
• The proposed southerly building entrance at Mountain Road, Hope Street and Paterson Plank Rd is confusing, impractical and highly dangerous. To have the public’s cars entering and exiting the building along with tenant’s cars exiting at the intersection of three streets, and to have the lower section of Mountain Rd become a two way street does not work.
• The northerly entrance/exit on the curve of Mountain Road requires a traffic signal. With the addition of a traffic signal safety would not be an issue. It was suggested that all the building’s traffic use this entrance/exit and that the southerly end be pedestrian access only.
• PADG’s proposed traffic flows did not take into account the widening of Paterson Plank Rd that is now underway. Three new lanes are being added, merge lanes are being instituted and traffic signals for the Light Rail crossing are already in the works. Any new traffic patterns created by this project must be coordinated in detail with the Paterson Plank Rd reconstruction already in progress.
• A traffic study for MBC has been completed and given to the community for review.
• The calculations that PADG used to determine the PPOD’s exposure of the top 25% of the Cliff face are incorrect and will be recalculated.
• 85% of the proposed new building addition is in violation of the PPOD’s 65 foot setback regulation.

The community clearly expressed their opposition to any variances being granted from the Palisade Preservation Overlay District. The Palisade Cliff is a historical and natural resource for all of Jersey City, a natural greenbelt that must be preserved for everyone.

The plans for the proposed Cliff-Side project will again be at the next RNA meeting and a more detailed discussion is planned.