THIS IS THE YEAR TO ACTIVATE A MARKET AT HOBOKEN TERMINAL

Hoboken Council moves forward unanimously urging Mayor to activate waterfront plaza adjacent to train station

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Wasted potential is always a sad thing to see, but sometimes we have an opportunity to step up and do something about it -- that’s exactly the situation at Warrington Plaza.

This currently fenced-in, underutilized property is immediately adjacent to Hoboken Terminal, located just north of the NJT terminal and PATH entrance. Right now, it’s a place where vagrants congregate and a major waste of valuable waterfront space. Since taking office in the first ward, which comprises the terminal,  I’ve worked and advocated for a plan that will return this unique and historic plaza to public use.    

On January 17, I was proud to sponsor, and for the Hoboken City Council to unanimously pass, a resolution formally asking Mayor Bhalla to move the plan forward to meet the timeline of opening access to the waterfront and activating an outdoor marketplace and waterfront plaza, this year. It’s crucial that the city do its part to keep this project moving, especially when it meets the existing redevelopment plan for the site and when the conditionally designated developer has already expressed significant support for the idea.

The Warrington Plaza Market plan would transform the property into a retail and food service hub, a place where neighbors and commuters can walk to enjoy gourmet food and drink outside when the weather allows. It will create a prime opportunity for existing local businesses and new entrepreneurs to reach new customers and expand their businesses, adding much-needed revenue to our city.

Some history on the plaza, and what’s already been done:

In the 1980’s the plaza received state funding in the form of green acres money to enliven the space and turn it into a congregation point, steps from the second largest transit hub in the state.  At that time new pavers, lights, trees and a water fountain were all installed...all of which are now broken and the plaza is in utter disrepair.   After September 11th 2001, New Jersey Transit began using the space as a parking lot and much more recently, a fence was installed to completely shut out the public from a space that had been granted tax dollars.  

Warrington Plaza in January 2018

This blatant misuse of public land was an issue so important to me that it inspired my run for City Council and after winning, I immediately began advocating for it.  I worked with all stakeholders and lobbied, and continue to lobby,  the concept and viability of an outdoor market and waterfront plaza.  Aside from returning public access to the water, this plan proposes a market area, develops a lush tree grove featuring a central dining area, provides a space for potential art installation and seating along the waterfront.  Though the 2016 planning document is preliminary in nature, it shows a vision that I believe is the correct step forward for Hoboken.  What is equally as important is that the proposal is entirely within the scope of the 2014 "Hoboken Yard Redevelopment Plan" which calls for a “Terminal District” - a place where retail and cultural uses are encouraged.  No updates to the existing redevelopment plan in terms of height or density will be required to activate the plaza, and costs would be covered by the operator via rents generated from the kiosks and vendors.

In April of 2017, LCOR drafted a letter to the City and affirmed a commitment to pursuing the rehabilitation and activation of Warrington Plaza for an interim outdoor market use, as part of their overall efforts to advance the Redevelopment Plan. In that same letter, LCOR indicated that due to the complexities associated with activating the plaza, that 2018 is a more realistic activation goal.  It’s now 2018 and it’s time to move this forward in line with the deadline that was indicated as possible.

All along, LCOR has maintained an ongoing dialogue with a French market operator who would like to open a year-round outdoor market similar to their operation at Manhattan’s Bryant Park, right here in Hoboken at Warrington Plaza.  You can read more about this potential operator here:  http://www.bensidounusa.com/

The Warrington Plaza plan is a win-win all around, and all we need now is for Mayor Bhalla to do what’s needed to move the project forward, THIS YEAR!  

Then, once we secure our outdoor waterfront plaza and activate an outdoor marketplace, I'll continue my advocacy for a permanent year-round indoor market at Hoboken Terminal -- a rent generating and privately operated business, similar to Chelsea Market in NYC or Reading Terminal Market in Philadelphia.  

SHADOWY SUPER PAC SUPPORTING RAVI BHALA

SHADOWY SUPER PAC SUPPORTING RAVI BHALLA

A Super PAC that's backing Ravi Bhalla is trying to buy this election with a last-minute advertising blitz, spending over $50,000 to mislead Hoboken voters. This kind of interference from outside political interests is unprecedented in Hoboken elections and it is a clear sign that Bhalla is controlled by the special interests who are funding this shady campaign. This is especially troubling given the conflict of interest that was recently exposed related to Bhalla's vote on the NJ Transit Hoboken Yards redevelopment, because the law firm where he is a partner was paid $168,000 by NJ Transit in the same year that he voted in favor of the project.

The group funding these ads says on its own website: "ELEC works with developers to help win project approvals" and cites the very same Hoboken Yards project as a major win in its lobbying efforts.

A copy of the Stronger Foundations official campaign finance report now shows $50,000 spent on the Hoboken election.

Anyone who is concerned about over-development in Hoboken should take Ravi Bhalla's connection to this pro-development Super PAC extremely seriously and he needs to answer for this blatant attempt by outside political interests to take control of our city. Residential development has continued unchecked in the last eight years under Dawn Zimmer and Ravi Bhalla, with little to no community benefits or givebacks, more stress on our crumbling infrastructure and a lack of commercial development. With Ravi Bhalla as Mayor, this unbalanced development approach will no doubt continue. 

Read more about Ravi Bhalla's conflicts of interest and why he's the wrong choice for Hoboken. 

MIKE DEFUSCO WILL STOP RESIDENTIAL OVERDEVELOPMENT

Mike DeFusco believes in taking a smart, holistic approach to development that emphasizes attracting new businesses by modernizing outdated zoning laws and creating responsible public-private partnerships to build new schools and make major investments in the city. He has called for a dedicated infrastructure fund that would be mandatory on all new developments to make sure that needed improvements are not made solely on the backs of residents. 

Hoboken can't let outside political interests take over our city -- stand up to the special interests and vote Team DeFusco on November 7. 

Still undecided about the Hoboken mayoral race?

Election Day is next week - Tuesday, November 7th. If you are still undecided, here is more information about the race via Hudson Reporter:

First Ward Councilman Michael DeFusco grew up in Marlboro, N.J. He moved to Hoboken the day after graduating from the George Washington University and started his career as a marketing professional in New York City. 

“I have spent the majority of my life post-college here in Hoboken, and that’s typical of a lot of people here,” said DeFusco. “I’ve come to love it here. As a guy born and raised in New Jersey, I had always heard of Hoboken as a fantastic city, a place where residents and culture thrive. Everyone growing up wanted to move to Hoboken.”

Now he is a homeowner and full-time marketing executive for a fortune 500 media broadcast company in New York City, where he oversees a multimillion dollar budget, employees, and projects. He said he will leave the job if he becomes mayor.

“I am the only candidate running who works in a field unrelated to state or Hoboken politics,” he added. 

DeFusco said he first got involved in politics by volunteering for the Obama campaign in 2007. 

“When Obama decided to come to Hoboken, I went to his rally and I was moved by the positive changes he wanted to make,” said DeFusco who then worked on his primary campaign. 

He then got a seat on the Zoning Board in 2011, where he served for five years, before he ran for City Council in 2015, beating mainstay Theresa Castellano. 

“Despite everyone telling me I wasn’t going to win, sure enough I beat a longtime incumbent by 14 percent,” said DeFusco. 

He said his biggest accomplishments are work he did on the Zoning Board and City Council. He cited approving the building where Trader Joe’s is located, working to include affordable housing in new buildings, and the fight to improve traffic in southwest Hoboken. He also mentioned obtaining a commitment from the train terminal operators for an outdoor French market. 

DeFusco was the only political official to announce his candidacy for mayor against Mayor Dawn Zimmer earlier this year, before she announced in June that she was not going to seek another term. He also had stood up to her on certain matters, such as zoning, whereas his opponents – Jennifer Giattino and Ravi Bhalla – rarely if ever publicly opposed her until this campaign. Giattino and Bhalla have both been on the council for more than one term.

“After working with the mayor, after disagreeing with the mayor, after having successes with the mayor, and after being frustrated with the mayor, I had an opportunity to decide again if I wanted to run for office,” he said. “And I decided to run against Dawn because I feel I can do a better job.” 

DeFusco said his main issue is transparency. 

“I don’t think we have had an administration that’s been transparent,” said DeFusco, citing the 8.5 million debt with the city’s water provider, the city budget funded by “unbridled haphazard residential development,” and the acquisition of park land using eminent domain which took the city 10 years to build. 

He said one of his biggest frustrations is that “we had a master plan reexam in 2010 and during that time no one codified the recommendations the plan made.” 

He said the masterplan is the “roadmap” that will help guide development and redevelopment zones instead of “zoning by variance.” 

He said if elected he will turn the recommendations into law and that he will work with the Planning Board and City Council to update the city’s outdated zoning.

As for development, he said he would like to see a mix of residential and commercial space including tech incubators, urban wineries, co-working spaces, and mom-and-pop shops. 

He said eminent domain is a last resort used for a greater public good but only after honest upfront negotiations have taken place with property owners. 

He said rent control not only helps senior citizens or those who have been in town for 30 years but journalists, artist, musicians, and teachers. 

Some residents have criticized DeFusco for running a negative campaign. He has pointed out problems with almost every other candidate.

“If the facts sound or seem negative, perhaps it because they actually are negative,” He said “When ever we state a fact, it is sourced with where we found it including news sources or council documents.” 

DeFusco is the most highly funded candidate, collecting more than $300,000 in donations this year. This has led some residents to wonder if he will be beholden to some of his contributors if elected mayor. Residents have also said that he may be supported by the Hudson County Democratic political machine. For instance, his hired campaign spokesman is also the spokesman for North Bergen Mayor Nicholas Sacco, a leader of the countywide party.

“Independence to me is the heart and soul of why I ran in the first place,” said DeFusco. “Nobody asked me to run in the 1st Ward. Nobody put me up to run against Mayor Zimmer for the mayor’s office. I did this because I independently knew that my vision, my heart, and my integrity were going to serve the city well.” 

“I’m honored to have the support of many in the building trades,” he said, “however they aren’t developers, they aren’t land owners. There are actually benefits in the long run in terms of our ability to find support in Trenton to find support in finding money in Washington. Having the support of trade unions is a good thing for leadership because we can work together with them to make sure we can find additional funding for resiliency or our water main infrastructure or our failing sewerage line.”

He added, “So in regards to independence, it’s a common political tactic that my opponents have used successfully in other races, but it’s not holding. It’s not sticking against me because I think people are smart enough to know that.”