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Think Hybrid NLTA proposes a smarter plan for factory site: Restore historic buildings, preserve a haven for arts and industry, create a new public space, and generate new development. Neumann Leathers Tenants Association
estate market, a group of tenants organized the Neumann Leathers Tenants Association to protect the site and preserve its designation as an industrial zone in the city’s master plan and zoning ordinance. Community support for preserving the classic 19th century buildings R Neumann & Co., established in 1863, built a complex of buildings and maintaining the so sturdy and well-suited to manufacturing that they continue to diversity of uses and provide office, work and studio space to more than 250 people. jobs represented here has grown into a groundswell. Currently, the group, supported Design, Technology, Artisanship by the Hoboken Quality of Life Coalition and The current business tenants, with few the Hoboken Heritage, is engaged in arguing exceptions, represent the kinds of new “niche against an attempt by a national developer, industries” that have survived the general Trammell Crow Residential, to get approval exodus of manufacturing from the region. for a use variance, among others, from the Three common attributes unite them: design, Zoning Board enabling them to demolish the technology, and artisanship. Businesses that site for a townhouse style development. have a high content of one or more of these elements thrive in the metropolitan area and Hybrid Vision: Mix of New and Old need the kind of space provided by 19th century loft buildings like Neumann. Unquestionably, some kind of redevelopment of the Neumann site is in order. Despite Neumann Leather Tenants Association
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An Enduring Legacy
Who is NLTA? Model makers to international architects, web designers for major name brands, video/sound studio designers, wood workers and more... Page 4
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Tim Daly, Yo La Tengo, and over 50 other artists and musicians spark Hoboken’s creativity. Page 2
Hybrid Site Plan Architect John Nastasi and the creative minds in the NLTA have come up with a concept that combines old and new, arts and industry, retail and public space for a hybrid everyone can love. See the vision. Page 3
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The Arts at Neumann
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An Enduring Legacy From the late 1800s to today, the Neumann Leathers complex has kept Hoboken’s industrial tradition alive. Tenants band together to block a plan that would evict 250+ workers and artists, raze historic buildings and reduce open space. Page 1
Issue No. 1, February 2009
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One of Hoboken’s first factory buildings, the sturdy Neumann Leathers factory has served as a haven for business for more than 130 years. Today, some 200 people work for small businesses there, generating tens of millions in economic activity. The Neumann Leathers factory complex (2.9 acres) on Hoboken’s southern border is the last remaining major industrial site in a city that was once dominated by companies like Keuffel & Esser, Lipton Tea, Bethlehem Shipyard, Maxwell House Coffee, Ferguson Propeller, among others. While leather processing operations ceased decades ago, descendants of the original family still own and operate the fully occupied buildings. It’s a hive of productivity. About threequarters of the 200,000 square feet are leased to some 30 businesses, which employ more than 200 people. The remaining quarter is occupied by artists and musicians – 50 or 60 individuals. A large surface parking lot takes up roughly a third of the lot. NLTA Hybrid Site Plan
Threatened with the potential loss of workspaces in Hoboken’s hot residential real
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THE ARTS
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As traditional industries were fleeing the area, artists began moving into Hoboken’s loft buildings to take advantage of the high ceilings and ample natural light. Groups would lease large, bulk areas and subdivide into smaller individual units. They soon became a vital source of income which kept these buildings in operation, Neumann included. The gentrification of Hoboken starting in the 1980s led to the conversion of nearly all of the city’s loft buildings into residential condominiums, and has forced the surviving artists onto one of the last remaining islands, Neumann.
Master plan provides guidance
The City undertook a review of its Master Plan recently (2002 - 2004). It recommended that “the Neumann Leathers property warrants special consideration…” and “… should include a mix of uses…,”and urged ”…the preservation of existing historic structures where possible…”. Space for “… artist live/work/display…” is also suggested. “As with other Terminal sites, commercial development is preferred to housing…”
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More than 60 visual artists of all kinds -painters, sculptors, photographers, filmmakers, video, multimedia and performing artists -- have studios at Neumann. Tim Daly’s studio has been here since 1989. His 200-foot-long mural project commissioned by N.J. Transit now hangs permanently in the Secaucus Junction Rail Station. Other examples are Jason Young and Danielle Frankenthal who have international careers and reputations. Many others, whose careers were incubated at Neumann, are active participants in the visual arts world of the N.Y. metro area.
decades of hard use and a pattern of deferred maintenance, the buildings remain remarkably sound. An engineering report (prepared by Old Structures Engineering) recently commissioned by the NLTA found them to be in need of a face lift – repair and repointing of the exterior brickwork and replacement windows – but with firm Original building, c. 1880 foundations and no serious cracks or other defects which could not be readily repaired. Like all old industrial sites, a thorough environmental assessment is needed, and remedial action in certain locations will clearly be required, but there is no scientific evidence which would preclude their continued use for arts and industry.
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tenants according to their needs.
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Hoboken has been host to many renowned artists and musicians: composer Steven Foster, photographers Alfred Stieglitz and Dorothea Lange, sculptor Alexander Calder, painter Willem DeKooning and 1970s seminal musicians like "Insect Trust" and Perry Robinson. By 1980, Hoboken had become home to hundreds of young writers, artists and musicians drawn by affordable rents and the creative buzz of the town.
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A Hybrid Plan With these goals in mind, the NLTA has developed a plan for the site that emphasizes a hybrid use, which includes the following elements:
In addition to individual musicians’ 1.The majority of the major buildings on the spaces, the complex has four site should be rehearsal and recording studios that rehabilitated to meet serve a wider community of bands historic preservation and performers on an hourly rental guidelines, and should basis. Many are refugees from the continue to be used as far as possible by Monroe Arts center who were existing tenants as a displaced when the ground floor Bob Piersanti center for arts and was converted to retail. Among the industry. Other than an musical tenants are bands Yo La upgrading of mechanical systems (HVAC, Tengo and Sonic Youth, keyboardist Andy electrical service, etc.) building interiors Burton and composer Chris Butler. would be customized by individual 2
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Single-story, shed-type buildings which currently take up the center and fringes of the developed (non-parking) area should be removed to open up an inner courtyard, which would become a new open public space ringed with restaurants, shops, artists’ galleries, a food store, etc. Multiple entry points would allow easy public access and make this an attractive amenity for the city.
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One major building on the western end of Observer Highway could be removed (or retrofitted) so that (with the removal of certain shed structures) fifty percent of the lot would be made available for new development. This would leave approximately 120,000 sq. ft. remaining in the original buildings for the arts and industry tenants.
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Guidelines for new development should follow established zoning principles. All new structures on Newark St. should conform to the prevailing height of the neighborhood (six stories). On Observer Highway the precedent to follow is that established recently at the City garage site – midrise “edge zoning” (eight to twelve stories) which is respectful of neighboring Chapeau Antiques buildings. The tallest building on the lot is proposed to replace the removed (or retrofitted) building located near the center of the block, stepping down to eight stories next to the neighboring building at 415 Newark St. A service alley along the western edge of the lot would give access for loading and unloading as well as further separation from the building next door.
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Uses for the new buildings will need to be determined by the City’s authorized planning entities: the Planning Board and the City Council. There are market conditions to be considered. As a matter of policy, the City may prefer the job preservation, creation and diversification of the tax base that commercial development offers. Commercial occupants typically place a lower demand on city services. For all these reasons continued on page 3, column 1
NLTA Hybrid Site Plan
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Above, left, is a computer-generated graphic showing a view looking east from within the new courtyard. Above, right, is a streetscape of the restored historic buildings at the corner of Willow Ave. and Observer Highway. Below, a site drawing shows the existing structures, indicating in blue the ones that would be restored and in white, the ones that would be replaced with new buildings, along with the new open courtyard. Retail space is highlighted in red. The table at bottom itemizes the square footage of the three major elements: restored factory buildings for arts and industry, new construction, and retail space. continued from page 2
Parking for the facility can, for the most part, be housed under the new buildings, and, again following the City garage example, be minimized to reflect the proximity to mass transit as well as emerging realities of automobile ownership and parking demand. The possibility of coordinating development at Neumann with the neighboring property at 315 Newark St. – presently an open parking lot, but already approved for a six-story garage – should be explored. While this facility is committed through deed restrictions to provide spaces for several neighboring condo buildings there are 150 uncommitted spots which should be part of the planning for Neumann.
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Implementation of a redevelopment plan for Neumann will likely require a more proactive approach by the City than could normally be achieved through simple zoning procedures. Where there are City objectives like historic preservation, preservation of an arts and industry site, and a complex mix of uses and public amenities, market forces alone will not be sufficient to bring about the desired outcome. This location seems to be a natural candidate as a Redevelopment Zone under New Jersey statutes. There have been many misapplications and abuses of these special powers and recent court rulings have clarified their scope. Hoboken should use these laws properly to implement a plan consistent with the vision of the City’s Master Plan, which would create great public benefit at Neumann Leathers.
NLTA Hybrid Site Plan
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NLTA favors non-residential uses.
NLTA PROPOSED SITE PLAN Category
Total Gross Sq. Footage
RETAIL HOUSED IN PRESERVED BUILDINGS AND IN NEW CONSTRUCTION
28,000
PRESERVED BUILDINGS FOR EXISTING ART AND INDUSTRY
120,000
NEW CONSTRUCTION
300,000
Proposed lot coverage: 60%. New open public space: 40%. Parking: provided on-site to code
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Who Is NLTA? The historic Neumann Leathers factory complex keeps humming with the activity of more than 30 businesses employing over 200 people, and more than 50 accomplished artists and musicians. On-site talent includes: Artisans
Liz Young Studios — internet advertising and website design Nastasi Architects — Architectural design Radii Inc. — Architectural model builders
Amourette Ebenistes — Antique furniture restoration Roger Boryz — Jazz guitar designer and builder Chapeau Antiques — Restoration of antique furniture and pianos
Mike Longo John Patterson Bob Piersanti Jason Young
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ModelSmith International — custom metal fabricators of custom furniture, fixtures Thomas W. Newman — Builder of custom tables and other furniture Will Wallace —Carpenter, custom residential trim
Musicians Andy Burton Chris Butler Yo La Tengo
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The Systems Group — Television and recording studio design, engineering and fabrication
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Technology
Mauro Altamaura Tim Daly Michelle Doll Danielle Frankenthal Glen Garver Mark Gasper Tim Heins Jennifer Krause Greg Letson
Support our cause Your support can make this vision a reality. Visit http://www.neumanntenants.org/ site/content/view/2/1/ to make a donation. For $20, we’ll send you this 100% cotton t-shirt made by American Apparel. Shirts are available in 3 styles: • Men’s • Ladies’ Tank • Ladies’ Cut (with cap sleeves)
NLTA Steering Committee Tom Newman, furniture maker, 201-963-9108 Tim Daly, artist John Nastasi, architect NLTA 300 Observer Highway Hoboken, NJ 07030
Public Relations Melissa Abernathy, 201-683-6935
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NLTA Hybrid Site Plan