Jersey City Approves 17-Story Tower with Hotel Near Holland Tunnel

A tired commuter sits in traffic on Marin Boulevard, staring at the Exxon station on the corner of 14th Street. In a few years, they might be looking at a 17-story skyscraper instead.

The Jersey City Planning Board approved a massive mixed-use development at 597 Marin Boulevard last night. The project, from the Namdar Group, will bring 344 residential units, a 371-room hotel, and 4,270 square feet of retail to the neighborhood just outside the Holland Tunnel.

The site is a gas station now, sitting next to a Holiday Inn. The developer plans to build a U-shaped building that reaches 17 stories — three more than the base zoning allows. They’re using the city’s Affordable Housing Overlay (AHO) program to get that extra height. In exchange, they must set aside 15 percent of the residential units as affordable housing. That means 52 apartments priced for people making between 30 and 80 percent of the area median income.

Project attorney Chuck Harrington told the board the proposal fits within the Jersey Avenue Light Rail Redevelopment Plan zone, near the Newport light rail station. He said the affordable units will include five studios, five one-bedrooms, 27 two-bedrooms, and 15 three-bedrooms.

Board Chair Vidya Gangadin asked about flooding — a topic that’s top of mind for anyone who lives near the tunnel. The area flooded recently, she noted. Designer Ian Burton said the building will have stormwater collection containers to handle heavy rain, and they’ve already had conversations with the state Department of Environmental Protection.

Commissioner Eleana Little, who also serves as the Ward E councilwoman, brought up a different kind of hazard: biking on Marin Boulevard.

“It seems like the intention is for people in this building to mostly cycle to get around, or walk, take Ubers. As someone who lives in this neighborhood … Marin Boulevard is terrifying,” Little said. “It just feels very hostile as a cyclist, and I never use that route.”

Harrington agreed to look into extending the bike lane from 14th to 12th Street. But Commissioner Andy Kaplan, who runs the city’s Department of Infrastructure, pointed out that the Port Authority controls 14th Street and that stretch of Marin. He said the city has been talking to the Port Authority about completing the bike lanes, and the developer will join those conversations.

Commissioner Irene Barnaby noticed the project has fewer trees than required. When asked, Harrington said they’d pay a fee in place of planting the missing trees.

The hotel part of the plan raised questions too. Commissioner Chris Capers wanted to know how the hotel and residential sections would operate separately. Architect Christina Attiyeh said they’ll have different entrances and be managed by the same property company. The hotel rooms will be like small studios — 114 studios, 146 studio alcoves, 36 one-bedrooms, 33 two-bedrooms, and 15 three-bedrooms.

Are they short-term rentals? Commissioner Samuel Conaway asked. Harrington said they’re set for long-term stays — two weeks to a month, not year-long leases.

Conaway wasn’t thrilled about the numbers. He counted 715 total units, including the hotel, and he thought the affordable housing should apply to all of them, not just the residential part. “It just seems like smoke and mirrors,” he said. Harrington shot back: “All the three-bedrooms are going to be affordable.”

Conaway also doubted the hotel market near the tunnel. “Has there been a study how well hotels do in that area?” he asked. “You have the Holiday Inn next door,” Harrington said. “That’s a name brand people know,” Conaway replied. “I know they’re doing well. They’re a client of mine. It’s my understanding that the hotels downtown are all thriving,” Harrington answered.

Harrington didn’t have rent estimates ready for the market-rate apartments, but he broke down the affordable units by income levels.

Seven units will go to households earning 30 percent or less of the area median income (AMI). Nineteen units will target people making 30 to 50 percent of AMI. And 26 units will serve those earning 50 to 80 percent of AMI.

For a family of four in Hudson County, 80 percent of AMI is roughly $70,000 a year. That’s the kind of income that makes the rent on a two-bedroom possible — but barely.

What happens next? The developers need to finalize their site plan approvals and get building permits. That could take months. Residents who want to track the project can check the city’s planning board calendar online or attend public meetings.

For now, the gas station still stands. But if you’re stuck in traffic on Marin, it’s worth knowing what might rise in its place.