Harrison: Buzzing with Evolution

The July/August issue of INDUSTRY magazine features Harrison development and real estate.

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Creating “modern urbanism” communities where factories and warehouses once stood is a hallmark of a development firm whose latest endeavor is attracting new life to Harrison

When completed, the seven-building mixed-use development rising adjacent to the PATH Station in Harrison will feature six buildings of 2,250 luxury residences and 80,000 square feet of retail space, and already features an Element Hotel with a retail concourse on a 27-acre site. Developed by Ironstate Development and The Pegasus Group, Harrison Station’s estimated total cost is $750 million.

Harrison, in Hudson County along the Passaic River, gained national recognition when visiting President William Howard Taft declared it a “Beehive of Industry,” a motto that stuck. Ironstate recognized the town’s assets, including a new soccer arena (home to Major League Soccer’s Red Bulls) and a vibrant multicultural community. What the town lacked was a modern, enticing residential/lifestyle component that would appeal to today’s urban tastes.

Ironstate’s ambitious development is based on the principles of New Urbanism, which combines residential units, retail, a hotel, pedestrian-friendly thoroughfares, and a progressive yet historically respectful design. The Harrison Station site had long been home to industry and warehouses. As directed by the community’s Waterfront Redevelopment Plan, the project provides a modern transit-oriented development that emphasizes environmental responsibility and community connectivity. Minno & Wasko Architects and Planners, based in Lambertville, was hired to provide the desired structural aesthetic for the residential aspects, and has completed other successful residential, commercial, mixed-use, and hotel projects, including the Bungalow Hotel and Le Club Avenue restaurant in Long Branch and 100 Marketplace in Bernards Township.

FULL STORY

Aerie Art that Inspires, with Sunset Cocktails

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Penthouse 4 at 70 Columbus. PHOTO: James Salzano

Granted, this is Harrison adjacent as opposed to Harrison local, but it’s still worthy of a mention AND an easy commute! 

A collection of 50th-floor Penthouses at 70 Columbus, the iconic luxury rental tower in downtown Jersey City, has been temporarily transformed into a pop-up art exhibition featuring the work of regional artists, artisans and boutiques.

The public, as well as those interested in viewing the luxe apartments which offer stunning views of the Hudson River, Statue of Liberty and Downtown Manhattan, will have an opportunity to see the exhibit, titled “Mementos,” in an authentic apartment experience where all art, furnishings and accessories are for sale.  The meticulously curated exhibit, presented by Jersey City-based Panepinto Galleries in collaboration with 70 Columbus, was conceived to showcase neighborhood shops and a superior coterie of artists that weave together themes of love and remembrance through paintings, drawings and sculpture.  “Mementos” is a selection of works inspired by this positive expression, with artwork curated by Michelle Doll and Lisa Lebofsky, jewelry & fashion consulting by Jessica Van Treuren, and interior design by Regina Mariano.

“Mementos” is open weekly on Saturdays and Sundays from 1 to 7 p.m. through March 6th, with sunset cocktails offered from 5-7 pm.  Additionally, it is open by appointment and available for private events.

Developed by Ironstate Development Company and Panepinto Properties, 70 Columbus has exploded onto the downtown Jersey City residential scene with an impressive 50% of its 545 modern apartments leased since opening in November.  Located at 70 Christopher Columbus Drive adjacent to the Grove Street PATH Station, the building features studios, one- and two-bedroom residences, with monthly rents currently starting from $2,400.  The Marketing Directors is the building’s exclusive leasing and marketing agent. Continue reading

Harrison Station Grand Opens

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This modern community space at Harrison Station 330 incorporates industrial elements in its interior design.

via NorthJersey.com – Harrison’s transformation into a dynamic transit-oriented neighborhood has taken another step forward with the launch of Harrison Station 330, a new collection of 329 modern rental apartments located one block from the town’s PATH station.

Mayor James A. Fife and fellow state and local officials joined developers Ironstate Development Company and The Pegasus Group on Thursday, December 3, to celebrate the grand opening of Harrison Station 330, which features studios, one- and two-bedroom residences, as well as a full suite of indoor and outdoor amenities and 9,600 square feet of street-level retail space. Immediate occupancy is available.

The architecturally-distinctive building is the third phase of a multi-phase development Ironstate and The Pegasus Group are executing adjacent to the Harrison PATH station that is spearheading the revitalization of the once industrial town. The project’s first two phases, which are completed and occupied, include 275 apartments, more than 20,000 square feet of street-level retail space and a 138-key Element hotel from Starwood Hotels & Resorts Worldwide, Inc. Once completed, the overall development will feature 2,250 residences and 80,000 square feet of retail space, in addition to the hotel.

“Our company’s core business is rooted in revitalization; recognizing an area’s untapped potential and creating the necessary elements for a vibrant, urban lifestyle experience,” said Michael Barry, president of Ironstate Holdings, LLC. “In Harrison, that meant building a neighborhood around the existing PATH station with new apartments, socially-interactive amenities, a lively streetscape of shops and dining, and a boutique hotel with a restaurant and bar. We’re thrilled to now introduce the latest offering of residences, which will continue to shape this new neighborhood while providing an exciting alternative to more expensive options in Jersey City and Hoboken.”

Harrison Station 330 builds on the success of the earlier development phases while carving out a distinct identity for itself. The building’s aesthetic provides a nod to the area’s industrial past yet showcases contemporary architecture and interior design.

Studios, one- and two-bedroom residences are currently offered at monthly rents starting from $1,555. Three fully-furnished model homes are open for public viewing.

“Each home at Harrison Station 330 was designed to maximize resident comfort,” said Jacqueline Urgo, president of The Marketing Directors, the community’s exclusive leasing and marketing agent. “High ceilings, oversized windows, designer finishes, washer/dryers and chef-inspired kitchens with top-of-the-line GE appliance packages are just a few of the details that make the living experience so exceptional.”

Also enhancing the living experience are thoughtfully-designed amenities, including a fully-attended chic lobby/lounge, state-of-the-art fitness center, residents’ lounge with business bar, an additional lounge with ping pong and a landscaped courtyard with a swimming pool, barbecues, a fire pit and an expansive lawn area. A parking garage and surface parking lot are also available.

Residents will also appreciate Harrison Station 330’s proximity to the Harrison PATH station, which provides convenient service to Newark, Jersey City, Hoboken and Manhattan. Route 280 and the New Jersey Turnpike are both easily accessible for motorists. Numerous shops, restaurants and attractions are located within the development.

“Our goal has always been to create a vibrant mixed-use community in Harrison in the same vein as Hoboken and Jersey City that respects the local fabric,” added Richard Miller, a principal with The Pegasus Group. “The pedestrian-friendly design and easy access to mass-transit service has clearly appealed to professionals and those interested in the New Urbanism lifestyle.”

For further information on Harrison Station 330, visit www. HarrisonSTN.com or call 973-484-3300. The community’s on-site leasing center is located at 330 Angelo Cifelli Drive.

Harrison Station 330 Delivers 329 Luxury Apartments to Burgeoning Harrison Residential Marketplace

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(L-R): David Barry, President of Ironstate Development Company, and James A. Fife, Mayor of the Town of Harrison, celebrate the opening of Harrison Station 330

New Building is Latest Addition to a Multi-Phase Development that Already Includes 275 Rental Residences, Street-Level Retail Space and a Starwood Element Hotel

HARRISON, NJ – Harrison, NJ’s transformation into a dynamic transit-oriented neighborhood has taken another step forward with the launch of Harrison Station 330, a new collection of 329 modern rental apartments located one block from the town’s PATH station.

Mayor James A. Fife and fellow state and local officials joined developers Ironstate Development Company and The Pegasus Group on Thursday, December 3, 2015 to celebrate the grand opening of Harrison Station 330, which features studios, one- and two-bedroom residences, as well as a full suite of indoor and outdoor amenities and 9,600 square feet of street-level retail space.  Immediate occupancy is available.

The architecturally-distinctive building is the third phase of a multi-phase development Ironstate and The Pegasus Group are executing adjacent to the Harrison PATH station that is spearheading the revitalization of the once industrial town.  The project’s first two phases, which are completed and occupied, include 275 apartments, more than 20,000 square feet of street-level retail space and a 138-key Element hotel from Starwood Hotels & Resorts Worldwide, Inc. (NYSE: HOT).  Once completed, the overall development will feature 2,250 residences and 80,000 square feet of retail space, in addition to the hotel.

“Our company’s core business is rooted in revitalization; recognizing an area’s untapped potential and creating the necessary elements for a vibrant, urban lifestyle experience,” said Michael Barry, President of Ironstate Holdings, LLC.  “In Harrison, that meant building a neighborhood around the existing PATH station with new apartments, socially-interactive amenities, a lively streetscape of shops and dining, and a boutique hotel with a restaurant and bar.  We’re thrilled to now introduce the latest offering of residences which will continue to shape this new neighborhood while providing an exciting alternative to more expensive options in Jersey City and Hoboken.”

Harrison Station 330 builds on the success of the earlier development phases while carving out a distinct identity for itself.  The building’s aesthetic provides a nod to the area’s industrial past yet showcases contemporary architecture and interior design.

Studios, one- and two-bedroom residences are currently offered at monthly rents starting from $1,555.   Three fully-furnished model homes are open for public viewing.

“Each home at Harrison Station 330 was designed to maximize resident comfort,” said Jacqueline Urgo, President of The Marketing Directors, the community’s exclusive leasing and marketing agent.  “High ceilings, oversized windows, designer finishes, washer/dryers and chef-inspired kitchens with top-of-the-line GE appliance packages are just a few of the details that make the living experience so exceptional.”

Also enhancing the living experience are imaginatively-designed amenities, including a fully-attended chic lobby/lounge, state-of-the-art fitness center, residents’ lounge with business bar, an additional lounge with ping pong and a landscaped courtyard with a swimming pool, barbecues, a fire pit and an expansive lawn area.  A parking garage and surface parking lot are also available.

Residents will also appreciate Harrison Station 330’s proximity to the Harrison PATH station, which provides convenient service to Newark, Jersey City, Hoboken and Manhattan.  Route 280 and the New Jersey Turnpike are both easily accessible for motorists. Numerous shops, restaurants and attractions are just a short walk away, including Cork Wine & Liquors, Pronto Marketplace & Deli, Dunkin’ Donuts, Five Guys, a dry cleaner and the Element hotel,  all located within the development.

“Our goal has always been to create a vibrant mixed-use community in Harrison in the same vein as Hoboken and Jersey City that respects the local fabric,” added Richard Miller, a Principal with The Pegasus Group.  “The pedestrian-friendly design and easy access to mass-transit service has clearly appealed to professionals and those interested in the New Urbanism lifestyle.”

For more information on Harrison Station 330, visit www.HarrisonSTN.comor call (973) 484-3300. The community’s on-site leasing center is located at 330 Angelo Cifelli Drive.

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About Ironstate Development Company

Ironstate Development Company is one of the largest privately held real estate development companies in the Northeast. Based in Hoboken, New Jersey, Ironstate engages in the development and management of large-scale mixed-use projects and has a diverse portfolio of residential and hospitality assets. Additional information on Ironstate Development Company is available on the Company’s website at www.ironstate.net.

About The Pegasus Group

Founded in 1997 and based in New York City, The Pegasus Group is an owner and developer of multi-tenant real estate properties. The Company maintains the philosophy and operating style rooted firmly in adaptive reuse and urban revitalization.  The Company’s principals possess more than 60 years of industry experience.  www.thepegasusgroup.com

Harrison Element Grand-Opens

2014-10-23_12-05-18via Ron Leir/ The Observer

Starwood Hotels & Resorts Worldwide opened its 14th Element hotel in Harrison last Thursday with members of the development team pedal-powering a virtual ribbon-cutting at the new location, 399 Somerset St., just off Frank E. Rodgers Blvd. South.

Starwood CEO Fritz van Paasschen told visitors that that the company is “looking to open 19 more” Element hotels “in the next couple of years” in places like the United Kingdom and China. With the Element brand, “we want to tap into a focus
on wellness and sustainability,” he said.

Last Thursday in Harrison, the hotel’s builders and managers mounted bicycles attached to bike generator stands and, as they worked the pedals, they generated enough electricity to power a flat screen plasma monitor to create an “official opening’’ message on screen.

The event underscored Element’s commitment to pursuing LEED (Leadership in Energy & Environmental Design) certification for each of its hotels. Element at Harrison is a 138-room modular facility built by a joint venture of Ironstate Holdings LLC and
The Pegasus Group and managed by Crescent Hotels & Resorts. The hotel, which opened to guests Aug. 21, features a 24- hour fitness center, indoor pool and a 1,500 square foot meeting room.

The hotel, steps away from the Harrison PATH station, offers complimentary bikes for guests to borrow, plus complimentary
Wi-Fi throughout the facility, breakfast, an evening reception and salon bar carts stocked with wines and beers, soft drinks and snacks available after hours.

About 8,000 square feet of the ground floor space is dedicated to retail use. A 2,200 square foot Dunkin’ Donuts has already opened; AT&T will be leasing a 1,500 square foot retail space later this year; Cork Wine & Liquors will be occupying 2,000 square feet in 60 to 90 days; and a retail food shop is planned for the remaining 2,000 square feet, according to Michael Barry, principal of Ironstate.

FULL ARTICLE

Next Stop: Harrison

The little ethnic enclave a stone’s throw from Newark is becoming Jersey’s latest hotbed for urban redevelopment. The March issue of New Jersey Monthly wonders if Harrison is the next Hoboken ….

Will Harrison become the new Hoboken? Mayor Raymond McDonough would like to think so. Seventeen years ago, two years after taking office, he initiated a redevelopment plan to transform the Hudson County town’s blighted industrial section into a gentrified neighborhood of condos, rental apartments and hotels, all coalescing around a renovated PATH station.

“I started this project years ago to lower taxes,” says McDonough, 64, reflecting on the burden residents had to bear after the mile-square town’s once-bustling factories shut down several decades ago. The idea came to him in the late 1990s, after an elderly woman broke down in tears in his office because she could not afford to pay her taxes. McDonough found a quick solution for the woman but realized Harrison itself needed a long-term plan.

He started investigating what could be done about the town’s vacant industrial sites. With help from allies in Town Hall, he formulated a redevelopment vision that would come to include tax incentives for developers and enticements, like new residences and shops, for young professionals. “If things pick up in Harrison,” McDonough says. “We’ll be able to help more people.”

Read full article >>>

PRONTO GOURMET MARKET AND DELI OPENS AT HARRISON STATION

PRONTO GOURMET AT HARRISON STATION

HARRISON, NJ – PATH train commuters and residents of Harrison and the fully-leased Harrison Station rental building now have a new option for gourmet meals, groceries and convenience store items. Pronto Gourmet opened on Aug. 12th and is already a hit with patrons.

The 3,000 square-foot store is on the ground level of Harrison Station, the new mixed-use development located adjacent to the Harrison PATH Station which also features Five Guys Burgers & Fries, GNC and Park Avenue Cleaners. Pro-Cuts salon and Sakura Japan restaurant have also leased space at the development.

“People love it here so far,” said Pronto Gourmet owner Sam Awad. “We’ve had a lot of people come in just to check us out. They say this is something they’ve been waiting for. They want us here and we’re just as happy to be here in Harrison.”

Mr. Awad, who owns two similar businesses in Newark, chose Harrison Station because of its tremendous location. The foot traffic generated by PATH commuters and residents of the building boost his customer base. The other high-quality businesses around him also help draw more people to the area.

“We see the transformation in this area already,” Mr. Awad said. “We have good neighbors and that really helps to attract people. The area keeps growing. With more buildings coming soon, we look forward to growing along with the neighborhood.”

Pronto Gourmet offers high-end deli meats and cheeses, grocery staples, freshly-made sandwiches and a wide variety of prepared foods. A hot buffet features dishes such as meatloaf, roasted chicken, vegetables and pastas.  Outdoor seating will be added in the near future and a delivery service for Harrison Station residents will also soon be available. At the request of many customers, Pronto Gourmet will also begin carrying a selection of Indian and Asian grocery staples shortly.

Pronto Gourmet is open 5 a.m. to 10 p.m. seven days a week and has 12 employees running the store. Mr. Awad said there may be more job opportunities if business goes well and he would be looking to hire Harrison residents.

Harrison Station is the first of several residential buildings being built as part of a plan to reenergize the former industrial town of Harrison.Ironstate Development (www.ironstate.net) and The Pegasus Group(www.thepegasusgroup.com) jointly developed the 275-unit luxury rental building with 12,814 square feet of retail space as the first phase of a plan that will ultimately bring 2,600 luxury residences, 80,000 square feet of retail space and an Element Hotel to a 27-acre site adjacent to the Harrison PATH station.

The development is part of an even larger revitalization effort in Harrison. A 25,000-seat stadium for the New York Red Bulls professional soccer team opened two years ago, a four story parking deck has been completed and the Port Authority of New York and New Jersey announced in April that it will spend more than a quarter-billion dollars to upgrade the 76-year-old PATH station.

For more information on Harrison Station, visit www.HarrisonSTN.com. For more information on leasing retail space at the development, contact Michele Wilk at 732-528-8509.

5 million reasons for Harrison to be esctatic

via The Observer Online

It was six days after Independence Day but Harrison authorities had an excuse to belatedly shoot off fireworks if they’d wanted to do so.

That’s because on July 10, a day before they were due back in State Tax court ñ the New York Red Bulls dropped off a check for a cool $5,615,287.73 representing about two and a half years of back taxes plus 18% in interest fees.

The town and the Red Bulls, a professional soccer team that made its home in Harrison when it built a $200 million stadium off Frank E. Rodgers Boulevard, have been skirmishing over whether Harrison has the right to tax the teamís property.

The Red Bulls, represented by the Woodbridge law firm of Greenbaum Rowe Smith & Davis, LLP, argued that because the land occupied by the Red Bull Arena is publicly-owned and because the team is providing a public recreation service promoted by county and local government entities that issued some $40 million in bonds to acquire the land leased to the team, the property should be tax-exempt.

But in a Jan. 6 opinion, State Tax Court Judge Christine Nugent ruled otherwise, declaring that both the land and stadium should be subject to local property taxes.

Town Attorney Paul Zarbetski said last week that as part of a settlement agreement, the team will pay Harrison for the two remaining tax quarters of 2012 which will generate an additional $925,000 approximately.

However, Zarbetski added, the Red Bulls want to preserve their right to press on with its anti-tax arguments with the state appellate court for 2010 and 2011 and will likely file a new complaint to contest taxes for 2012.

The Red Bulls had been on the hook for an annual rent payment of $150,000 to the town but Zarbetski said that because the state tax judge has pronounced the Red Bulls land and stadium fully taxable, that fee will go by the boards.

Thomas J. Denitzio Jr., the attorney with the Woodbridge firm handling the Red Bulls case, would say only that his clients were ìpleased with the progress theyíve made in addressing the case,î but because the litigation is continuing, ìweíre precluded from discussing the case further.î

At any rate, Zarbetski and Harrison Mayor Raymond McDonough couldnít be happier about the timing of the Red Bullsí payment.

“Theyíre about 5% of our (municipal) tax levy,” Zarbetski noted, “so getting this money should bring us up to virtually 100%.”

Asked if Harrison would use the new revenue to hire additional employees, McDonough said: “No, we’ll just be banking the money, controlling the taxes. In fact, according to what my financial officer (Gabriela Simoes) tells me, if we hadnít gotten the money, there wouldíve been a (municipal) tax increase of $850 to $900 (on the average house) for this year, but now that increase should be only $200.”

The 2012 municipal budget has yet to be adopted by Harrison.

McDonough, meanwhile, is counting on the town seeing more revenues from local development projects, such as the new Element by Westin, a $38 million, 7-story, 138-room hotel to be built by Ironstate Development. Its first floor will contain the lobby and retail shops; the second floor will have meeting rooms, an indoor pool and a workout room.

This hotel will rise in front of the Harrison Parking Center garage on the west side of Frank E. Rodgers Boulevard and half-way up Somerset St.  Construction is expected to start next month and the hotel should open sometime in the first quarter of next year. Guests will park in the Harrison Parking Center garage as an additional expense.

The Pegasus Group and Ironstate, partnering to build Harrison Station, a mixed-use development of residential/retail next to the Harrison PATH station, have completed Phase 1, having rented all but one of the 275 apartments, according to Pegasus executive Richard Miller.

Last week McDonough said the town received a check for $307,000 from the Harrison Station developers representing their contribution to the townís Affordable Housing Trust Fund.

Of the 15,000 square feet of retail space targeted as part of the first phase of development, one tenant ñ Five Guys Burgers and Fries ñ has moved in and a second, Pronto Market ñ which has established a presence in Newarkís Ironbound section ñ will open shortly, Miller said. The remaining retail tenants are expected to be a Japanese restaurant, a vitamin store and a drycleaner, he said. Those shops should generate in excess of 100 jobs, according to Miller.

Directly across Frank E. Rodgers Blvd., Heller Urban Renewal is knocking down the old Hartz Mountain warehouses where the firm intends to build a mixed-use community of 747 one- and two-bedroom luxury apartments and 30,000 square feet of retail.