Listen to this article

A brownfield site along the Arthur Kill is set for a cleanup – and major overhaul – that will bring 602 market-rate apartments, retail and restaurant space to the Perth Amboy Waterfront from Kushner Cos.

The Perth Amboy Redevelopment Agency announced Feb. 14 it finalized agreements with the New York-based developer to construct the five-building “Sea Gate” neighborhood. Beyond 5,000 square feet of commercial space, the project includes several public amenities funded by the redeveloper.

For Kushner, the work marks continued momentum in the Garden State. The company started a number of notable projects in 2024, among them the reimagining of the Monmouth Mall into and open-air, mixed-use property; breaking ground on the first apartments ever in Colts Neck; and expanding its Long Branch footprint to revitalize that city’s Lower Broadway area. And that’s just in Monmouth County. Last year, Kushner CEO Laurent Morali told Commercial Observer the company’s total pipeline of land being entitled, in New Jersey alone, was over 5,000 apartments.

In Middlesex County, the 15.75-acre redevelopment area will include 909 parking spaces, landscaping, streetscape improvements and lighting funded by Kushner, PARA said.

According to Perth Amboy Mayor Helmin Caba, the city worked with the redeveloper to ensure the plan contributes to the entire city – not just the project site. “We are directly revitalizing unused, waterfront property and creating the of development that will benefit Perth Amboy for years to come,” he said.

Under the agreement, the redeveloper will pay the city approximately $1.2 million annually as part of a long-term payment in lieu of taxes – or PILOT – agreement, PARA said. The Perth Amboy City Council approved the change during its Feb. 12 meeting.

City officials noted presently the area generates about $113,000 per year in net revenue.

Welcome to Sea Gate

The redeveloper will purchase properties from the city for $4.6 million, in order to bring Sea Gate to life. The plan comprises parcels on Front, Commerce, Rector, Broad, High and Fayette streets, according to PARA Executive Director Tashi Vazquez. PARA said the project will include one- and two-bedroom units. It expects construction to take place over a three-year period.

Kushner will also contribute $1 million to the city for affordable housing assistance, Vazquez said.

According to PARA’s website, current redevelopment projects in the city will remediate 300 acres. The work will also create thousands of jobs – and contribute more than $500 million of new investments in the coming years, the agency says.

At Sea Gate, the city says it envisions a lively neighborhood atmosphere.

It projected shuttles from the neighborhood to the Perth Amboy Train Station, and the potential for future ferry service or a marina. Public amenities for the project include a waterfront, tree-lined esplanade running from Front Street to the bulkhead between Smith and Washington streets; a playground; landscaped plazas; and a dog park.

A diamond in the rough

A memorial to Thomas Mundy Peterson is also included in the agreement with Kushner. A city resident, Peterson was the first African American to vote in an election following the ratification of the 15th Amendment.

“This property is a waterfront gem that has been under-used for far too long,” Vazquez said. “There are environmental challenges that can only be handled through redevelopment with a well-capitalized private partner who can create the highest and best use of this property, fulfilling our vision.  

“There is a shortage of this higher-end type of rental housing in Perth Amboy, another key reason why we are moving forward with Sea Gate,” she added. “The redeveloper is envisioning such amenities as outdoor fire pits, barbeque areas, lounge space and other recreational areas that connect the tenants and the waterfront views.” 

The project has not been without controversy, due to the historic areas on High Street it could eliminate as well as concerns over the PILOT agreement.