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The process involves the governing body asking the Planning Board to conduct the study, make findings and hold a hearing, after which the board may ask the council to take action. The study area includes Old South Avenue and the adjacent park, as well as businesses, and may be broadened to adjacent lots.
(Click on links below for more information)
While no mention is made of any future use, the site appears to match the topic of a July merchants' meeting where a Cedar Knolls developer unveiled the concept of two 4-story buildings with more than 200 market-rate apartments.
The lots were designated last year as a high-density residential zone as part of the Transit-Oriented Development District - Netherwood. The rezoning permits more intensive development near the Netherwood Train Station.
The resolution authorizing the Planning Board to conduct an investigation will be up for discussion at the agenda-fixing session, 7:30 p.m. Monday in Municipal Court, 325 Watchung Avenue. If moved to the agenda, it will be up for a vote at the Aug. 18 regular meeting.
--Bernice
Regardless if this is ultimately designated as a Redevelopment Area and a Redevelopment Plan is adopted, I hope the Administration chooses to utilize an RFP process to generate proposals from a variety of prospective redevelopers so the City is able to benefit from the best ideas.
ReplyDeleteThis is like the tail wagging the dog. Here we go with another study to determine the obvious. Of course it is in need of redevelopment. Has anyone driven by and taken a look at it?? Bring on the bulldozers! A miss match of building styles, in various states of disrepair, all screaming for attention. I did not get to attend Donnas meeting with the builder, but I did do some research into the company. They build a very nice product. They have done others in the state and I believe they will bring a fresh new look to the neighborhood.
ReplyDeleteAlan, the builder is already under contract to buy the land from the individual property owners. It is too late for an RFP here. An RFP would be more applicable to the City owned sites that HAP is looking to build on.
There still needs to be an investigation by the Planning Board before it is designated as a redevelopment area. And there needs to be a designated redevelopment entity, which could be the redveloper, but subject to a redevelopment plan that is adopted by the Council. That's before the City can cut any deals or do any rezoning.
DeleteWhy do they need a redevelopment plan if they are buying the parcels outright? They would need a formally adopted plan in case the city is called upon to use eminent domain to acquire a lot or two...I also hear they are going for funding from the state and would need a redevelopment plan to qualify. Does the state have funds for market rate housing or only subsidized units?? More questions to ask.
ReplyDeleteNot only are they asking the state for funding but the city has also offered them a pilot program. I guess these wont be solely market rate units.
ReplyDeleteNo new construction can not proceed without affordable's being included. 200 units could require at least 20 units, give or a take a few. You only need a redevelop plan if the City itself is calling on builders to redo an area that they have accumulated or will take through eminent domain. The rezoning can be done very easily and without having to hire expensive and or connected consultants. Rutgers already came out and met with the residents to draft a plan. Someone in town has a copy of it. It states what they are looking to do. Its what the residents want and the city needs.
ReplyDeleteI think if they are going to require affordable units, offer any tax incentives such as a PILOT, or utilize any public funds, they need the redevelopment plan. The request for an initial Planning Board investigation must indicate whether or not there is an intention to use eminent domain.
DeleteAlan, a redevelopment plan is not required to build affordable housing units. They are required by laws, both state and federal, to comply with fair housing mandates set aside decades ago. PILOTS are just a way to entice a builder in. Jersey City is still using them and they have some of the most expensive real estate being built on the east coast. The public funds are given out to builders like candy. Just look at Revel. Great idea and product, bad timing and too big. Should have been built in stages. The properties here are all under contract for purchase. It does not appear to require any eminent domain. If the City were to take the North Ave area for example and say we want to redo everything there, with or without the owners participation, then you need a redevelopment plan and builders to solicit. Not the case here.
ReplyDeleteJeff, a few links you might find of interest:
Deletehttp://www.nj.com/mercer/index.ssf/2013/05/robbinsville_establishes_tax-i.html
http://ecode360.com/documents/WA0755/public/64075744.pdf
http://www.njcrda.com/wp-content/uploads/RVRA-Amended-Revel-Redevelopment-Area-2.pdf
The Matrix Realty mentioned in the first two links is not the Matrix tied up with Sanders and the Housing Authority. Matrix does seem to be a popular name in the real estate biz though.
Alan, thanks for posting. I am very familiar with the Robbinsville project. The town recognized a contaminated area that builders would not touch due to the cost of cleanup and put a plan in place with the owner, Matrix, who as you noted has absolutely nothing to do with the idiots of Plfds Matrix. They are a big commercial and residential builder with decades of experience. Once the plan was approved, work began. This is what Plfd should be doing with the toxic dump on Leland. It would get rid of an eyesore and help cleanup the neighborhood. AC spent a wad of money developing the plan, but are not following it. The plan should have been put in place decades ago when the redevelopment agency first started. Like Plfd, i could only imagine where it would be today if they did.
ReplyDelete