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Redevelopment Presentation 8.20.2024
BID #: N/A
DUE: TBD
VALUE: $6.7M
100
Rating
Risk Rank
Green Risk
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Executive Summary
The Meer Tract Redevelopment Plan focuses on Block 5105, Lots 14.01, 53, 55, 58, 59, and 61, encompassing 45.3 acres with 15.6 developable acres, located on Union Ave (County Route 511) near the Borough’s DPW & Fire Department. The plan aims to develop the area with a mix of residential, commercial, and industrial uses, including 426 total units (72 affordable), senior housing, retail, an industrial building, and open space. Key aspects of the plan involve an overlay to existing AH-1 Zone district, requiring a redevelopment agreement, and modifications to previously existing zoning regulations. The Governing Body adopted the Redevelopment Plan after referral to the Planning Board and a Public Hearing on August 20, 2024.
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--- Document: Redevelopment Presentation 8.20.2024 Document --- Meer Tract Redevelopment Plan Block 5105, Lots 14.01, 53, 55, 58, 59, 61 Public Hearing August 20, 2024 Background & Introduction Redevelopment Area • 6 Lots • 45.3 acres total • 15.6 acres developable • Located on Union Ave (County Route 511) • Near the Borough’s DPW & Fire Department • Existing zoning: AH-1, R-20-U, and B-1-A Districts Study Area Description Redevelopment Statutory Authority & Process The Governing Body authorizes an Investigation to determine if the site qualifies for redevelopment. The Planning Board conducts the Investigation and holds a Public Hearing. The Planning Board makes a recommendation, and the Governing Body designates the Study Area as An Area in Need of Redevelopment The Governing Body adopts the Redevelopment Plan after referral to the Planning Board and a Public Hearing. Redevelopment Agreement is adopted by the Governing Body. Site Plan approval is required, like any other development. History of the Meer Tract 2008: Builder’s Remedy / Court Order • 360 units 2012: Site Plan approval 2007-2019: Two owners 2016-2019: Appeals and litigation delayed the project • DR Horton, the nation’s largest home builder, could not develop the property due to significant costs History of the Meer Tract 2021: Court approves project changes to make the project financially feasible • 426 total units (72 affordable) 2022: Developer proposes to acquire the property for $4.7 million 2023: Redevelopment designation for Property approved 2024: Developer proposes to acquire the property for $6.7 million • Current redevelopment proposal Development Options Tilcon retains ownership of the 41 acres and expands the quarry operation • Nuisance activity No solution to provide the 72 affordable housing units Development Options, continued Purchase the property and develop 72 affordable housing units • Borough costs up to $30 - $35 million • Site preparation: $15 - $20 million • Housing construction: $10 million • Financing and admin. (30 years): $5million Rezone for up to 1,000 housing units • As part of court approval process of Borough Housing Plan, or • Due to builder’s remedy litigation Current Agreement Compared to Proposal Current Agreement Proposal Sale of Land (Borough revenue) $4,700,000 $6,700,000 Development and Uses 426 units 426 units 74 senior units Industrial building Retail and commercial uses Dedicated Open Space 0 6 +/- Acres PILOT Payments to Borough (approximate) Minimum $1.2 million annual 2.5% annual growth Minimum $1.9 million annual 2.5% annual growth Proposal Benefits to the Borough Provides 72 affordable units • Court ordered • No cost to the borough • Avoids more litigation Increased open space • 6 +/- acres of open space Provides senior housing Provides ratables and jobs • Retail and commercial • Industrial building Proposal Benefits to the Borough Avoids up to 500 additional housing units Increased local revenue: • $1,900,000 from PILOT payments, approximate minimum • $6,700,000 from land sale Stabilize Borough water and sewer fees • Additional users • Additional hook up fees Review of Redevelopment Plan Structure & Administrative Requirements Overlay to existing AH-1 Zone district. Only the designed redeveloper may apply for site plan approval. Redevelopment agreement is required. Preliminary site plan application shall include the entire Redevelopment Area, except B5105, L53. D variances are not permitted. Borough Code applies unless it conflicts with the Redevelopment Plan Permitted Uses & Basic Site Design Residential & Multi-family Buildings Up to 4 buildings Multi-family units: 500 units maximum 354 family market units 74 senior market units 72 family affordable units Minimum commercial floor area: 10,000 s.f. Retail, restaurants, distilleries Office, including professional, medical and veterinary Services Training and education Permitted Uses & Basic Site Design Pedestrian Plaza Between residential and mixed buildings Must have seating and other furnishings Industrial Building Located as shown on Concept Plan 1 building Maximum size: 320,000 s.f and 60,000 office mezzanine Research laboratories General commercial and office Warehouse Indoor recreation Data center Self storage Animal daycare Permitted Uses & Basic Site Design Water Tower Wireless communication towers and antennas Helipad / Helistop No commercial purposes i.e. taxi, tours, lessons, or drone deliveries 1 helicopter Adjacent to Industrial building Available for emergency purposes Essential Services Open Space & Recreation 6.2 acres Located as shown on Concept Plan Tract Area Standards Buffer to off-site residential uses • 15 feet, double row of evergreen trees Maximum building coverage: 40% Maximum impervious cover: 70% Minimum parking setback: 15 feet Bulk and Design Standards Residential & Mixed-use Buildings Maximum units per building: 300 Maximum building height: 60 feet, 72 feet including arch. features Minimum front yard setback: 75 feet Architecture standards to ensure quality building design and avoid blank walls Bulk and Design Standards Industrial Building Minimum setback to Union Avenue: 450 feet Minimum setback to Area boundary: 50 feet Maximum building height: 50 feet, 62 feet including arch. features No left turn on Union Avenue for trucks greater than 40,000 lbs Additional Standards Vehicle Parking 80% of residential and mixed-use parking shall be in a parking garage(s) Standards provided for each use or category of uses Pedestrian & Bicycle Sidewalks required along Union Avenue and throughout residential and mixed use areas Bicycle parking required Additional Standards Landscaping & Lighting Architecture Signs Retaining Walls Sustainability Affordable Housing Concept Plan Example Industrial Building Example Mixed-use & Residential Buildings Example Mixed-use & Residential Buildings Example Mixed-use & Residential Buildings Example Mixed-use & Residential Buildings Example Mixed-use & Residential Buildings Planning Board Comments & Proposed Changes to the Redevelopment Plan Substantially consistent with the Borough Master Plan 29 recommended changes • 12 changes to grammar, spelling, or formatting (i.e. numbering) • 9 changes to enhance clarity • 8 changes regulations Overview of Planning Board Recommended Changes Overview of Planning Board Recommended Changes Grammar or formatting (i.e., numbering) • Revised Redevelopment Plan addresses all recommendations Enhanced clarity • Revised Redevelopment Plan addresses most recommendations • Accepted recommendations include (examples): clarify the plan is an overlay to existing zoning and stating affordable units may not be distributed within the senior units • 1 Declined recommendation: stating only rooftop accessory uses are subject to Planning Board site plan review. Overview of Planning Board Recommended Changes Declined Regulation Changes • Delete exemptions (various) to Chapter 92 Regulations for certain uses • Exemptions remain except that the majority of §92-26 is applicable • Prohibit outdoor storage (2 items) • Remains permitted but with new standards: hazardous materials are prohibited and it may not be visible from Union Avenue Overview of Planning Board Recommended Changes Declined Regulation Changes • Prohibit home occupations • Remains permitted but with new standards limiting intensity • Require additional building design requirements for a mixed use building • Delete exemption to Chapter 32 Soil and Soil Removal • Exemption remains but fees are required Accepted Regulation Changes • Adjust helipad requirements (2) Overview of Planning Board Recommended Changes Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 4, Applicability & Relationship to the Land Use Ordinance • The Redevelopment Plan shall be an overlay zone and does not repeal the underlying existing zones. Pages 4-5, Applicability & Relationship to the Land Use Ordinance - Exemptions • 1. Chapter 32 – Soil and Soil Removal, with the exception of 32-2.8 (Application Fees; Resubmission). • 6. …§92-26(B) (Home Occupations), (C) (Outside Storage), and (F) (Temporary Tract Office) (Misc. Uses). Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 7, Deviation Requests • At the discretion of the Borough’s and/or Planning Board professionals and subject to the Borough Administrator’s written consent, administrative changes and/or nonmaterial deviations from an approved final site plan may be permitted… Page 9, Redevelopment Regulations, Industrial Building Permitted Uses • General commercial uses, such as wholesale business uses, corporate business and professional offices, office supplies and services, photo processing plants, lithograph, typesetting ruling and binding establishments, electrical sales, and contracting, plumbing sales and contracting, including outdoor storage…. Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 10-11, Accessory Uses and Structures • Rooftop recreation facilities that are accessory to residential uses. • Home occupations, as regulated herein. • Outdoor storage, as regulated herein. Page 12, Site Design and Bulk Regulation • Industrial Building: One (1) building that does shall not exceed a 320,000 s.f. footprint… Page 14, Site Design and Bulk Regulation, Industrial Building Standards • Dock doors may be provided on at least most two (2) sides of the building… Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 14, Site Design and Bulk Regulation, Residential and Mixed-Use Building • Minimum non-residential floor area: 10,000 s.f. This shall exclude any amenity space or space associated with leasing, operations or maintenance of the buildings on the tract. Page 14, Site Design and Bulk Regulation, Residential and Mixed-Use Building • Maximum building height: 60 ft. to the roofline and 72 ft. total (not including the parking garage Page 15, Site Design and Bulk Regulation, Residential and Mixed-Use Building • Maximum Building Height: 60 ft. (not including parking garages) Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 15, Site Design and Bulk Regulation, Helipad Standards • Use of the helipad may include staff, executives and others directly associated engaged with a businesses located in the Redevelopment Area. It shall not be used for recreation, flying lessons, training, or private rental, commercial delivery services, or any other unauthorized purpose. This shall prohibit commercial delivery of products and services to consumers but shall not prohibit delivery of items for repair of on-site equipment. • d. Hours of operation, excluding emergency service use, shall be limited to 7am to 9pm. Monday through Friday: 7am to 9pm, Saturday 9am to 5pm; and Sunday 12pm to 5pm. Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Page 16, Parking and Vehicle Circulation • Parking spaces and loading areas will otherwise comply with RSIS. Page 22, Sustainability Requirements • A sustainable roof top shall be provided…This provision does not apply for any area with rooftop amenities facilities. Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Pages 25-26, Miscellaneous • Home occupations are subject to the following: a. It is incidental and secondary to the use of the dwelling unit for residential purposes; b. Any sales to consumers may only be conducted within the subject dwelling unit, and during the hours of Monday through Saturday between 9 a.m. and 5 p.m., and be restricted to a total of three (3) non-resident assistants and/or customers in the dwelling unit at any one time; c. There is no display or sign outside of the unit of such home occupation; d. In-home daycare shall be limited to no more than four (4) children simultaneously; e. Tutoring for not more than four (4) students simultaneously, but not including music, dancing or similar activities. Redevelopment Plan Revisions (excluding grammar, spelling and formatting | additions deletions) Pages 27, Miscellaneous • Temporary Sales and/or rental Trailer…multiple locations on this page • Permanent sales and/or rental office may contain model units which shall not be occupied and excluded from density calculations. Page 28, Affordable Housing • Affordable housing units shall be distributed throughout Buildings 1, 2, 3 all residential building segments, excluding , but not among the age-restricted units. Page 29, Relationship to Planning & Objectives • There are several Zoning Districts within the Study AreaRedevelopment Area, THANK YOU! QUESTIONS?
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Timeline
First Discovered
Apr 1, 2026
Last Info Update
Apr 5, 2026
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