Document Text
--- 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?