Redevelopment Presentation 8.20.2024

BID #: N/A

DUE: TBD

VALUE: $6.7M

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Executive Summary

This document outlines the Meer Tract Redevelopment Plan for Block 5105, Lots 14.01, 53, 55, 58, 59, and 61 in Demarest, NJ. The plan involves the development of 426 housing units (including 72 affordable units and 74 senior units), commercial/retail spaces, and an industrial building on a 45.3-acre site. The proposal includes the sale of land for $6.7 million and anticipates minimum PILOT payments of $1.9 million annually to the Borough. The plan serves as an overlay to the existing AH-1 zoning district and requires a redevelopment agreement. The Redevelopment Plan Revisions detail changes to various regulations including: Applicability & Relationship to the Land Use Ordinance, Deviation Requests, Industrial Building Permitted Uses, Accessory Uses and Structures, Site Design and Bulk Regulation, Helipad Standards, Parking and Vehicle Circulation, Sustainability Requirements, Miscellaneous and Affordable Housing.

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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,


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