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8th Street Redevelopment Plan
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Executive Summary
This document outlines the Non-Condemnation Redevelopment Plan for the 720 Eighth Street Redevelopment Area in Union City, New Jersey. Following a public hearing on December 11, 2018, the Planning Board recommended the area be declared a non-condemnation area in need of redevelopment, which was adopted by the Board of Commissioners on January 22, 2019. The plan details land use, building requirements, relocation provisions, and its relationship to local and state objectives. It aims to promote redevelopment that is consistent with the city's Master Plan, and supersedes conflicting provisions of the City Zoning Ordinance.
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--- Document: 8th Street Redevelopment Plan Document ---
NON-CONDEMNATION
REDEVELOPMENT PLAN
720 EIGHTH STREET
REDEVELOPMENT AREA
CITY OF UNION CITY
NEW JERSEY
Community Housing & Planning Associates, Inc.
CONTENTS
PAGE
Introduction
1
Description of Redevelopment Area
4
Relationship to Definite Local Objectives
5
General Administrative Provisions
7
Current Zoning
11
Relation of Redevelopment Plan to City of Union City Standards
12
Redevelopment Actions
13
General Design and Land Use Standards and Requirements
14
Urban Design Objectives and Requirements
15
Specific Design and Land Use Standards and Requirements
19
Acquisition Plan
21
Right-Of-Way and Circulation Plan
22
Other Provisions to Meet State and Local Requirements
23
Procedure of Amending the Plan
26
Definitions
27
Map 1
28
1
INTRODUCTION
Following the preparation of a study entitled Non-Condemnation Redevelopment
Area Report and a public hearing, which was held on December 11, 2018, the
Planning Board of the City of Union City recommended to the Board of
Commissioners that 720 Eighth Street (as defined below) be declared “a non-
condemnation area in need of redevelopment”. On January 22, 2019, the Board
of Commissioners adopted a resolution which declared that this area was in
need of redevelopment.
Section 40A:12A-7 of the Redevelopment and Housing Law states that:
a.
No redevelopment project shall be undertaken or carried out except in
accordance with a redevelopment plan adopted by ordinance of the
municipal governing body, upon its finding that the specifically delineated
project area is located in an area in need of redevelopment or in an area
in need of rehabilitation, or in both, according to criteria set forth in section
5 or section 14 of P.L.1992, C. 79 (C.40A:12A-5 or 40A:12A-14), as
appropriate.
The redevelopment plan shall include an outline for the planning,
development, redevelopment, or rehabilitation of the project area
sufficient to indicate:
1.
Its relationship to definite local objectives as to appropriate land
uses, density of population, and improved traffic and public
transportation, public utilities, recreational and community facilities
and other public improvements.
2
2.
Proposed land uses and building requirements in the project area.
3.
Adequate provision for the temporary and permanent relocation, as
necessary, of residents in the project area, including an estimate of
the extent to which decent, safe and sanitary dwelling units
affordable to displaced residents will be available to them in the
existing local housing market.
4.
An identification of any property within the redevelopment area
which is proposed to be acquired in accordance with the
redevelopment plan.
5.
Any significant relationship of the redevelopment plan to (a) the
master plans of contiguous municipalities, (b) the master plan of
the county in which the municipality is located, and (c) the State
Development and Redevelopment Plan adopted pursuant to the
“State Planning Act” P.L 1985, c. 398 (C.52:18A-196 et seq.).
b.
A redevelopment plan may include the provision of affordable housing in
accordance with the “Fair Housing Act”, P.L1985, c 222 (C-52:27D-301 et
seq.) and the housing element of the municipal master plan.
c.
The redevelopment plan shall describe its relationship to pertinent
municipal development regulations as defined in the “Municipal Land Use
Law.” P.L 1975, C. 291 (C.40:55D-1 et seq.). The redevelopment plan
shall supersede applicable provisions of the development regulations, of
3
the municipality or constitute an overlay zoning district within the
redevelopment area. When the redevelopment plan supersedes any
provision of the development regulations, the ordinance adopting the
redevelopment plan shall contain an explicit amendment to the zoning
district map included in the zoning ordinance. The zoning district map as
amended shall indicate the redevelopment area to which the
redevelopment plan applies. Notwithstanding the provisions of the
“Municipal Land Use Law” P.L.1975, c. 291 (C.40:55D-1 et seq.) or of
other law, no notice beyond that required for adoption of ordinances by
the municipality shall be required for the hearing on or adoption of the
redevelopment plan or subsequent amendments thereof.
d.
All provisions of the redevelopment plan shall be either substantially
consistent with the municipal master plan or designed to effectuate the
master plan; but the municipal governing body may adopt a
redevelopment plan which is inconsistent with, or not designed to
effectuate the master plan by affirmative vote of a majority of its
authorized membership with the reasons for so acting set forth in the
redevelopment plan.
4
DESCRIPTION OF REDEVELOPMENT AREA
The area (hereinafter referred to as the "Study Area") being investigated, as
authorized by the Board of Commissioners, is defined as Lot 9 in Block 42, also
known as 720 Eighth Street.
The Study Area is located in the southern portion of Union City, east of Summit
Avenue, between 8th Street and 10th Street. The site is currently developed with
a municipal parking lot; a small building occupied by the United States Postal
Service is also located on the property with frontage on 8th Street.
5
RELATIONSHIP TO DEFINITE LOCAL OBJECTIVES
According to the Local Redevelopment and Housing Law (N.J.S.A. 40:A12A-1
et. seq.), the Redevelopment Plan shall include an outline for the planning,
development, redevelopment or rehabilitation of the project area sufficient to
indicate:
1.
Its relationship to definitive local objectives such as appropriate land uses,
density of population and improved traffic and public transportation, public
utilities, recreational and community facilities and other public
improvements
2.
Proposed land use and building requirements in the project area for
planned development of midrise residential apartments specifically
tailored to Special Needs Housing
3.
Specific indication that no land needs to be acquired within the
Redevelopment Area through eminent domain
4.
Provisions for orderly re-use or improvement to the infrastructure and
utility connections for the completed development
5.
Provisions for site improvements for the visual enhancement of the
Redevelopment Area
6.
Provisions for new structures and complimentary facilities that are
consistent with the primarily residential character of the surrounding area
7.
Any significant relationship of the Redevelopment Plans to:
a.
The Master Plans of contiguous municipalities;
6
b.
The Master Plan of the County in which the municipality is located;
and;
c.
The State Development and Redevelopment Plans adopted
pursuant to the “State Planning Act”.
7
GENERAL ADMINISTRATIVE PROVISIONS
This Non-Condemnation Redevelopment Plan shall supersede the applicable
provisions of the development regulations of the City of Union City consistent
with N.J.S.A. 40A:12A-7(c). The following general procedures shall be adhered
to:
1.
All development within the Redevelopment Area shall be consistent with
the guidelines, standards, and requirements of this Plan and Map 1.
2.
The regulations and controls in this section may be implemented, where
applicable, by appropriate covenants, or other provisions, or through
agreements for land disposition and conveyances executed thereto.
3.
No building or structure shall be constructed over public rights-of-way or
easements, without the prior written approval of the Municipal Engineer
and Site Plan approval by the Planning Board. No building shall be
constructed in the lands of a mapped street unless such street has
been vacated by an act of the Municipal Council and the Site Plan has
been approved by the Planning Board.
4.
Prior to the commencement of any new construction, reconstruction, or
rehabilitation of any existing structures, a site plan and/or subdivision
plan for such shall be submitted by the developer or property owner to
the Planning Board for review, so that compliance of such plans with
this Redevelopment Plan can be determined. No Building Permit shall
be issued for any such work within the Redevelopment Area without
prior review and approval of such work by the Planning Board. Regular
8
maintenance and minor repair work shall not require Planning Board
review.
5.
The provisions of this Redevelopment Plan specifying requirements or
restrictions with respect thereto shall be in effect for a period of forty
(40) years from the original date of final approval and adoption of this
plan by the City of Union City Municipal Council. Subsequent
amendments hereto shall not alter or extend this period of duration
unless specifically extended by such amendments.
6.
Site Plan Review shall be conducted by the Planning Board pursuant to
N.J.S.A. 40:55D-1 et. seq.
7.
Any subdivision of lots and parcels of land within the Redevelopment
Area shall be in accordance with this Plan’s requirements.
8.
The limits of the redevelopment area shall not preclude the voluntary
inclusion of lots or portions of lots, adjustments to property boundaries,
mergers of lots, or subdivisions of lands that border and abut the
redevelopment area into the proposed plans for redevelopment which
shall be presented for site plan and/or subdivision approval before the
Planning Board. All such proposed development shall be reviewed and
approved in accordance with this Plan’s requirements.
9.
The Planning Board may grant deviations from the regulations
contained within this Redevelopment Plan, where by reason of
exceptional narrowness, shallowness or shape of a specific piece of
property, or by reason of exceptional topographic conditions, pre-
existing structures or physical features uniquely affecting a specific
9
piece of property, the strict application of any area, yard, bulk or design
objective or regulation adopted pursuant to the Redevelopment Plan,
would result in peculiar and exceptional practical difficulties to, or
exceptional and undue hardship upon the designated redeveloper of
such property. The Planning Board may also grant a deviation (to the
extent permitted by the Municipal Land Use Law) from the regulations
contained herein related to a specific piece of property where the
purposes of this Redevelopment Plan would be advanced by such
deviation from the strict interpretation or application of the requirements
of this Plan; and the benefits of
granting deviation outweigh the
detriments. The Planning Board may grant exceptions or waivers from
design standards, from the requirements for site plan or subdivision
approval as may be reasonable and within the general purpose and
intent of the provisions for site plan review and/or subdivision approval
within this Plan, if the literal enforcement of one or more provisions of
the Plan is impracticable or would exact an undue hardship because of
peculiar conditions pertaining to the site. No deviations may be granted
under the terms of this section unless such deviations can be granted
without resulting in substantial detriment to the public good and will not
substantially impair the intent and purpose of the Redevelopment Plan.
An application requesting a deviation from the requirements of this
Redevelopment Plan shall provide public notice of such application in
accordance with the public notice requirements set forth in N.J.S.A.
40:55D-12. a. & b.
10.
If any word, phrase, clause, section or provision of this Redevelopment
Plan shall be found by a court of competent jurisdiction to be invalid,
illegal or unconstitutional, such word, phrase, clause, section or
10
provision shall be deemed severable and the remainder of the
Redevelopment Plan shall remain in full force and effect.
11
CURRENT ZONING
Based upon the adopted Zone Plan of the City of Union City, the properties
comprising the Non-Condemnation Redevelopment Area are located within the
P, Public District.
12
RELATION OF NON-CONDEMNATION REDEVELOPMENT PLAN TO CITY
OF UNION CITY STANDARDS
The Redevelopment Area shall be developed in accordance with the standards
detailed in this Non-Condemnation Redevelopment Plan. This Plan supersedes
the use and bulk provisions of the City Zoning Ordinance for the redevelopment
area unless and where specifically referenced. Other City regulations affecting
developments that are in conflict are superseded by this Plan; however, existing
design standards, performance standards and definitions shall all apply.
13
REDEVELOPMENT ACTIONS
To accomplish the redevelopment objectives listed, the plan will require, but not
be limited to, the following actions to be taken:
1.
Demonstrate authority as Designated Redeveloper and authorization from
property owner to submit applications to the Planning Board for the
construction of the residential apartments and associated required
facilities
2.
Obtain Site Plan and/or Subdivision approval from the Planning Board
with a plan for redevelopment compliant to this Redevelopment Plan
3.
Demolish and remove existing structures and unnecessary materials on
site. This includes the removal of the existing parking lot and demolition of
the existing small post office building. Approval for reuse of facilities or
building may alternately be sought instead of demolition.
4.
Consolidate and subdivide existing lots as needed. Proposed buildings
and associated facilities shall be located on one lot.
5.
Construction of the residential apartments as per the regulations in this
plan. All needed facilities including but not limited to utility connections,
parking areas, and/or pedestrian circulation routes shall be included and
in conformance with this rule.
14
GENERAL DESIGN AND LAND USE STANDARDS AND REQUIREMENTS
The following standards and requirements apply in general:
1.
No junked motor vehicles or parts thereof shall be permitted to be stored
on any lot within the Area. Outdoor parking of vehicles that are inoperable
or unregistered shall be prohibited. Automotive repairs of any type are
prohibited within the Redevelopment Area.
2.
To the extent costs are not prohibitive, all utility distribution lines and utility
service connections from such lines to the project Area’s individual uses
shall be located underground. Remote readers for all utilities in lieu of
external location of the actual metering devises is preferred.
3.
No use or reuse shall be permitted which produces toxic or noxious
fumes, hazardous discharges, glare, electromagnetic disturbances,
radiation, smoke, cinders, orders, dust or waste, undue noise or vibration,
or other objectionable features that are detrimental to the public health,
safety, or general welfare or that are damaging to the physical
environment.
15
URBAN DESIGN OBJECTIVES AND REQUIREMENTS
Any redevelopment located within an urbanized area of the City of Union City
shall comply with the below requirements and meet the objectives to be
considered a successful redevelopment area to better the area and surrounding
community.
1.
Building Design Objectives and Requirements:
a.
Structures within the Area shall be situated with proper
consideration of their relationship to other buildings, both existing
and proposed, in terms of light, air and usable open space, access
to public rights-of-way and off street parking, height and bulk.
b.
Buildings shall be designed so as to have an attractive, finished
appearance when viewed from all vantage points within and
outside the Area. Materials used for screening of rooftop
mechanical equipment shall be harmonious with those used in the
building’s façade.
c.
Buildings shall have windows on street frontages.
d.
Satellite dishes and television and radio antennas shall be
screened from street view where possible. Screening shall be
consistent with architecture of building and surrounding area. All
feasible locations shall be considered and utilized to allow for
screening rather than placing item where visible from street. All
rooftop mechanical equipment shall be placed and screened in
similar fashion as to be aesthetically pleasing or out of street view.
16
2.
Landscaping and Lighting Objectives and Requirements
a.
Appropriate landscaping shall be required for the building
foundation and within parking areas.
b.
All proposed site plans shall include plans for landscaping
indicating the location, size and quantity of various species to be
used.
c.
Where feasible, low maintenance, drought tolerant, and native
species are encouraged.
d.
Street trees shall be planted along the property frontage. Existing
street trees in healthy condition shall be preserved where feasible
and would count toward the total required street tree count.
Sidewalks and pedestrian paths shall accommodate plantings with
a minimum 4’ x 5’ tree well opening to allow for rain water to get to
the root system.
e.
All plant material used must be able to withstand the urban
environment and shall be planted consistent with standards as
established by the American Association of Nurserymen. A
landscaping schedule shall be provided and any plant that dies
within one year of the development shall be replaced accordingly.
f.
Lighting shall be sufficient to provide safe and adequate outdoor
illumination in all areas. Since this is a residential area, design
should avoid over illuminating the area in terms of both intensity of
spillage over property lines. Lighting shall include shields to
17
minimize glare. Entrances should be adequately illuminated.
Proposed light fixtures, pole mounted or bollard, shall be in keeping
with a residential character.
g.
Chain-link fencing shall be prohibited along all street frontages
within the Area except during construction. Decorative style fences
are encouraged. Preference shall be given to fencing that does not
exceed three (3’) feet in height, however in certain circumstances
and where appropriate for safety or privacy, alternate heights may
be acceptable up to six (6’) feet in height.
3.
Circulation and Parking Objectives and Requirements.
a.
N.J.A.C. 5:21-4.14(c), which states that alternative parking
standards are acceptable if they better reflect local conditions
should govern under this Plan. The applicant should demonstrate
the specific parking demands that best reflect the proposed
development.
b.
Parking is recommended for this residential development of age
restricted housing at 0.5 spaces per unit.
c.
The 71 existing parking spaces on the site must be provided within
the proposed building.
d.
Parking shall not be required for any commercial space within the
building.
e.
Automobile parking spaces must be a minimum of 8 feet wide and
18 feet deep.
18
f.
Compact spaces shall be permitted at a minimum of 7.5 feet wide
by 15 feet deep provided they make up no more than 20% of the
total provided parking.
g.
The placement of a curb-stop, up to two feet within the required
parking space depth is permitted provided that there is adequate
area for an automobile occupying the parking space to overhang
said curb-stop a like distance without infringing on required
landscaping or pedestrian areas. Curb-stops shall be required for
parking spaces abutting adjacent lots to avoid contact with
structures on other parcels.
h.
Driving aisles may be 22 feet in width but the aisle directly
adjacent/connecting parking spaces must be 24 feet in width to
provide adequate space for maneuverability of an automobile.
Access shall be safely situated and shall be coordinated to avoid
significant changes in existing traffic patterns.
i.
Sidewalks along the street frontage of the property shall be
provided for safe and convenient access to and around the site.
The sidewalks must be properly sized and with adequate slopes
that meet all required municipal, state and federal regulations.
Walks should be property illuminated and landscaped as required
above.
19
SPECIFIC DESIGN AND LAND USE STANDARDS AND REQUIREMENTS
1.
Permitted Uses:
a.
No building proposed within this Redevelopment Area shall be
used for any purpose other than those listed below:
1. Age restricted and affordable housing in low or mid-rise
apartment buildings.
2. Commercial uses that serve the needs of the tenants
3. Post office
2.
Residential Development Standards/Height, Coverage Area and Yard
Requirements
a.
All residential developments shall comply with the following
standards:
Min. Lot Area
12,500 sq. ft.
Min. Front Yard
0 ft.; all street frontages to be
considered front yards
Min. Side Yard
4 ft.; 8 ft. combined
Max. Impervious Coverage
100 %
Max. Building Coverage
90 %
b.
Allowable building height shall be six (6) stories or 70 ft. Parapets,
roof screening, sloped roofs, etc. shall be permitted.
20
c.
All buildings shall be stepped back along the side lot lines a
minimum of 10 ft. above the second floor.
d.
Studio, one bedroom and two bedroom units shall be permitted.
The units shall meet the minimum size standards as contained in
the City’s Zoning Ordinance.
3.
Stormwater Management
a.
All necessary stormwater management designs and calculations
must be sufficient to prove that there are no adverse effects from
additional runoff on adjacent, neighboring lots.
b.
Roof leaders shall be directly connected to the City’s stormwater
system.
4.
Signs: Signs shall be permitted in accordance with the applicable
provisions of the City of Union City Zoning Ordinance.
5.
Trash receptacles and enclosures shall be adequately located and sized
and shall be secured and screened.
21
ACQUISITION PLAN
There shall be no acquisition by condemnation within the Non-Condemnation
Redevelopment Area.
22
RIGHT-OF-WAY AND CIRCULATION PLAN
The Redevelopment Plan does not envision modifying the existing street system
or re-aligning rights-of-way. Any and all work for sidewalk construction, lighting,
utility improvements, etc. within the right-of-way shall be done in accordance City
regulations and shall obtain Site Plan approval from the Planning Board.
Should any permanent structures such as ramps, steps, or canopies be
proposed within the right-of-way, in addition to Site Plan approval of same,
approval will be required in the form of a Resolution from the City governing
body.
23
OTHER PROVISIONS TO MEET STATE AND LOCAL REQUIREMENTS
In accordance with N.J.S.A 40A;12A-1 et seq., Chapter 79, Laws of New Jersey
1992, known as The Local Redevelopment and Housing Law, the following
statements are made:
1.
The plan herein has delineated a definite relationship to local objectives
as appropriate land uses, density of population, and improved traffic and
public transportation, public utilities, recreation and community facilities
and other public improvements.
2.
The plan has laid out various strategies in order to carry out the objectives
of this plan.
3.
The plan has given proposed land uses and building requirements for the
Redevelopment Area.
4.
The Acquisition Plan (Section IX), which is a part of this plan, indicates all
property to be acquired as a result of this plan.
5.
The plan is in general compliance with the Master Plan and Zone Plan of
the City of Union City. The Master Plan of the City of Union City as
adopted in 2009 designated the area around the Redevelopment Area as
intended for residential and commercial use. Among other stated
objectives,
the Master Plan references the need to continue to foster and
facilitate affordable housing in the City and provide a broad range of
housing choices. Redeveloping underutilized land for use as proposed in
this Redevelopment Plan is consistent with the goals and objectives of the
Master Plan and the Zone Plan.
24
The Redevelopment Area is not contiguous to any adjoining municipalities
but is proximate to the City of Jersey City, with the closest point being the
intersections of Summit Avenue and Fifth Street. The portion of Jersey
City that is in closest proximity to the Redevelopment Area is in the R 1,
One and Two Family Housing District. As such this Redevelopment Plan
does not conflict with the planning or proposed development pattern of the
City of Jersey City.
The most recent Hudson County County Master Plan Re-examination
Report encourages areas for new residential development. The County
has also adopted a Strategic Revitalization Plan, which recommends
among other things, the construction of more adequate housing. This plan
is consistent with that recommendation.
The plan complies with the goals and objectives of the New Jersey
Development and Redevelopment Plan in that this plan and the State’s
plan both recognize the need to preserve and enhance urban areas and
the residential quality of life. This plan is specifically consistent with the
goals of the State Plan in terms of its intent to revitalize deteriorating
areas and provide adequate housing.
6.
This Non-Condemnation Redevelopment Plan shall supersede all
provisions of the City of Union City Zoning Ordinance relative to the
Redevelopment Area. Any zoning related question that is not addressed
herein shall refer to the Zoning Ordinance for clarification. No variance
from the requirements herein shall be cognizable by the Zoning Board of
Adjustment. The Planning Board alone shall have the authority to grant
deviations from the requirements of this plan, as provided herein. Upon
25
final adoption of this Plan by the Municipal Council of the City of Union
City, the Union City Zoning Map shall be amended to rezone the area
covered by this Plan as the 8th Street Parking Lot Redevelopment Area,
and all underlying zoning will be voided.
26
PROCEDURE FOR AMENDING THE PLAN
This plan may be amended from time to time at the discretion of the Board of
Commissioners of the City of Union City, subject to remaining in compliance with
the requirements of law.
No amendment to this plan shall be approved without a review by the Planning
Board at a public meeting, and a public hearing and adoption by Municipal
Council in conformance with N.J.S.A. 40A:12A-7.
27
DEFINITIONS
Definitions contained herein shall prevail within the Redevelopment Area. For
definitions not contained herein, the definitions contained in the City of Union
City Zoning Ordinance shall prevail.
28
MAP 1
BOUNDARIES OF EIGHTH STREET PARKING LOT STUDY AREA
CITY OF UNION CITY, NEW JERSEY
COMMUNITY HOUSING & PLANNING ASSOCIATES, INC.
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First Discovered
Apr 2, 2026
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Apr 2, 2026
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