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8th Street Non-Condemnation Redevelopment Area Report

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Executive Summary

This report assesses whether a site in Union City, specifically Lot 9 in Block 42, also known as 720 Eighth Street, qualifies as a "redevelopment area" under the Local Redevelopment and Housing Law. The Union City Board of Commissioners requested the Planning Board to determine if the area should be classified as a non-condemnation redevelopment area. The study area, currently a municipal parking lot with a small US Postal Service building, was evaluated based on its existing land use, site conditions, and relevant criteria for redevelopment.

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--- Document: 8th Street Non-Condemnation Redevelopment Area Report Document ---
NON-CONDEMNATION
REDEVELOPMENT AREA REPORT
Lot 9 in Block 42
720 Eighth Street
CITY OF UNION CITY
NEW JERSEY
Prepared For: City of Union City Planning Board
Revised On: December 12, 2018
Prepared By:
David Spatz, P.P., AICP, #3455
The original of this report was signed and
sealed in accordance with N.J.S.A 14A-12
TABLE OF CONTENTS
PAGE
Introduction
1
Definition of Study Area
3
Study Area Investigation
4
Existing Land Use and Survey of Conditions
4
Zoning Controls
5
Criteria for the Establishment of Need for Redevelopment
7
Evaluation of the Study Area for Conformity with the Criteria
For Designation of a Redevelopment Area
10
Conclusion
12
Exhibits
Resolution Authorizing the Planning Board
Location of Study Area Map
Boundary of Study Area Map
Photographs
INTRODUCTION
The purpose of this report is to determine whether a site in the City of Union City,
shown on the accompanying maps, qualify as a "redevelopment area" as defined in
P.L. 1992, с. 79, the Local Redevelopment and Housing Law. This report has been
prepared pursuant to Section 40A:12A-6, which provides for the following:
a.
b.
No area of a municipality shall be determined a redevelopment area unless
the governing body of the municipality shall, by resolution, authorize the
planning board to undertake a preliminary investigation to determine whether
the proposed area is a redevelopment area according to the criteria set forth
in Section 5 of P.L. 1992, c. 79... The governing body shall assign the
conduct of the investigation and hearing to the planning board of the
municipality.
(5) After completing its hearing on the matter, the planning board shall
recommend that the delineated area, or any part thereof, be determined, or
not be determined, by the municipal governing body to be a redevelopment
area. After receiving the recommendation of the planning board, the
municipal governing body may adopt a resolution determining that the
delineated area, or any part thereof, is a redevelopment area.
The City of Union City Board of Commissioners in a Resolution, dated October 2,
2018 requested that the City of Union City Planning Board determine whether Block
42, Lot 9 should be classified as a non-condemnation redevelopment area. This
report serves as the "statement setting forth the basis for the investigation" in
accordance with Section 40A:12A-6(b). This report contains three sections. The first
section examines ownership data for the property, existing land use and site
1
conditions. The second section describes the criteria used in making an "area in
need of redevelopment" determination according to N.J.S.A. 40A-12A et. seq. The
third section presents a summary of the findings and concludes with
recommendations relative to such a determination.
2
DEFINITION OF STUDY 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.
3
STUDY AREA INVESTIGATION
In order to determine whether or not conditions exist which would render the subject
area as being in need of redevelopment, a study was conducted by Community
Housing & Planning Associates, Inc., the City's professional planning consultant.
Several research methods were utilized, including a physical inspection of the
property and structures, which was made on November 1, 2018, a review of the
existing land use for the property, review of zoning and planning documents, as well
as a review of the City's tax, police and building records for the area.
Existing Land Use and Survey of Conditions
The study area consists of one tax lot which has an area of 30,249 sq. ft. The site is
developed with a surface parking lot that is owned by the City through the Union
City Parking Authority. A small building is located at the southeastern corner of the
site; the building currently contains a United States Postal Service drop off station.
A physical inspection of the property indicated the following:
1.
The property has approximately 75 ft. of frontage on both 8th Street and 10th
Street. However, the site is irregularly configured with a jog in the middle of
the property that affects the single circulation aisle. The lot is bordered by
commercial, industrial and residential uses.
2.
While the majority of the parking spaces have a 90 degree configuration, four
spaces at the 8th Street entrance to the site are at 45 degrees due to the
location of the post office building.
4
3.
4.
5.
6.
7.
8.
There is no direct pedestrian access to the commercial establishments on
Summit Avenue. Although there are sidewalks along the edges of the parking
lot, pedestrians are required to walk within the lot to gain access to either 8th
Street or 10th Street.
Pavement deterioration was found throughout the site, consisting of cracking
and potholes. The patching of the parking lot creates uneven conditions that
effect both vehicles and pedestrians.
No parking spaces dedicated to the handicapped are provided.
There is a limited amount of lighting within the parking lot which consists of
lights mounted on utility poles.
The parking lot has settled in the vicinity of the catch basin at the central
portion of the lot, which creates drainage issues that affect both vehicles and
pedestrians.
Fencing is provided along only a portion of the property, with the rear wall of
buildings that abut the site used as screening. Parking lots are typically
screened with an opaque fence to protect adjacent residences.
9.
No landscaping is provided to enhance the site or screen adjacent properties.
Zoning Controls
The study area is located in the City's P, Public District which permits the following
principal uses:
1.
Municipal Uses
2. Government Uses
5
3. Schools
4.
Public parks and playgrounds
5.
Age-restrict housing and affordable housing in low or mid-rise apartment
buildings.
6
CRITERIA FOR THE ESTABLISHMENT OF NEED FOR REDEVELOPMENT
A delineated area may be determined to be in need of redevelopment if, in
accordance with N.J.S.A. 40A:12A-5, any of the following conditions exist within the
delineated area:
a.
The generality of buildings are substandard, unsafe, unsanitary, dilapidated
or obsolescent, or possess any of such characteristics, or are so lacking in
light, air or space as to be conducive to unwholesome living or working
conditions;
b.
The discontinuance of the use of buildings previously used for commercial,
manufacturing or industrial purposes; the abandonment of such buildings; or
the same being allowed to fall into so great a state of disrepair as to be
untenantable;
C.
d.
Land that is owned by the municipality, the county, a local housing authority,
redevelopment agency or redevelopment entity, or unimproved vacant land,
which has remained so for a period of ten years prior adoption of the
resolution, and that by reason of its location, remoteness, lack of means of
access to developed sections or portions of the municipality, or topography,
or nature of the soil, is not likely to be developed through the instrumentality
of private capital;
Areas with buildings or improvements which by reason of dilapidation,
obsolescence, overcrowding, faulty arrangement or design, lack of
ventilation, light and sanitary facilities, excessive land coverage, deleterious
7
e.
land uses or obsolete layout, or any combination of these or other factors are
detrimental to the safety, health, morals or welfare of the community;
A growing or total lack of proper utilization of areas caused by the condition
of the title, diverse ownership of the real property therein or other conditions,
resulting in a stagnant or not fully productive condition of land potentially
useful and valuable for contributing to and serving the public health, safety
and welfare;
f.
Areas in excess of five contiguous acres, whereon buildings or improvements
have been destroyed, consumed by fire, demolished or altered by the action
of storm, fire, cyclone, tornado, earthquake or other casualty in such a way
that the aggregate assessed value of the area has been materially
depreciated;
g.
In any municipality in which an enterprise zone has been designated
pursuant to the "New Jersey Urban Enterprise Zones Act," P.L. 1983, с. 303
(C.52:27H-60 et seq.) the execution of the actions prescribed in that act for
the adoption by the municipality and approval by the New Jersey Urban
Enterprise Zone Authority of the zone development plan for the area of the
enterprise zone shall be considered sufficient for the determination that the
area is in need of redevelopment pursuant to sections 5 and 6 of P.L. 1992,
c. 79 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax
exemptions within the enterprise zone district pursuant to the provisions of
P.L.1991, с. 431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and
exemption ordinance pursuant to the provisions of P.L. 1991, с.441
(C.40A:21-1 et seq.). The municipality shall not utilize any other
redevelopment powers within the urban enterprise zone unless the municipal
8
h.
governing body and planning board have also taken the actions and fulfilled
the requirements prescribed in P.L. 1992, c. 79 (C.40A:12A-1 et seq.) for
determining that the area is in need of redevelopment or an area in need of
rehabilitation and the municipal governing body has adopted a
redevelopment plan ordinance including the area of the enterprise zone.
The designation of the delineated area is consistent with smart growth
planning principles adopted pursuant to law or regulation.
Further, Section 3 of the Local Redevelopment and Housing Law, permits the
inclusion of parcels necessary for effective redevelopment by stating that:
A redevelopment area may include land, buildings or improvements which
of themselves are not detrimental to the public health, safety or welfare, but
the inclusion of which is found necessary, with or without change in their
condition, for the effective redevelopment of the area of which they are a
part.
9
EVALUATION OF THE STUDY AREA FOR CONFORMITY WITH THE CRITERIA
FOR DESIGNATION OF A REDEVELOPMENT AREA.
An analysis of the data obtained for this study, indicates that the study area meets
the following criteria established by N.J.S.A 40A:12A-5 for designation of an area in
need of redevelopment:
1.
2.
Criteria d: By reason of dilapidation, faulty arrangement or design,
deleterious land uses, or any combination of these or other factors the
improvements in the study area are detrimental to the safety, health, morals
or welfare of Union City and the surrounding neighborhood. As noted above,
the irregular shape of the site, the lack of direct pedestrian access to Summit
Avenue, lack of lighting and landscaping, the condition of the surface and
drainage all indicate the presence of faulty arrangement or design that
negatively affect the safety, health and welfare of the residents of Union City.
Criteria e: A growing or total lack of proper utilization of areas caused by the
condition of the title, diverse ownership of the real property therein or other
conditions as it relates to the parking lot, results in a stagnant or not fully
productive condition of land potentially useful and valuable for contributing to
and serving the public health, safety and welfare. The conditions noted above
indicate the limitations on the property. The utilization of this site for the
construction of affordable housing would be useful and valuable in
contributing to and serving the needs of the community. Any development
should include the replacement of the existing parking that would continue
service to the residents of the neighborhood.
10
3. Criteria h: The City of Union City is located in the PA-1, Metropolitan
Planning Area of the New Jersey State Development and Redevelopment
Plan; additionally, the City is located within the designated Hudson County
Urban Complex. Smart growth planning principles met by the designation of
the study area as an area in need of redevelopment include: the revitalization
of the State's Cities and Towns by the protection, preservation and
development of valuable human and economic assets and the improvement
of livability and sustainability by investing public resources in accordance with
current plans that are consistent with the provisions of the State Plan;
building on the assets of cities and towns such as their labor force, available
land and buildings, strategic locations and diverse populations; the provision
of affordable housing; the promotion of beneficial economic growth,
development and renewal for all residents of New Jersey; to ensure sound
and integrated planning and implementation statewide and; urban
revitalization through the preparation of plans that promote revitalization,
economic development and infrastructure investments, coordinate
revitalization planning among organizations and governments, support
housing programs and adaptive reuse.
11
CONCLUSION
It is evident from the preceding analysis that the study area can be declared an
"area in need of redevelopment", in accordance with the criteria stated in N.J.S.A.
40A:12A-5 (d), (e) and (h). The study area contains a deteriorated improvement and
an underutilized parking area which could potentially provide valuable and useful
development opportunities for affordable housing. Additionally, the designation of
the area would be consistent with smart growth planning principles as stated in the
State Development and Redevelopment Plan, as well as the City's Master Plan.
Therefore, it is recommended that the City of Union City Planning Board
recommend to the Board of Commissioners that the study area qualifies as a Non-
Condemnation Redevelopment Area and that the power of condemnation shall not
be used in this area.
12
RESOLUTION OF THE CITY OF UNION CITY AUTHORIZING
THE PLANNING BOARD OF THE CITY OF UNION CITY TO
CONDUCT A PRELIMINARY INVESTIGATION AND MAKE A
RECOMMENDATION AS TO WHETHER THE PROPERTY
KNOWN AS 720 8TH STREET, CITY OF UNION CITY, NEW
JERSEY AND IDENTIFIED ON THE TAX MAP OF THE CITY AS
BLOCK 42, LOT 9 CONSTITUTES AN AREA IN NEED OF
REDEVELOPMENT PURSUANT TO THE LOCAL
REDEVELOPMENT AND HOUSING LAW, N.J.S.A. 40A:12A-1 ET
SEQ.
Resolution 2018-R-445
WHEREAS, the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et
seq., as amended and supplemented (the "Redevelopment Law"), provides a process for
municipalities to participate in the redevelopment and improvement of areas in need of
redevelopment; and
WHEREAS, pursuant to the Redevelopment Law, particularly N.J.S.A.
40A:12A-6, no area of a municipality shall be determined a redevelopment area unless
the governing body of the municipality shall, by resolution, authorize the planning board
to undertake a preliminary investigation to determine whether the proposed area is a
redevelopment area in accordance with N.J.S.A. 40A:12A-5; and
WHEREAS, the City of Union City (the "City") wishes to assign the conduct of
the preliminary investigation and hearing(s) to the City of Union City Planning Board
(the "Planning Board") pursuant to the provisions of the Redevelopment Law to
determine whether the property commonly known as 720 8th Street, City of Union City,
New Jersey and identified on the tax map of the City as Block 42, Lot 9 constitutes a
redevelopment area, and more specifically, a Non-Condemnation Redevelopment Area,
in accordance with the Redevelopment Law.
NOW, THEREFORE, BE IT RESOLVED as follows:
Section 1. The Planning Board is hereby authorized and directed to initiate
and undertake a preliminary investigation and hearing(s) to determine whether the
property commonly known as 720 8th Street, City of Union City, New Jersey and
identified on the tax map of the City as Block 42, Lot 9 constitutes a redevelopment area,
and more specifically, a Non-Condemnation Redevelopment Area, in accordance with the
Redevelopment Law.
Section 2. The Planning Board, upon completion of the preliminary
investigation and hearing(s), shall make a recommendation to the Mayor and City
Council in accordance with the Redevelopment Law, particularly N.J.S.A. 40A:12A-6(b),
as to whether the property referenced herein satisfies the criteria as an area in need of
redevelopment.
Section 3.
Any determination that the property referenced herein shall
constitute a redevelopment area in accordance with the Redevelopment Law shall
authorize the City to use all of the powers as set forth in the Redevelopment Law for use
in a redevelopment area other than the use of eminent domain.
Section 4. The City Clerk is hereby authorized and directed to forward this
Resolution to the Planning Board for action consistent herewith.
Section 5. This resolution shall take effect at the time and in the manner
prescribed by law.
I, ERIN KNOEDLER, City Clerk of the City of Union City, in the County of
Hudson, New Jersey, DO HEREBY CERTIFY that the foregoing is a true and correct
copy of a Resolution adopted by the Board of Commissioners of the City of Union City,
Hudson County, New Jersey at a meeting held on October 2, 2018. IN WITNESS
WHEREOF, I, the said City Clerk have hereunto set my hand and affixed the corporate
seal of the City, on this 2nd day of October, 2018
Ehak
Erin Knoedler, City Clerk
Commissioners
Lucio P. Fernandez
Wendy A. Grullon
Celin J. Valdivia
Yea
Nay
X
X
X
Maryury A. Martinetti
Mayor Brian P. Stack
X
X
2
Abstain/Present Absent
0
50
100
150 feet
00
LOCATION OF 8th STREET PARKING LOT STUDY AREA
CITY OF UNION CITY, NEW JERSEY
COMMUNITY HOUSING & PLANNING ASSOCIATES, INC.
94.9'
24.46 24.46 24.46' 24.46' 24.5'
73.5'
24.5' 11'
9
00
18.4 11.6'
46.36'
31.64'
19'5
7
97
2.73'
132.7'
16.27'
182.7'
183.22'
184.78'
12
185.3'
13
185.82'
14
186.34'
15
186.86'
16
187.37'
25'
25'
94.28'
93.81'
90.5'
87.77'
87.64'
103.91'
1
103.79'
C
103.36'
120.13'
119.07'
144.07'
143.53'
24.5'
7.73'
48.43'
25'
25'
25'
25'
25'
25'
25'
25'
100'
40
100
150'
EXEMPTED
PARKING AUTHORITY
UNION CITY
42
6' 24.46' 24.46' 24.46' 24.46' 24.5'
25'
6'
25'
18.96'
197.23'
36
196.93'
35
196.63'
21.63' 25'
25'
125'
70.97'
70.31'
25'
25'
34
125'
33
25'
25'
75
25'
25'
25
125'
27.02 25'
25'
25'
25'
25
3'
7'
LOCATION OF 8th STREET PARKING LOT STUDY AREA
CITY OF UNION CITY, NEW JERSEY
COMMUNITY HOUSING & PLANNING ASSOCIATES, INC.
4/
46 45 44 43 42 41.01
143'
118'
117.47'
116.93'
116.4'
41.02
50.17
65.70'-
*
000
000

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8th Street Non-Condemnation Redevelopment Area Report Document

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Erin Knoedler

City Clerk

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Apr 2, 2026

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Apr 2, 2026

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