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Roosevelt Stadium Redevelopment Plan - Introduction

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Executive Summary

The Roosevelt Stadium Redevelopment Plan governs development within the Roosevelt Stadium Redevelopment Area in Union City, Hudson County, New Jersey. Originally adopted in 2004 and amended in 2006, this plan aims to provide a comprehensive framework that supports the existing Union City High School, facilitates new residential and mixed-use development, and enhances the overall community. It outlines specific land use regulations, urban design objectives, and administrative provisions to guide future redevelopment projects within the designated area.

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--- Document: Roosevelt Stadium Redevelopment Plan - Introduction Document ---
 
 
 
 
Roosevelt Stadium 
Redevelopment Plan 
 
The City of Union City 
Hudson County, New Jersey 
 
 
Adopted by the Union City 
Board of Commissioners 
___ 2021 
 
 
 
2021 Amendment prepared by 
 
Heyer, Gruel & Associates 
Community Planning Consultants 
236 Broad Street 
Red Bank, NJ 07701 
732-741-2900 
 
 
 
_____________________________________________ 
M. McKinley Mertz, PP, AICP, LEED Green Associate 
License Number: 33LI00636800 
 
 
 
Adopted 12-06-2004 
Amended 11-14-2006 
Amended ____2021


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Roosevelt Stadium Redevelopment Plan 
City of Union City 
Hudson County 
 
 
 
TABLE OF CONTENTS 
 
I. INTRODUCTION ............................................................................................................... 3 
II. BOUNDARIES .................................................................................................................. 5 
III. REDEVELOPMENT OBJECTIVES ............................................................................... 7 
IV. PROPOSED REDEVELOPMENT ACTIONS ................................................................ 7 
V. GENERAL ADMINISTRATIVE PROVISIONS ............................................................. 7 
VI. GENERAL DESIGN AND LAND USE STANDARDS AND REQUIREMENTS ....... 9 
VII. URBAN DESIGN OBJECTIVES AND REQUIREMENTS ....................................... 10 
VIII. SPECIFIC LAND USE REGULATIONS ................................................................... 15 
IX. AFFORDABLE HOUSING PROVISIONS .................................................................. 21 
X. ACQUISITION PLAN .................................................................................................... 21 
XI. RELOCATION PLAN ................................................................................................... 21 
XII. CIRCULATION PLAN ................................................................................................ 21 
XIII. OTHER PROVISIONS TO MEET STATE AND LOCAL REQUIREMENTS ........ 22 
XIV. PROCEDURE FOR AMENDING THE PLAN.......................................................... 24 
XV. DEFINITIONS .............................................................................................................. 24 
 
 
 
 
 


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Roosevelt Stadium Redevelopment Plan 
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I. INTRODUCTION 
The Roosevelt Stadium Redevelopment Plan (the Plan) will regulate development within the 
Roosevelt Stadium Redevelopment Area (the Area). The Area consists of the entire Block 134, 
as well as all Tax Lots found on Tax Blocks 132 and 133, Tax Lots 12 through 33 on Tax Block 
120, and Block 156 Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 22, 23, 24, 25, 26, 27, 28 and 29 in the City 
of Union City, Hudson County, New Jersey. 
The Area is centrally located from a north / south perspective in the City of Union City but is 
located along the western edge of the City adjacent to the Township of North Bergen. 
The original Roosevelt Stadium Redevelopment Plan was adopted on December 6, 2004. The 
Plan was subsequently amended on November 14, 2006 to include provisions for the Mixed-
Use B Zone. Since the time of the original and amended Plan, a portion of the Redevelopment 
Plan has been realized. The Union City High School opened on September 3, 2009 within the 
School Redevelopment Zone. The new Union City High School replaced the old Emerson High 
School and merged the student bodies of the Emerson and Union Hill High Schools. The High 
School covers 4.5 acres of land and includes a rooftop football field. A structured parking 
garage was constructed on a portion of Block 120 to the support the school. 
The purpose of this Plan is to provide a comprehensive development plan that supports the 
completed high school and its associated uses, as well as facilitates redevelopment opportunities 
for new residential and mixed-use development within the Area. 
According to the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-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 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. 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 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, C398 (C52:18A-196 et al.). 
6. As of the date of the adoption of the resolution finding the area to be in need of 
redevelopment, an inventory of all housing units affordable to low and moderate income 
households, as defined pursuant to section 4 of P.L. 1985 c.222 (C.52:27D-304), that are 


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Hudson County 
 
to be removed as a result of implementation of the redevelopment plan, whether as a 
result of subsidies or market conditions listed by affordability level, number of bedrooms, 
and tenure. 
7. A plan for the provision, through new construction or substantial rehabilitation of one 
comparable, affordable replacement housing unit for each affordable housing unit that 
has been occupied at any time within the last 18 months, that is subject to affordability 
controls and that is identified as to be removed as a result of implementation of the 
redevelopment plan. 
8. Proposed locations for public electric vehicle charging infrastructure within the project 
area in a manner that appropriately connects with an essential public charging network. 
This Redevelopment Plan includes each of these required sections. 
 
 


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II. BOUNDARIES 
 


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Roosevelt Stadium Redevelopment Plan 
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III. REDEVELOPMENT OBJECTIVES 
A. The planning and development of the Redevelopment Area as a site for a new high school 
to serve the City of Union City. 
B. To provide for the orderly redevelopment of the Redevelopment Area so as to be able to 
reasonably accommodate the continued use of the Roosevelt Stadium site for municipal 
stadium and recreational uses in addition to the new high school. 
C. To provide for community service uses within the Redevelopment Area, such as 
Community Health Care and Day Care facilities. 
D. To provide for redevelopment opportunities for new residential and ancillary commercial 
uses within the Redevelopment Area. 
E. To provide the infrastructure improvements and connections necessary for the 
contemplated new development. 
F. To provide site improvements for the beautification of the Redevelopment Area. 
IV. PROPOSED REDEVELOPMENT ACTIONS 
It is proposed to substantially improve and upgrade the Redevelopment Area through a 
combination of redevelopment actions that will provide a uniform and consistent attack on blight 
within the Area. 
A. Acquisition of property within the Area that is deemed necessary for the orderly 
redevelopment of the Area. 
B. The consolidation and re-subdivision of land within the Study Area into suitable parcels 
for development, which may include the closure or vacation of streets and rights-of-way. 
C. The provision of connections to the full range of public infrastructure necessary to 
service and support the new development. 
D. Construction of new structures and complimentary facilities that are consistent with 
providing educational and recreational activities and providing community services to the 
residential community. 
E. Construction of new residential and mixed-use structures which can provide new housing 
opportunities and ancillary commercial facilities to service and aid in the redevelopment 
and stabilization of the surrounding community. 
V. GENERAL ADMINISTRATIVE PROVISIONS 
A. This Redevelopment Plan shall supersede the applicable provisions of the development 
regulations of the City of Union City consistent with 40A: 12A-7 c. Existing engineering 
standards, performance standards, and definitions that do not appear within this Plan shall 
apply. 
B. All development within the Redevelopment Area shall be consistent with the guidelines, 
standards, and requirements of this Plan and the Land Use Plan map. 
C. The regulations and controls in this plan may be implemented, where applicable, by 


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appropriate covenants, or other provisions, or through agreements for land disposition and 
conveyances executed thereto. 
D. Prior to the commencement of any new construction, reconstruction, or rehabilitation of 
any existing structure; a site plan for such shall be submitted by the developer or property 
owner to the Planning Board for review pursuant to State Law and Regulations. Regular 
maintenance and minor repair shall not require Planning Board review. 
E. The provisions of this plan specifying the redevelopment of the project area and the 
requirements and restrictions with respect thereto shall be in effect for a period of thirty 
(30) years from the original date of approval 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. 
F. Site plan review shall be conducted by the Planning Board pursuant to NJSA 40:55D-l et. 
seq. 
G. Any subdivision of lots and parcels of land within the Redevelopment Area shall be in 
accordance with this Plan's requirements. 
H. No deviations may be granted which will result in permitting a use that is not a permitted 
use within this Redevelopment Plan. Any deviation from standards of this Plan that 
results in a “d” variance pursuant to N.J.S.A. 40:55D-70d shall be addressed as an 
amendment to the Plan rather than via variance relief through the City’s Zoning Board of 
Adjustment.  
I. The Planning Board shall have power to grant relief from other bulk and dimensional 
requirements of the Plan to the same extent as the Board may grant relief from bulk 
dimensional requirements pursuant to the Municipal Land Use Law. The Planning Board 
shall consider the comments of the Harrison Redevelopment Agency when evaluating 
relief from the bulk requirements and design standards. 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 requirement set forth in N.J.S.A. 
40:55D-12a.&b. All development must be approved by the Planning Board and shall be 
submitted through the normal site plan and subdivision procedures as identified by 
N.J.S.A. 40:55D, et seq. 
J. Final adoption of this Redevelopment Plan by the Board of Commissioners shall be 
considered an amendment to the City of Union City’s Land Development Regulations 
Ordinance and Zoning Map. Unless otherwise defined in the Plan, terms used in this Plan 
shall have the same meaning as defined in the City’s Land Use and Development 
Regulations Ordinance. 
K. If any word, phrase, clause, section or provision of this Plan shall be found by a court of 
competent jurisdiction to be invalid, illegal or unconstitutional, such word, phrase, clause, 
section or provision shall be deemed severable and the remainder of the ordinance shall 
remain in full force and effect. 
 
 


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VI. GENERAL DESIGN AND LAND USE STANDARDS AND 
REQUIREMENTS 
The following standards and requirements shall apply to all zones: 
A. 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. 
B. Wherever possible and feasible, utility distribution lines and utility service connections 
from such lines to the project area's individual uses should be located underground. Remote 
readers for all utilities, in lieu of external location of the actual metering devices are 
preferred. Developers are required to arrange for connections to public and private utilities. 
C. Chain link fencing shall be prohibited along all street frontages within the Area, except 
during construction. Decorative style fences, such as tubular steel or mild steel, "wrought 
iron", are encouraged. Fencing along street frontages shall not exceed three (3) feet in 
height, except where additional height is appropriate for safety and/or security reasons. 
Wooden board-on-board, picket fences or other types of fences may be permitted where 
visual screening is appropriate, subject to review and approval by the Planning Board. 
Chain link fencing for construction shall be dismantled and removed prior to the issuance 
of a Certificate of Occupancy. 
D. Due consideration shall be given to screening all parts and components of satellite dishes, 
and television and radio antennas from view. Said screening shall be constructed in a 
manner that is pleasing to the eye and consistent with the architecture of the building. In 
all cases, creative placement of said equipment is strongly encouraged in order to 
minimize the need for screening. Satellite dishes and television and radio antennas are 
prohibited from the front yard, front façade and/or front portion of any roof of any 
building. 
E. In all cases, due consideration shall be given to the screening of rooftop mechanical 
equipment. Where feasible, rooftop mechanical equipment shall be screened from view 
from all directions and elevations to minimize the negative aesthetic impact upon the view 
from neighboring residential zones and from street level. Said screening shall be 
constructed in a manner that is pleasing to the eye and consistent with the architecture of 
the building. 
F. All trash receptacles shall be adequately secured and enclosed. 
G. No use or reuse shall be permitted, which produces toxic or noxious fumes, hazardous 
discharges, glare, electromagnetic disturbances, radiation, smoke, cinders, odors, 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. 
 
 


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VII. URBAN DESIGN OBJECTIVES AND REQUIREMENTS 
Deviations from the following requirements will trigger waiver relief from the Planning Board.  
 
A. 
Building Design Objectives and Requirements 
1. All structures within the project 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. 
2. Groups of related buildings shall be designed to present a harmonious appearance in terms 
of architectural style and exterior materials. 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 facade. 
3. The base of all buildings shall meet the pedestrian level in a humane scale and manner. 
The base shall not have a cold or brutal feeling. Parking levels shall be screened and 
designed in compliance with the design standards found in Section VII. C. of this Plan. 
4. Tops of buildings shall be designed to create architectural interest and must be designed 
consistent with the “Building Design Requirements” of this Plan. The intent of these 
requirements is to create buildings that are vibrant and active in their appearance and do 
not read as uniform or continuous slabs along the streetscape. 
5. The windows and glazing of a building are a major element of style that gives character 
to the building. Windows and glazing on ground floor commercial uses should be broad 
and expansive providing views into the store and display areas. Corner building locations 
shall have windows on both street frontages. If security gates are used on any part of the 
building or window, they shall be installed on the interior side of the window, hidden 
from view when closed, and be of the open grate style.  Similarly, windows and doors 
into residential lobby areas should be broad and expansive allowing views to and from 
the adjoining streets. 
6. Building facades shall be articulated in a contemporary manner utilizing materials such as 
masonry, brick, glass curtain walls, composite metal panel systems etc. Walls shall not be 
left blank. Frontages shall have at least one window appropriately proportioned per 
structural bay. Building designs shall include simple highly refined modern designs.  
Buildings may utilize various types of materials and material changes for façade 
articulation, as long as the differentiating materials and details are well thought-out and 
integrated. The intent of this required articulation and modern design approach is to 
create interesting and varied building façades such that the building facades do not read 
as uniform or continuous slabs along the streetscape. 
7. Windows in residential portions of a building shall be arranged in a contemporary 
manner. Use of window divisions such as muntins is discouraged unless used in a 
contemporary manner. Bay windows or other window features may also be incorporated 
into the façade to provide architectural interest and character, provided that their use is in 
a contemporary manner or material. Bays may be designed vertically or horizontally and 
may be angular. Each façade shall present a composition that is well laid out and thought 
provoking. Corner buildings shall have windows on both street frontages. 
8. Balconies should be designed to prevent their use as storage spaces. Contemporary 


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designed railings are to be used at all balconies and terraces. Materials such as glass, 
perforated and non-perforated metals or other contemporary materials are preferred in 
order to screen the view from the street onto the balconies. Materials such as wrought 
iron, aluminum pickets and open railing type designs are discouraged. 
9. EIFS (Exterior Insulating Finishing Systems), artificial stone and artificial brick veneer 
(“Permastone” & “Brickface”) materials may not be used on a street façade within this 
Redevelopment Area. 
10. All mechanical equipment, generators, HVAC equipment and similar equipment shall be 
acoustically buffered such that any noise generated by the equipment shall be within the 
applicable standards as defined by the State of New Jersey. 
11. All electronic communication equipment shall be totally screened from view. This shall be 
achieved through creative design in order to disguise the equipment within the basic 
architecture of the building, such that it does not negatively impact the appearance of the 
building. Said screening shall be constructed in a manner that is consistent with the 
architecture of the building, and shall utilize the same materials used in the construction of 
the building, such that the screening appears to be an integral part of the building design. 
The screening shall not impair the functioning of the equipment. Said equipment shall be 
located so as to minimize or eliminate the need for screening. 
12. All mechanical equipment shall be screened from view, both from the street and existing 
or planned neighboring buildings. Said screening shall be constructed in a manner that is 
consistent with the architecture of the building and shall utilize the same materials used in 
the construction of the building, such that the screening appears to be an integral part of 
the building. The screening shall not impair the functioning of the equipment. Interior 
locations must be utilized where mechanically possible. 
13. Wherever possible, ventilation equipment required for commercial uses shall be vented 
through the roof of the building. All such equipment ventilated through the roof shall be 
screened in compliance with paragraph 11 above. The necessary incorporation of 
ventilation grillwork within the storefront façade system shall be limited to the greatest 
extent possible. Such grillwork shall be architecturally incorporated within the storefront 
design so as to compliment and add to the overall aesthetic effect of the commercial 
façade. Exposed ventilation pipes and risers are prohibited. 
14. Fixtures utilized in mixed-use and residential development shall be WaterSense labeled.  
15. This Plan encourages the pursuit of LEED Silver Certification or at least utilizing the 
equivalent of LEED standards and guidelines absent Certification. 
B. 
Landscaping and Lighting Objectives and Requirements 
1. Landscaping shall be required for any part of any parcel not used for buildings, off-street 
parking, sidewalk area or other similar purposes. 
2. Surface parking lots for five (5) or more vehicles shall provide planting areas along any 
street line and along all property lines except in those instances where a building 
intervenes or where the proposed planting may interfere with sight triangles. The 
landscaping in said planting areas shall consist of evergreen material, flowering trees 
and shrubs and shade trees that are planted on a center that is consistent with the mature 
spread of the species planted in order to provide screening and buffer areas for the 


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Hudson County 
 
parking. 
3. Within surface parking areas, a minimum of one tree shall be planted for every 10 
parking spaces. These trees may be interspersed throughout the parking area or located in 
the planting areas around the perimeter of the parking area, and designed so that the 
landscaping is dispersed around the parking area in an aesthetically pleasing manner. 
4. 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 planting schedule shall be provided by the developer as part of the Site 
Plan Application. Any landscaping that dies within one (1) year of planting shall be 
replaced. 
5. Trees shall be planted along curb lines of streets at a maximum of 40 feet on center to 
further enhance the aesthetic quality of the pedestrian environment in the redevelopment 
area. 
6. Lighting within each site shall be sufficient to illuminate all areas. However, since there 
are residential uses in and around the Area, care should be taken not to “over illuminate” 
the area. All lighting sources must be adequately shielded to avoid any glare. 
7. Pedestrian scale decorative lighting, both along the street right of way and on-site, is 
encouraged. Taller “cobra heading” lighting extending over the street carriage way may 
also be incorporated into the lighting plan for the streetscape. If possible, it is encouraged 
that the lighting standard/pole for the “cobra head” lighting be of a similar style and color 
as the decorative lighting. 
C. 
Circulation and Off-street Parking Objectives and Requirements 
1. The parking structure shall be designed to reduce headlight and interior lighting glare by 
the provision of opaque screening for head lights and/or placement of interior garage 
lighting to be directed into the structure and/or mounted on the interior side of columns. 
Light fixture detail and location shall be included within the garage floor plan at the time 
of site plan application. 
2. The façade of the parking levels shall be designed so as to have an attractive, finished 
appearance compatible with that of the upper levels of the building. Each façade shall be 
treated as being of equal importance in terms of material selection and architectural 
design. Materials shall remain the same on all sides. 
3. To the extent feasible, parking garages should be designed/screened to appear as a retail 
store frontage, especially any garages with frontage on John F. Kennedy Boulevard. 
4. Any openings in the garage facade must be screened with glass, decorative metal grills 
and/or perforated metal panels to disguise and screen the parking within. 
5. Open horizontal bands along the façade of any parking structure are prohibited. 
6. Blank walls on any facade are prohibited. 
7. Automobile parking spaces must be a minimum of 8.5 feet wide by 18 feet deep. 
However, up to thirty (30%) percent of the provided parking spaces may be compact 
spaces. Compact spaces shall be a minimum of 7.5 feet wide by 15 feet deep. The 
placement of a curb-stop up to two (2) feet within the required parking space depth is 


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permitted, provided that there is adequate area for an automobile occupying the parking. 
space to over-hang the said curb-stop a like distance without infringing on required 
landscaping or pedestrian areas. 
8. Access aisles shall be located directly behind each parking stall. However, up to thirty 
(30%) percent of the provided parking spaces may be tandem parking spaces, not directly 
adjoining an access aisle. If tandem parking is to be provided, a parking management 
plan shall be provided to the planning board at the time of site plan application. 
9. Off-street parking shall be coordinated with the public street system serving the project 
area in order to avoid conflicts with vehicular traffic and/or obstruction to pedestrian 
walkways and thoroughfares. 
10. All required parking for development projects within the Redevelopment Area shall be 
provided off-street. The off-street parking may be provided at grade, in separate parking 
structure, or in a parking garage under a building. The parking may be on the same lot as 
the principal use, or on a separate lot within the Redevelopment Area. 
11. The installment of/planning for electric vehicle charging infrastructure is encouraged for 
all new developments with the Area at a ratio of 2% of the overall parking requirement. It 
is recommended the Board of Education consider opportunities for such infrastructure in 
association with the school facilities. 
12. Sidewalk areas must be provided and shall be properly sized for the safe and convenient 
movement of pedestrians through and around the Area, taking into consideration the 
residential character of the adjoining area and the projects location along Kennedy 
Boulevard. 
13. Sidewalk areas shall be attractively landscaped and durably paved in conformance with 
Municipal standards and shall be provided with adequate lighting. Decorative paving 
materials and pedestrian scale lighting is encouraged. 
14. Required aisle width shall be as follows: 
Parking Angle 
Aisle Width 
90 ° 
22 feet 
75 ° 
20 feet 
60 ° 
16 feet 
45 ° 
14 feet 
30 ° 
12 feet 
Aisle widths for compact car spaces may be reduced proportionately based upon 
accepted traffic engineering standards and site plan approval by the Planning Board. 
 
 


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15. This Plan encourages Electric Vehicle Charging (EVC) stations. Multi-family 
development that results in five (5) units or more or commercial/retail space that results in 
five thousand (5,000) gross square feet or more is encouraged but not required to provide 
EVC stations for five (5%) percent of its parking requirement. Such developments that do 
not include EVC stations are encouraged to provide the necessary conduit to allow for 
future conversions.   


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VIII. SPECIFIC LAND USE REGULATIONS 
Deviations from the following bulk regulations will trigger ‘c’ variance relief  
 


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A. 
School Redevelopment Zone – The following regulations shall apply to all new 
construction on Blocks 133 and 134, as well as any portions of the adjoining rights of 
way to be incorporated into the development area. 
1. 
Permitted Principal Uses and Structures: 
a. 
Public Schools. 
b. 
Municipal Stadiums and Recreation Facilities. 
c. 
Child Care Centers. 
d. 
Community Health Care Facilities. 
e. 
Governmental Uses and Services. 
2. 
Permitted Accessory Uses and Structures: 
a. 
Off-street parking; which may be located on the same lot or on another lot(s) 
within the Redevelopment Area. 
b. 
Off-street loading areas. 
c. 
Fences and walls. 
d. 
Other structures and uses customarily associated with and subordinate and 
incidental to public schools and municipal stadiums and recreation facilities; 
including, but not limited to: cafeterias, gymnasiums, swimming pools, 
auditoriums, meeting rooms and other similar facilities. 
3. 
Maximum Height: 
a. 
School Buildings – 5 stories, 70 feet. 
b. 
Municipal Stadiums and Recreation Facilities – 60 feet. 
(Stadium lighting is exempt from this height restriction.) 
c. 
Other Permitted Uses and Structures – 4 stories, 45 feet 
d. 
Parking Structures – 6 levels, 60 feet. 
 
4. 
Maximum Coverage: 
a. 
Permitted Principal Buildings may occupy up to one hundred (100%) percent of 
any development site. 
b. 
Parking Structures may occupy up to one hundred (100%) percent of any 
development site. 
5. 
Minimum Yard Requirements: 
a. 
Principal Permitted Structures & Uses and Parking Structures – None. 
b. 
Accessory Structures – None 
 
6. 
Lot Size and Configuration Requirements: None 
7. 
Parking Requirements: A minimum of 180 parking spaces shall be provided for the use 
of the new high school, municipal stadium / recreation facilities, child care center, 
community health care center and any of their component parts or accessory uses. 


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B. 
Mixed-Use Zone A – The following regulations shall apply to all new construction 
within the Mixed-Use Zone A as indicated on the Land Use Plan on page 14. The 
regulations found herein shall not apply to pre-existing buildings within the 
Redevelopment Area. Provided however, that no such pre-existing building shall be 
expanded except in conformance with this Redevelopment Plan. 
1. 
Permitted Principal Uses and Structures: 
a. 
1 & 2 Family Homes. 
b. 
Medium-rise Residential Buildings. 
c. 
High-rise Residential Buildings (only when constructed with transferred 
development rights, see paragraph 9. below.) 
d. 
Governmental Uses and Services. 
e. 
Full-service restaurants, restricted to lots 30 & 31 on Block 120. 
2. 
Permitted Accessory Uses and Structures: 
a. 
Off-street parking, including multi-level parking structures and private garages. 
b. 
Commercial uses, such as retail sales of goods and services, restaurants and 
offices, restricted to the ground floor of Medium-rise Residential Buildings and 
multi-level parking structures. 
c. 
Off-street loading areas. 
d. 
Fences and walls. 
e. 
Decks and patios. 
f. 
Other structures and uses customarily associated with and subordinate and 
incidental to a mid-rise residential development; including, but not limited to: 
meeting rooms, laundry rooms, recreational areas and other similar facilities. 
3. 
Maximum Height: 
a. 
1 & 2 Family Homes – 3 stories, 40 feet. 
b. 
Medium Rise Residential Buildings – 
 Block 120: 
14 stories, but not more than 150 feet, inclusive of ground 
floor commercial uses and parking levels. 
 Block 132: 
12 stories, but not more than 125 feet, inclusive of ground 
floor commercial uses and parking levels. 
c. 
Parking Structures – 6 levels, 60 feet. 
4. 
Maximum Density: 
a. 
1 & 2 Family Homes – N. A. 
b. 
Medium Rise Residential Buildings – 
 Block 120: 
1 unit for every 200 square feet of lot area. 
 Block 132: 
1 unit for every 400 square feet of lot area. 
5. 
Maximum Coverage: 
a. 
1 & 2 Family Homes – Sixty (60%) 
b. 
Medium Rise Residential Buildings – as regulated by the setback requirements. 
c. 
Parking Structures may occupy up to one hundred (100%) percent of any 
development site. 


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6. 
Minimum Yard Requirements: 
a. 
1 & 2 Family Homes: 
 Front – 5 feet 
 Rear – 25 feet 
 Side – 3 feet and 2 feet 
b. 
Medium Rise Residential Buildings: 
 Front – 5 feet 
 Rear – 25 feet, measured at the first residential level. 
 Side – Zero, when attached to a parking structure or another building built on 
the property line with no side windows; or 5 feet in all other instances. See 
also Paragraph e. below for additional step back provisions. 
c. 
Parking Structures: whether free-standing or under residential buildings 
 None 
d. 
Accessory Structures – Fences and walls and accessory buildings of one (1) story 
or less, may be built at the property line. 
e. 
Medium Rise Step Back Provisions: At the top of the fourth level (+/- 40 feet), or 
at the top of an integrated parking deck, whichever is less, the building shall step 
back a distance of five (5) feet from all street lines. The building shall also step 
back from any side lot lines a distance sufficient such that all floors above the step 
back level are at least ten (10) feet from any side line. At the top of the 10th floor, 
approximately 100 feet above street level, the building shall step back a minimum 
of an additional five (5) feet from all street lines and side lot lines. 
7. 
Minimum Lot Size and Configuration Requirements: 
a. 
1 & 2 Family Homes: 
 2,500 square feet / 25 feet wide by 100 feet deep. 
b. 
Medium Rise Residential Buildings: 
 10,000 square feet / 100 feet wide by 100 feet deep. 
c. 
Other Principal Permitted Structures & Uses and Parking Structures: 
 None 
8. 
Parking Requirements: 
a. 
1 & 2 Family Homes – 1 space per unit. 
b. 
Medium Rise Residential Buildings – 1 space per unit. 
c. 
Governmental Uses and Services – None. 
9. 
Exception and Bonus Provisions: 
a. 
Air Rights: Notwithstanding the above requirements, a medium rise residential 
structure may be constructed in the air rights above a parking garage whose 
principal purpose is to provide off-street parking for uses located in the School 
Redevelopment Zone of this Plan. The medium rise residential building may be 
constructed to a height of ten (10) residential stories over the height of the parking 
structure. Other than the height requirement, all bulk and density requirements 
shall continue to be applied. 


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Hudson County 
 
 
b. 
Transfer of Development Rights: When a property, or properties, is developed 
with a parking structure whose principal purpose is to provide off-street parking 
for uses located in the School Redevelopment Zone of this Plan, then the 
permitted density (i.e. dwelling units) otherwise available to this property may be 
transferred to another property or properties within this Redevelopment Area. 
The height requirements found in section VIII.B.3.b. shall not apply to a 
residential building constructed on the property or properties receiving the 
transferred density. The maximum height of a residential building constructed 
with transferred density shall be 22 stories inclusive of ground floor commercial 
uses and parking levels. In addition, at the top of the 15th floor, approximately 
150 feet above street level, the building shall step back a minimum of an 
additional five (5) feet from all street lines and side lot lines. 
 
C. 
Mixed-Use Zone B – The following regulations shall apply to all new construction within the 
Mixed-Use Zone B as indicated on the Land Use Plan as found on page 14 of this Plan and 
identified as Block 156 Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 22, 23,24, 25, 26, 27, 28 and 29. The 
regulations found herein shall not apply to pre-existing buildings within the Redevelopment 
Area. Provided however, that no such pre-existing building shall be expanded except in 
conformance with this Redevelopment Plan. The purpose of this Zone B is to provide for 
mixed-use development that supports the local neighborhood by providing small-scale 
commercial/retail uses that are geared toward both the existing residential neighborhood as 
well as any new residential units created as a result of this Redevelopment Plan. It is also the 
intent that Lots 2, 3, 24, 25, 26, 27, 28, and 29 be developed as a single entity. 
1. 
Permitted Principal Uses and Structures: 
a. 
Mixed-Use Buildings with commercial/retail and/or structured parking on the ground 
level and apartments on the upper floors are permitted on all lots in Zone B. Permitted 
ground floor commercial/retail uses shall be pursuant to the permitted ground floor 
uses of the C-N Neighborhood Commercial District.  
b. 
Two-family development is permitted on Lots 4, 5, 6, 7, 8, 9, 10, 22 and 23. 
2. 
Permitted Accessory Uses and Structures: 
a. 
Off-street loading areas 
b. 
Fences and walls 
c. 
Electric Vehicle Charging Stations 
d. 
Off-street parking areas 
e. 
Other uses customarily associated with and subordinate and incidental to the 
principal use, including but not limited to: laundry rooms, fitness rooms for 
residential tenants, rooftop amenity space, and other similar amenities/facilities. 
3. 
Maximum Height: 
a. 
Mixed-Use Buildings: 6 stories / 72 feet, not including any mechanical equipment or 
elevator/stair bulkheads 
b. 
Two-Family Residential: 3 stories / 38 feet 


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Roosevelt Stadium Redevelopment Plan 
City of Union City 
Hudson County 
 
 
4. 
Permitted Unit Size: 
a. 
Minimum Residential Unit size shall be: 
 One Bedroom: 800 square feet 
 Two Bedroom: 1,200 square feet 
 Three Bedroom: 1,500 square feet 
5. 
Maximum Coverage: 
a. 
Mixed-use Buildings:   
 Maximum Building Coverage: 85% 
 Maximum Lot Coverage: 100% 
b. 
Two-Family Residential: 
 Pursuant to the R Residential Zone for two-family development 
6. 
Minimum Yard Requirements: 
a. 
Mixed-Use Building Setbacks from Property Line: 
 Minimum setback along John F. Kennedy Boulevard frontage: 8 
feet  
 Minimum setback along 28th Street frontage: 5 feet 
 Minimum building setback from property line adjacent to 
residential use: 10 feet 
 Minimum access stair setback: 5 feet 
b. 
Two-Family Residential: 
 Pursuant to the R Residential Zone for two-family development 
7. 
Minimum Lot Size and Configuration Requirements: 
a. 
Mixed-Use Buildings:   
 Minimum Lot Area: 3,500 square feet 
 Minimum Lot Width: 35 feet 
 Minimum Lot Depth: 100 feet 
b. 
Two-Family Residential:  
 Pursuant to the R Residential Zone for two-family development 
8. 
Minimum Parking Requirements: 
a. 
Residential: 
 Studio/One-Bedroom: 1.8 spaces per unit 
 Two/Three-Bedroom: 2.0 spaces per unit 
b. 
Ground Floor Commercial: 1.0 space per 300 square feet of gross floor area 
c. 
Parking entrances are not permitted from John F. Kennedy Boulevard.  


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Roosevelt Stadium Redevelopment Plan 
City of Union City 
Hudson County 
 
 
9. 
Affordable Housing Requirements: 
a. 
All Mixed-Use Development that produces five (5) or more units shall provide for a 
10% affordable, non-age-restricted set-aside. Calculations that result in a fraction of 
0.5 or greater shall be rounded up. See Section IX of this Redevelopment for 
provisions regarding all affordable units. 
b. 
Two-Family Residential development is exempt from this provision. 
IX. AFFORDABLE HOUSING PROVISIONS 
All affordable housing units created as a result of this Plan shall comply with the Uniform Housing 
Affordability Controls (UHAC), N.J.A.C. 5:80-26.1 et. seq. or any successor legislation, with the 
exception that in lieu of 10% of affordable units in rental projects being required to be affordable 
households earning at or below 35% of the regional median household income, a minimum of 13% of 
affordable units in such projects within each bedroom size is required to be affordable to households 
earning at or below 30% of the regional median household income. The proposed affordable units will 
comply with UHAC regulations, the Fair Housing Act, applicable COAH regulations, the City of 
Union City affordable housing ordinance, and all other applicable laws.  
X. ACQUISITION PLAN 
In order to construct the new high school and its associated uses (i.e. parking garage), it was 
necessary for the City to acquire several parcels. The previous Redevelopment Plan identified 
the following parcels to be acquired: Block 120, Lots 12, 13, 20, 21, 23, 24, 25, 26, and 33; 
Block 133 Lots 1, 2, & 3; and Block 134 Plot 1. The properties needed to construct the school 
and its associated uses were acquired. At this time, Block 120, Lots 12, 13, and 20 remain on 
the list of potential acquisitions, but there is no imminent plan to acquire them. 
XI. RELOCATION PLAN 
Properties acquired for construction of the High School have been relocated. One active 
business, an auto repair business on Block 120, Lots 12 & 13, may be acquired. In the event the 
parcels are acquired, a Workable Relocation Action Plan (WRAP) will be prepared per the 
statutory requirements.  
XII. CIRCULATION PLAN 
During the construction of the new high school, Kerrigan Avenue north of 24th Street was 
vacated and consolidated with Blocks 133 and 134.  
Access to accessory parking areas and loading areas will be coordinated with the local street 
system and located so as to minimize any conflicts with through traffic. New sidewalks will be 
constructed as part of redevelopment projects undertaken in the Area, which will improve 
pedestrian circulation in the Area. 
 
 


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Roosevelt Stadium Redevelopment Plan 
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Hudson County 
 
XIII. OTHER PROVISIONS TO MEET STATE AND LOCAL 
REQUIREMENTS 
In accordance with NJSA 40A:12A-l et seq., Chapter 79, Laws of New Jersey 1992, known as 
"The Local Redevelopment and Housing Law", the following statements are made: 
A. 
The Plan herein has delineated a definite relationship to local objectives as to 
appropriate land uses, density of population, and improved traffic and public 
transportation, public utilities, recreation and community facilities and other public 
improvements. 
B. 
The Plan has laid out various strategies in order to carry out the objectives of this plan. 
C. 
The Plan has given proposed land uses and building requirements for the redevelopment 
area. 
D. 
The Acquisition Plan (Section X), which is a part of this Plans indicates all property to 
be acquired as a result of this Plan. 
E. 
The Plan is in general compliance with the Master Plan and Zone Plan of the City of 
Union City. The most recent comprehensive Master Plan was adopted in 2009, with a 
Reexamination Report adopted on March 6, 2018, a second Reexamination Report 
adopted on January 22, 2019, and a third Reexamination Report adopted May 3, 2021. 
Additionally, a new Land Use Element was adopted on May 3, 2021. The Land Use 
Element incorporates the goals and objectives of the Master Plan Reexamination 
Reports.  
The Reexamination Report lists the following relevant goals and objectives:  
 Preserve the established residential character of Union City while simultaneously 
taking into consideration mechanisms that promote economic growth and 
development. 
 Encourage infill development and compact design that efficiently utilizes that 
City’s lands. 
 Continue to upgrade streetscapes with additional lighting and street trees, planted 
in a variety of local species that will thrive in an urban environment. 
 Provide housing options for a variety of income levels, including low- and 
moderate-income households. 
 Provide for appropriate bulk standards and densities that do not overburden the 
City’s smaller residential lots. 
 Ensure that future development can meet parking demands and requirements on-
site so that future development does not result in parking overflow onto the 
City’s streets, thereby further compounding the City’s parking problem.  
The 2018 and 2019 Reexamination Reports also recommend the City evaluate all of its 
existing redevelopment plans to determine whether updates or revisions are needed. This 
amendment Plan fulfills that recommendation. 
The Land Use Map within the Land Use Element identifies the areas surrounding the 


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Roosevelt Stadium Redevelopment Plan 
City of Union City 
Hudson County 
 
Redevelopment Area as a mix of residential and commercial. Redeveloping the area for 
mixed-use development and ancillary community and recreational facilities is consistent 
with the primarily residential character of the area and will enhance the intent of the 
zone plan in that the proposed facilities are intended to primarily serve the residential 
community. 
The Redevelopment Area is contiguous with the Township of North Bergen. The North 
Bergen Master Plan Reexamination Report was adopted in 2009 and lists the following 
relevant goals and objectives: 
 To promote maintenance and rehabilitation of residential and nonresidential 
neighborhoods. 
 To provide a variety of housing types, densities, and a balanced housing supply 
in appropriate locations to serve the Township and region. 
 To preserve and enhance the Township’s commercial areas by: defining their 
function role in the community, enhancing the quality of life within the 
commercial corridors through appropriate mixture of activities; and encouraging 
the assemblage of small properties to foster an efficient and attractive design. 
The Master Plan of the County of Hudson was last adopted in 2017. The County Master 
Plan lists the following relevant goals and objectives: 
 Maintain and improve areas that provide centers for employment, education, 
entertainment facilities, services, shopping and other resources. 
 Preserve and enhance existing neighborhood character. 
 Promote the development of walkable communities fully linked and integrated 
with the pedestrian transportation grid. 
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 quality of life. This Plan is specifically 
consistent with the goals of the State Plan in terms of its intent to revitalize urban areas. 
F. 
This Redevelopment Plan shall supersede all provisions of the City of Union City 
Zoning Ordinance that are specifically addressed herein. 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 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 Roosevelt Stadium 
Redevelopment Area, and all underlying zoning will be voided. 
 
 
 


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Roosevelt Stadium Redevelopment Plan 
City of Union City 
Hudson County 
 
XIV. PROCEDURE FOR AMENDING THE PLAN 
A. 
This Plan may be amended from time to time upon compliance with the requirements of 
law. 
B. 
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 Board of Commissioners in 
conformance with NJSA 40A:12A-7 
XV. 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. 
Community Health Care Facility – a health care facility which is located within or adjacent to 
a public school and whose primary purpose is to serve the needs of students and families in the 
surrounding community. 
Full-service Restaurant – A restaurant which is designed for and whose primary function and 
operation is the preparation and service by employees of meals to a customer or customers seated 
at a table, and at which table the meal is consumed. A full-service restaurant operates without 
substantial carry-out or delivery service; and with no drive-thru, drive-in or service at vehicles; 
and without service at counters or bars, except for the service of food at a bar only if the 
restaurant is also licensed to serve alcoholic beverages. 
High-rise Residential Building – A residential structure, including multiple towers of more than 
10 residential stories and containing multiple dwelling units, which may be located above 
structured parking and/or ground floor commercial uses. 
Mixed-use Building – A residential structure of not more than 6 total stories and containing 
multiple dwelling units, which shall be located above structured parking and/or ground floor 
commercial uses. 
Medium-rise Residential Building – A residential structure of not more than 14 total stories, 
pursuant to the standards of the Mixed-Use Zone A and containing multiple dwelling units, 
which may be located above structured parking and/or ground floor commercial uses.