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2021 Union City Master Plan ReExamination Report - Adopted May 3, 2021
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Executive Summary
This is a Master Plan Reexamination Report for Union City, New Jersey, as required by the New Jersey Municipal Land Use Law. The report reviews and evaluates the local Master Plan and Development Regulations to determine the need for updates and revisions. It identifies goals and objectives from the 2009 Master Plan, updated in subsequent reports, and assesses changes at the local, county, and state levels related to development issues and planning assumptions. The report then provides recommendations for addressing land use and zoning issues in the City, including updates to the Land Use Element, preparation of a Circulation Element, and consideration of an Economic Development Plan.
The report recommends several changes to the City’s Master Plan and Land Development Ordinance. Key recommendations include eliminating three-family dwellings as a permitted use in R Residential Zones, reducing maximum building height and coverage in those zones, and increasing setback requirements. These changes aim to address concerns related to building massing, parking availability, and preservation of the City's older housing stock. Further recommendations include the adoption of design standards for electric vehicle charging stations and the allowance of electric vehicle charging stations as accessory uses in specified commercial, multiple use, and public zoning districts and redevelopment areas. The document was adopted on May 3, 2021.
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--- Document: 2021 Union City Master Plan ReExamination Report - Adopted May 3, 2021 Document --- CITY OF UNION CITY HUDSON COUNTY MASTER PLAN REEXAMINATION REPORT April 21, 2021 Adopted by the Planning Board on May 3, 2021 Prepared by Heyer, Gruel & Associates Community Planning Consultants 236 Broad Street, Red Bank, NJ 07701 (732) 741-2900 Union City, Hudson County April 2021 Master Plan Reexamination Report - INTRODUCTION Prepared by HGA 1 | P a g e Union City Master Plan Reexamination Report 2021 City of Union City Hudson County, New Jersey April 21, 2021 Adopted by the Planning Board on May 3, 2021 Prepared by Heyer, Gruel & Associates Community Planning Consultants 236 Broad Street, Red Bank, NJ 07701 (732) 741-2900 The original of this report was signed and sealed in accordance with N.J.S.A. 45:14A-12 _______________________________________ Susan S. Gruel, P.P. #1955 ________________________________________ M. McKinley Mertz, A.I.C.P., P.P. #6368 ________________________________________ Lauren M. Purdom, A.I.C.P., P.P. #6462 Union City, Hudson County April 2021 Master Plan Reexamination Report - INTRODUCTION Prepared by HGA 2 | P a g e Contents INTRODUCTION ................................................................................................................................................... 4 PERIODIC REEXAMINATION ............................................................................................................................... 6 SECTION A ........................................................................................................................................................... 7 2009 Goals and Objectives ............................................................................................................................. 7 Goal 1 ........................................................................................................................................................... 7 Goal 2 ........................................................................................................................................................... 7 Goal 3 ........................................................................................................................................................... 7 Goal 4 ........................................................................................................................................................... 7 2019 Goals and Objectives ............................................................................................................................. 8 SECTION B ........................................................................................................................................................... 9 2009 Goals and Objectives ............................................................................................................................. 9 Goal 1 ........................................................................................................................................................... 9 Goal 2 ........................................................................................................................................................... 9 Goal 3 ........................................................................................................................................................... 9 Goal 4 ........................................................................................................................................................... 9 2019 Goals and Objectives ........................................................................................................................... 10 SECTION C ......................................................................................................................................................... 11 Changes at the Local Level ........................................................................................................................... 11 Land Development Ordinance Update ..................................................................................................... 11 Changes at the County and Regional Level ................................................................................................. 11 2017 Hudson County Master Plan ........................................................................................................... 11 2020 Hudson County Hazard Mitigation Plan (HMP) ............................................................................. 11 Changes at the State Level ........................................................................................................................... 12 2019 Zoning Boards .................................................................................................................................. 12 2019 Electric Vehicle Charging Infrastructure ......................................................................................... 12 Local Redevelopment and Housing Law .................................................................................................. 12 COVID Permit Extension Act of 2020 ....................................................................................................... 12 2021 Cannabis Regulations ...................................................................................................................... 13 2021 Climate Change and Vulnerability Assessment ............................................................................. 13 SECTION D ......................................................................................................................................................... 15 Changes to Goals and Objectives ................................................................................................................. 15 Master Plan Recommendations ................................................................................................................... 15 Prepare Amended Land Use Element ...................................................................................................... 15 Prepare Circulation Element ..................................................................................................................... 16 Prepare an Economic Development Plan ................................................................................................ 16 Union City, Hudson County April 2021 Master Plan Reexamination Report - INTRODUCTION Prepared by HGA 3 | P a g e Land Development Ordinance Recommendations ...................................................................................... 17 R Residential Zone Recommendations .................................................................................................... 17 Other Land Development Ordinance Recommendations ....................................................................... 18 SECTION E .......................................................................................................................................................... 19 SECTION F .......................................................................................................................................................... 20 Union City, Hudson County April 2021 Master Plan Reexamination Report - INTRODUCTION Prepared by HGA 4 | P a g e INTRODUCTION This report constitutes a Master Plan Reexamination Report for Union City as defined by the New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-89). The purpose of the Reexamination Report is to review and evaluate the local Master Plan and Development Regulations on a periodic basis in order to determine the need for updates and revisions. The City adopted its last Master Plan in April 2009, and Master Plan Reexamination Reports were prepared and adopted by the City on March 6, 2018 (“2018 Reexamination Report”) and January 22, 2019 (“2019 Reexamination Report”). Subsequent assessment and identification of land use and zoning-related issues have taken place since the 2019 Reexamination Report was adopted. In a continuing effort to ensure the protection and enhancement of the existing residential neighborhoods that characterize the City, it is appropriate to prepare an updated Master Plan Reexamination Report. Section A of this report identifies the goals and objectives that were established in the 2009 Master Plan and updated in 2018, which remained through the 2019 Reexamination Report. Section B and C describe changes that have occurred in the City, the County and the State related to City-specific development issues and general shifts in planning assumptions. Finally, Sections D, E and F discuss recommended actions to be addressed by the City. It is the intent of this Report to consider and provide recommendations concerning land use and zoning issues in the City. Union City, Hudson County April 2021 Master Plan Reexamination Report - INTRODUCTION Prepared by HGA 5 | P a g e Union City, Hudson County April 2021 Master Plan Reexamination Report – PERIODIC REEXAMINATION Prepared by HGA 6 | P a g e PERIODIC REEXAMINATION New Jersey Municipal Land Use Law (N.J.S.A. 40:55D-89) requires the Reexamination Report to contain the following: A. The major problems and objectives relating to land development in the municipality at the time of the adoption of the last reexamination report. B. The extent to which such problems and objectives have been reduced or have increased subsequent to such date. C. The extent to which there have been significant changes in assumptions, policies and objectives forming the basis for the master plan or development regulations as last revised with particular regard to the density and distribution of population and land uses. Housing conditions, circulation, conservation of natural resources, energy conservation, collection, disposition, and recycling of designated recyclable materials, and changes in State, county and municipal policies and objectives. D. The specific changes recommended for the master plan or development regulations, if any, including underlying objectives, policies and standards, or whether a new plan or regulations should be prepared, and E. The recommendations of the Planning Board concerning the incorporation of redevelopment plans adopted pursuant to the “Local Redevelopment and Housing Law,” P.L. 1992, c. 79 (C.40A: 12A-1 et seq.) into the land use plan element of the municipal master plan, and recommended changes, if any, in the local development regulations necessary to effectuate the redevelopment plans of the municipality. F. The recommendations of the Planning Board concerning locations appropriate for the development of public electric vehicle infrastructure, including but not limited to, commercial districts, areas proximate to public transportation and transit facilities and transportation corridors, and public rest stops; and recommended changes, if any, in the local development regulations necessary or appropriate for the development of public electric vehicle infrastructure. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION A Prepared by HGA 7 | P a g e SECTION A Major Problems and Objectives Goals and Objectives within a Master Plan are meant to provide a policy framework for the Plan as well as to guide other activities in the City that have an influence on land development. This framework is not presented in an order of hierarchy; rather all are important to the future growth and development within the City of Union City. 2009 Goals and Objectives The following are the 2009 Goals & Objectives that were deemed valid in 2019 and were carried forward: Goal 1 Provide a balance of land uses, and balanced development patterns, in appropriate locations in order to: • Preserve the character of the community; • Encourage economic development; • Increase park and recreation facilities; • Accommodate community facilities; • Facilitate local and regional circulation; • Protect and preserve the established residential character; • Provide a broad range of housing choices; • Promote and reinforce the City as a desirable residential location and attractive shopping/entertainment/recreation destination; and • Improve the quality of life of the residents of Union City. Goal 2 Capitalize on the City’s proximity to Manhattan, and its ideal location within one of the largest financial, industrial, and cultural metropolises in the World. Goal 3 Improve internal circulation (pedestrian as well as vehicular) and enhance connectivity to the regional transportation network (major roadway systems that are in close proximity, bus, and light rail). Goal 4 Preserve and build open spaces, community facilities and recreational amenities as unique assets of the City. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION A Prepared by HGA 8 | P a g e 2019 Goals and Objectives The 2019 Reexamination Report reevaluated the new goals that were listed in the 2018 Reexamination Report. The following are those goals, which were deemed to continue to be valid and were carried forward. 1. Preserve the established residential character of Union City while simultaneously taking into consideration mechanisms that promote economic growth and development. 2. Advocate for smart growth and planning principles that maintain the established neighborhood scale without exacerbating burdens on infrastructure. 3. Encourage infill development and compact design that efficiently utilizes the City’s land. 4. Promote and provide for housing opportunities that support the needs of the residents, specifically the demand for three-bedroom dwellings units. 5. Provide housing options for a variety of income levels, including low- and moderate-income households. 6. Preserve and enhance the existing business districts of the City, maintaining sufficient retail and commercial uses to meet the needs of the City’s residents. 7. Provide for upper floor residential along the City’s commercial corridors. 8. Continue to upgrade streetscapes with additional lighting and street trees, planted in a variety of local species that will thrive in an urban environment. 9. Continue to pursue and work closely with the regional transportation organizations such as Port Authority and New Jersey Transit to improve the public transit opportunities for Union City residents. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION B Prepared by HGA 9 | P a g e SECTION B The Extent to Which Goals and Objectives Have Been Reduced or Have Increased The following section represents the extent to which problems and objectives in Section A have been reduced or increased. The section identifies which goals and objectives remain valid and are carried forward, and which ones either need updating or are no longer valid due to changing circumstances. 2009 Goals and Objectives The following are the 2009 Goals & Objectives that were deemed valid in 2019 and were carried forward. All four goals remain valid and continue to be carried forward. Goal 1 Provide a balance of land uses, and balanced development patterns, in appropriate locations in order to: • Preserve the character of the community; • Encourage economic development; • Increase park and recreation facilities; • Accommodate community facilities; • Facilitate local and regional circulation; • Protect and preserve the established residential character; • Provide a broad range of housing choices; • Promote and reinforce the City as a desirable residential location and attractive shopping/entertainment/recreation destination; and • Improve the quality of life of the residents of Union City. Goal 2 Capitalize on the City’s proximity to Manhattan, and its ideal location within one of the largest financial, industrial, and cultural metropolises in the World. Goal 3 Improve internal circulation (pedestrian as well as vehicular) and enhance connectivity to the regional transportation network (major roadway systems that are in close proximity, bus, and light rail). Goal 4 Preserve and build open spaces, community facilities and recreational amenities as unique assets of the City. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION B Prepared by HGA 10 | P a g e 2019 Goals and Objectives The following are the goals from the 2019 Reexamination Report, reexamined from the 2018 Reexamination Report. All nine goals remain valid and are carried forward. 1. Preserve the established residential character of Union City while simultaneously taking into consideration mechanisms that promote economic growth and development. 2. Advocate for smart growth and planning principles that maintain the established neighborhood scale without exacerbating burdens on infrastructure. 3. Encourage infill development and compact design that efficiently utilizes the City’s land. 4. Promote and provide for housing opportunities that support the needs of the residents, specifically the demand for three-bedroom dwellings units. 5. Provide housing options for a variety of income levels, including low- and moderate-income households. 6. Preserve and enhance the existing business districts of the City, maintaining sufficient retail and commercial uses to meet the needs of the City’s residents. 7. Provide for upper floor residential along the City’s commercial corridors. 8. Continue to upgrade streetscapes with additional lighting and street trees, planted in a variety of local species that will thrive in an urban environment. 9. Continue to pursue and work closely with the regional transportation organizations such as Port Authority and New Jersey Transit to improve the public transit opportunities for Union City residents. Union City, Hudson County April 2021 Master Plan Reexamination Report – SECTION C Prepared by HGA 11 | P a g e SECTION C Significant Changes in Assumptions Impacting the Master Plan Changes at the Local Level Land Development Ordinance Update On October 8, 2019, the City Council adopted Ordinance No. 2019-16 amending Chapter 223 “Land Development” of the City’s Code. Such ordinance became effective on November 4, 2019. The ordinance update was a comprehensive amendment to the Land Development Ordinance, intended to effectuate the recommendations of the 2019 Master Plan Reexamination Report. Changes at the County and Regional Level 2017 Hudson County Master Plan The 2017 Hudson County Master Plan Reexamination Report was not reviewed in Union City’s 2018 and 2019 Reexamination Reports. The County’s Reexamination Report covered land use, circulation, housing, infrastructure, community facilities, conservation, historic preservation, and economic development. The plan discusses parts of Hudson County such as Union City, in terms of municipal trends and municipal employment projections. Hudson County’s population has recently reversed a six-decade-long decline, showing a 10 percent increase from 1990 to 2010. The County anticipates that population and employment will continue to grow due in large part to significant increases in new development and redevelopment. The Hudson County Master Plan Reexamination Report echoes the same predictions regarding the future of population and employment growth within Union City, and how those increased pressures will highlight the need to facilitate greater regional connectivity in terms of roadway and mass transit improvements. The 2017 Hudson County Master Plan recommends that Union City prepare an Economic Development Plan that addresses the aftermath of natural disasters. 2020 Hudson County Hazard Mitigation Plan (HMP) In accordance with the Disaster Mitigation Act of 2000 (DMA 2000), Hudson County and its municipalities developed the 2008 Hazard Mitigation Plan (HMP) followed by the 2015 and 2020 updates. For communities to remain eligible for hazard mitigation assistance from the federal government, they must maintain an updated HMP. The purpose of the Hudson County HMP is to identify potential natural disaster risks that threaten the County’s communities and residents. The Plan evaluates the risks and identifies planned projects designed to prevent and mitigate the effects of future natural disasters. The Hudson County HMP includes individual plans for each municipality within the County, including Union City. Union City is identified in the Plan as being at risk for high ranked hazards of extreme temperature, severe storms, and severe winter storms. The HMP indicates that no buildings in Union City are located within the Coastal Erosion Hazard Area or exposed to sea level rise of more than one foot (1’) or three feet (3’). The City has no policies related to, or buildings subject to the National Flood Insurance Program. In the 2020 County HMP, the County identified the following vulnerabilities with regard to hazard mitigation challenges in Union City: • 33rd Street is an evacuation route but is not aligned to allow for safe and efficient evacuation. • The roof of both City Hall and the EMS building were damaged by storm events and in need of replacement to protect critical functions. • Emergency generators need to be installed at critical facilities to provide backup power. • An additional emergency services unit vehicle is needed. Union City, Hudson County April 2021 Master Plan Reexamination Report – SECTION C Prepared by HGA 12 | P a g e • The City’s GIS department does not have the ability to track permits by hazards. • 47th Street, 49th Street and Brown Street require street paving and curb replacement to prevent urban flooding issues and damage from snow events. • The City lacks climate change protection information. • The current flood damage prevention ordinance does not include freeboard. Changes at the State Level 2019 Zoning Boards In 2019 the MLUL was amended to allowed for the creation of supplemental zoning boards to address backlogs of applications under certain circumstances. 2019 Electric Vehicle Charging Infrastructure In 2019 the MLUL was amended include provisions for electric vehicle charging stations: • The first component of this amendment involves the preparation, modification, and required contents of a Master Plan (N.J.S.A. 40:55D-28). The components of the Land Use Element (a required Master Plan Element) have been updated to include a provision requiring the Element to show the “existing and proposed location of public electric vehicle charging infrastructure.” • The second component of this amendment involves the requirements of the Master Plan Reexamination Report (N.J.S.A. 40:55D-89). A new required section, Section F, has been added. This new section states the reexamination report shall state “the recommendations of the planning board concerning locations appropriate for the development of public electric vehicle infrastructure…and recommended changes, if any in the local development regulations necessary or appropriate for the development of public electric vehicle infrastructure.” Local Redevelopment and Housing Law On November 6, 2019, the Local Redevelopment and Housing Law was amended to update the requirements of a Redevelopment Plan (N.J.S.A. 40A:12A-7). Paragraph a.8. was added to require a redevelopment plan to include “proposed locations for public electric vehicle charging infrastructure within the project area in a manner that appropriately connects with an essential public charging network.” Additionally, Criterion “b” of the LRHL was expanded to include the discontinuance or abandonment of buildings used for retail, shopping malls and office parks, as well as those buildings which have had significant vacancies for at least two (2) consecutive years. COVID Permit Extension Act of 2020 In March of 2020, the global COVID-19 pandemic impacted the daily life of all Americans. The pandemic will catalyze momentous changes in the way the built environment is conceptualized and designed in the future. As a result of the pandemic, many government workers were furloughed and administrative functions, such as permitting and approval processes, were effectively at a stand-still. On July 1, 2020, Governor Murphy signed the Permit Extension Act of 2020, P.L. 2020, c.53 (“Chapter 53”) into law as a response to some of the processing issues that arose due to the COVID-19 pandemic. The purpose of this law is to provide a relaxation of the requirements for municipal action related to deadlines under the Municipal Land Use Law (MLUL). Chapter 53 effectively extends the terms of all governmental permits, approvals and deadlines, which were due to expire on March 9, 2020 until the at least six months after the end of the public health emergency (the “COVID-19 Extension Period”). The suspension applies to Union City, Hudson County April 2021 Master Plan Reexamination Report – SECTION C Prepared by HGA 13 | P a g e state and local permits and approvals including New Jersey Department of Environmental Protection (DEP) -issued land use approvals, municipal land use approvals, flood hazard permits, water supply permits and certifications, water quality management plan approvals and other environmental approvals. 2021 Cannabis Regulations Assembly Bill 21 / Senate Bill 21 was introduced on November 5, 2020 and adopted by both houses on December 17, 2020 and was signed by the Governor on February 22, 2021. The bill legalizes personal use cannabis for certain adults, subject to state regulation, decriminalizes small amounts of marijuana and hashish possession, and removes marijuana as a Schedule I drug. The bill defines 6 classes of license based on different operational aspects. For municipalities, Section 31 provides an option to adopt Municipal Regulations or Ordinances that permit or prohibit one or more classes of license within the municipality along with regulating time, manner, place, and quantity. Section 40 permits municipalities to levy an optional Cannabis “Transfer Tax and User Tax” that is capped at 1% of wholesale activities and 2% of cultivation, processing, and retail activities. Ordinances that prohibit or otherwise regulate cannabis that predate the Act are not valid, a new Ordinance would need to be adopted within 180 days of passage of the Act. If an Ordinance regulating / prohibiting one or more classes of license is not adopted within 180 days, then any class not prohibited will be deemed permitted in the following locations: • Classes 1, 2, 3, 4, and 6 will be permitted in all Industrial Zones; • Class 5 will be permitted in all Retail / Commercial Zones. After 180 days, if a municipality does not prohibit one or more classes, it must wait 5 years to adopt an ordinance that prohibits cannabis uses. At that time, the Ordinance would be prospective and would not apply to any lawfully existing businesses that open during the 5-year period. Union City is currently in the process of adopting an ordinance prohibiting all classes of licensure but permitting medical alternative treatment centers. 2021 Climate Change and Vulnerability Assessment On February 4, 2021, the Governor signed into law an amendment to N.J.S.A. 40:55D-28, which states the preparation, contents, and modification requirements to Master Plans. The amendment requires that any Land Use Plan Element adopted after February 4, 2021 must include a “Climate Change-Related Hazard Vulnerability Assessment.” The Assessment is mandatory and includes: • Analyze current and future threats to, and vulnerabilities of, the municipality associated with climate change-related natural hazards, including, but not limited to increased temperatures, drought, flooding, hurricanes, and sea-level rise; • Include a build-out analysis of future development in the municipality, and an assessment of the threats and vulnerabilities related to that development; • Identify critical facilities, utilities, roadways, and other infrastructure that is necessary for evacuation purposes and for sustaining quality of life during a natural disaster, to be maintained at all times in an operational state; • Analyze the potential impact of natural hazards on relevant components and elements of the Master Plan; Union City, Hudson County April 2021 Master Plan Reexamination Report – SECTION C Prepared by HGA 14 | P a g e • Provide strategies and design standards that may be implemented to reduce or avoid risks associated with natural hazards; • Include a specific policy statement on the consistency, coordination, and integration of the climate- change related hazard vulnerability assessment with any existing or proposed natural hazard mitigation plan, floodplain management plan, comprehensive emergency management plan, emergency response plan, post-disaster recovery plan, or capital improvement plan; and • Rely on the most recent natural hazard projections and best available science provided by the New Jersey Department of Environmental Protection. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION D Prepared by HGA 15 | P a g e SECTION D Recommended changes for the City’s Master Plan and Land Development Ordinance Changes to Goals and Objectives The goals that were identified in the 2019 Reexamination Report continue to remain valid and are carried forward. The following additional goals are recommended to further Union City’s vision for its future. 1. Maintain the established historical residential densities and encourage the preservation of the City’s older housing stock. 2. Provide for appropriate bulk standards and densities that do not overburden the City’s smaller residential lots. 3. 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 problems. Master Plan Recommendations Prepare Amended Land Use Element It is recommended that an updated and amended Land Use Element be prepared in order to address various concerns that have arisen since 2019. The 2019 Land Development Ordinance update implemented the zoning recommendations from the 2019 Master Plan Reexamination Report. The ordinance update sought to address issues that had emerged with the trend toward increased density on 2,500 square foot lots by modifying building coverage and setback standards to provide more ground-level garage space to accommodate required on-site parking. Parking remains a critical issue in Union City. The City has attempted to provide multi-modal transportation options, including access to the Hudson-Bergen Light Rail, NJ Transit bus service, and less formal jitney operations. However, the current transit options are not robust enough to provide a viable alternative to private automobile trips for many of the City’s residents. With that reality in mind, the provision of adequate parking is an essential part of any new development. The ground floor garage design permitted in the 2019 Land Development and Ordinance update was intended to ensure that a minimum of two parking spaces per unit would be provided on-site for a new three-family dwelling. Despite the best efforts of the 2019 Ordinance, the parking design has not proven to be adequate. The new three-family residences that have been constructed under the new ordinance have demonstrated there are circulation and maneuverability issues that prevent the parking design from functioning as intended. It does not appear that there is a practical way to fit six parking spaces (two spaces per unit) on a 2,500 square foot lot. The City’s infrastructure is limited in its ability to handle the continued densification of its small residential lots. The space needed to house the vehicles that accompany new residents of three-family homes does not exist on-site and there are ever fewer off-site options to handle the overflow. When the tenants of new three-family residences cannot park on-site, their only other option is to turn to street parking. The result is a spillover onto the streets, which already experience significant parking congestion. The additional burden this parking spillover places on the City’s street parking is compounding the already serious parking problem and is creating further issues for residents. The implementation of the new standards has resulted in a significant number of applications for new three-family developments that include the demolition of existing single- and two-family structures. This Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION D Prepared by HGA 16 | P a g e trend towards increasing density on small residential lots has resulted in unintended negative impacts, including building massing and “street walls” which are out of character with the surrounding established neighborhoods. While the City has continued to work toward more pedestrian friendly streetscapes, many of the older neighborhoods have narrow sidewalks. The four-story 0-foot setback “street walls” that are allowed by the standards of the 2019 Ordinance have proven unfavorable and create a constricted atmosphere in these neighborhoods. Not only does the increased redevelopment of these smaller lots create issues with massing, the resulting loss of existing one- and two-family dwellings is a cause for concern for Union City. The loss of these older structures is changing the neighborhoods that the residents consider part of the fabric and history of Union City. There is a desire to maintain these architecturally detailed buildings as they encapsulate the historic neighborhood character that has consistently remained an important feature for the City and its residents. The new three-family dwellings that are maxing out the sites are eliminating these characteristic one- and two-family residences and not replacing them with elements of equal detail. This loss has created negative consequences and is a trend the City wishes to reverse. It is therefore recommended that the City update and amend its Land Use Element to address the issues that have arisen from the implementation of the 2019 Ordinance. The Land Use Element should address the following: • Updates to current goals, objectives, recommendations, and conditions as discussed in this Report; • The trend of increased development of smaller residential lots and the inability to accommodate required off-street parking on such lots; • The 2019 amendment to the MLUL regarding Electric Vehicle Charging Infrastructure; and • The 2021 amendment to the MLUL regarding a Climate Change-Related Hazard Vulnerability Assessment. Prepare Circulation Element Given the ongoing issues associated with traffic, parking and circulation within the City, it is appropriate for the City to develop a Circulation Element. The 2019 recommendation to commission a parking study as discussed in Section B remains valid. The parking study could be included as a component of a Circulation Element or be a standalone document prepared in conjunction with the Element. The City should evaluate specific needs to determine the most appropriate course of action. The Circulation Element should consider the following: • Cut through traffic on residential streets; • Delivery truck traffic; • County transportation corridors; and, • Bus routes. Prepare an Economic Development Plan The 2017 Hudson County Master Plan recommends that Union City prepare an Economic Development Plan that addresses the aftermath of natural disasters. While the City is updating its Land Use Element to include a Climate Vulnerability Assessment that takes into account the impacts of natural disasters, it may be appropriate for the City to consider developing an Economic Development Plan that further addresses Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION D Prepared by HGA 17 | P a g e the economic impacts of such disasters as well as the impacts of other emergencies such as the COVID- 19 pandemic. Land Development Ordinance Recommendations The following proposed actions are updated recommendations designed to align the City’s policies and regulations with the changes in planning issues, circumstances, and assumptions that have been set forth in the previous Sections B and C and as discussed in further detail above in Section D. R Residential Zone Recommendations • To address the concern around the building massing and parking associated with new three-family residential structures in the R Residential Zone, the following recommendations are offered: • Changes to permitted uses: i. Three-family dwellings should be eliminated as a permitted use. • Changes to height: i. The maximum height should be reduced from four (4) stories and 45 feet to three (3) stories and 38 feet to mitigate the towering feeling of the building at the right- of-way as well as in relation to neighboring properties. • Changes to coverage: i. Building coverage and lot coverage should be reduced to 65 percent and 90 percent respectively to help reduce the massing of the structures. ii. The proposed building coverage will continue to allow for a large enough footprint to accommodate three-bedroom units. • Changes to setbacks: i. The front yard setback should be changed to a minimum of 7 feet and a maximum of 10 feet to allow for an open streetscape atmosphere. An applicant will have the option to build to the prevailing setback of the neighborhood or 7-foot minimum, whichever is greater. In no instance, however, can an applicant build closer to the right-of-way than 7 feet. ii. The rear yard setback should be increased to 20 feet to pull the massing of the building away from its neighbors and provide additional pervious space for residents. iii. The proposed setbacks will continue to allow for a large enough footprint to accommodate three-bedroom units. iv. The proposed increased setbacks continue to allow for a fairly large building footprint lot while simultaneously mitigating the negative effects of oversized buildings on smaller lots. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION D Prepared by HGA 18 | P a g e Other Land Development Ordinance Recommendations • Define and establish design standards for electric vehicle charging stations. • Permit electric vehicle charging stations as accessory uses in the C-N Neighborhood Commercial, MU Multiple Use, and P Public zoning districts as well as existing Redevelopment Plan Areas. Union City, Hudson County April 2021 Master Plan Reexamination Report - SECTION E Prepared by HGA 19 | P a g e SECTION E Recommendations of the Planning Board concerning the incorporation of Redevelopment Plans into the Land Use Element of the Master Plan and recommended changes in the local development regulations necessary to effectuate the redevelopment plans of the municipality. • The City should update to the D-BG Bus Garage Redevelopment Plan and evaluate the site to determine if it is suitable to allow municipal uses geared toward the community, including but not limited to community centers, recreation complexes, gallery spaces, athletic complexes. • The City should adopt amendments to the Roosevelt Stadium Redevelopment Plan. • The City should continue to work on preparing and adopting a redevelopment plan for the Manhattan Avenue Redevelopment Area designated an Area in Need of Redevelopment by the Board of Commissioners on November 17, 2015. • The City should evaluate all existing redevelopment plans to determine whether updates or revisions are needed. No new areas are recommended for investigation as redevelopment areas at this time. Union City, Hudson County April 2021 Master Plan Reexamination Report – SECTION F Prepared by HGA 20 | P a g e SECTION F The recommendations of the Planning Board concerning locations appropriate for the development of public electric vehicle infrastructure, including but not limited to, commercial districts, areas proximate to public transportation and transit facilities and transportation corridors, and public rest stops; and recommended changes, if any, in the local development regulations necessary or appropriate for the development of public electric vehicle infrastructure It is recommended the City encourage the installation of public electric vehicle infrastructure on commercial and municipal properties as well as in larger mixed-use developments. The recommendations in Section D include the provisions for electric vehicle charging stations as permitted accessory uses in the C-N Neighborhood Commercial, MU Multiple Use, and P Public zoning districts as well as existing Redevelopment Plan Areas.
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