draft amended romerovski redevelopment plancontent.rpgov.net/planning_board/amended... · 12/4/2008...

Draft

Amended Romerovski Redevelopment Plan

Borough of Roselle Park, Union County

Prepared for: Borough of Roselle Park

Second Amended Plan Introduced December 4, 2008

Original plan prepared by Heyer, Gruel and Associates and adopted on March 1, 2007 First Amended Plan adopted on February 20, 2008

The original of this report was signed and sealed in accordance with N.J.S.A. 45:14A-12.

__________________________________________________________________________ Janice E. Talley, P.P. #5059

Acknowledgements

Borough Council

Mayor Joseph DeIorio Larry Dinardo, 1st Ward Councilman

Rick Matarante, 2nd Ward Councilman Larissa Chen Horning, 3rd Ward Councilman

Modesto Miranda, 4th Ward Councilman Michael Yakubov, 5th Ward Councilman

Ricky Badillo, Councilman at Large

Planning Board

Joel Reed - Chairman Phil Vellucci - Vice Chairman

Mayor Joseph DeIorio Carl Pluchino

Giuseppe Barberio - Secretary John Stephen - Alternate I

John Velazquez - Alternate II Debbie Buli - Clerk

Michael Tripodi, Attorney

Consultant Janice E. Talley, P.P., AICP, H2M Associates, Inc.



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Table of Contents Introduction ................................................................................................................................. 1

Statutory Requirements .............................................................................................................. 2

Romerovski Site - Location, Area and Description ..................................................................... 3

Site History and Planning Background of the Romerovski Site ................................................ 5

Existing Conditions ........................................................................................................................ 7

Block 213, Lot 1: ....................................................................................................................... 8

Primary Buildings .................................................................................................................... 8

Parking Areas ........................................................................................................................ 8

Loading Areas ....................................................................................................................... 8

Circulation ............................................................................................................................. 8

Block 314, Lot 1: ....................................................................................................................... 9

Primary Buildings ................................................................................................................. 9

Parking Areas ........................................................................................................................ 9

Loading Areas ....................................................................................................................... 9

Circulation ............................................................................................................................. 9

Public Outreach ......................................................................................................................... 10

Vision ............................................................................................................................................ 11

Goals and Objectives of the Plan ......................................................................................... 11

Land Use Plan ............................................................................................................................. 12

Relationship of Plan to the Master Plan and Land Development Regulations ........... 14

General Land Use Standards ................................................................................................ 15

Specific Land Use Standards ................................................................................................. 16

Block 314 ............................................................................................................................. 16

Block 213 (New Construction) .............................................................................................. 17

Block 213 (Rehabilitation, Retrofit or Historical Restoration of the former Marconi Wireless Site) ....................................................................................................................................... 17

Site Plan Requirements: ........................................................................................................... 18

Parking Standards .................................................................................................................. 18



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Parking Ratios ....................................................................................................................... 18

Architectural Design Standards ............................................................................................ 18

Massing ................................................................................................................................. 18

Entries ................................................................................................................................... 19

Materials ............................................................................................................................... 19

Signage ................................................................................................................................ 19

Streetscape Standards ........................................................................................................... 19

Other Standards ..................................................................................................................... 20

Residential Amenities: .......................................................................................................... 20

Green Building: .................................................................................................................. 20

Redevelopment Powers of the Plan ....................................................................................... 21

Properties to be Acquired ................................................................................................ 21

Relationship to the Borough's Land Development Regulations .................................. 22

Role of the Borough of Roselle Park Planning Board .................................................... 22

Redeveloper Agreements ............................................................................................................. 23

Off-tract Improvements and Redeveloper Responsibility ................................................... 24

Administrative and Procedural Requirements ...................................................................... 24

Amending the Redevelopment Plan ................................................................................. 24

Duration of Plan .................................................................................................................... 24

Borough Expenses ................................................................................................................. 24

Relationship to Other Plans ...................................................................................................... 25

Contiguous Municipalities .................................................................................................... 25

County of Union ..................................................................................................................... 25

State Development and Redevelopment Plan .................................................................. 25



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Introduction

The Borough Council of the Borough of Roselle Park in a resolution dated April 20, 2006 authorized the Planning Board to conduct a preliminary investigation to determine if the Study Area (Romerovski Site) is a Redevelopment Area according to the criteria set forth in N.J.S.A. 40A:12A-5 and to conduct a hearing in accordance with N.J.S.A. 40A:12A-6. Subsequently, an analysis of the Study Area’s existing Land Use, physical characteristics and accessibility was conducted and published in a report/study called the Romerovski Site Redevelopment Study.

The Romerovski Site Redevelopment Study determined that the study area satisfied the criteria established by section 5 of the Local Redevelopment & Housing Law, (“LRHL”) as a Redevelopment Area. The Planning Board then completed a hearing on the matter on September 18, 2006 and recommended it to the Borough Council. The Borough Council adopted Resolution 158-06 determining the study area as an “Area in Need of Redevelopment”.

The Borough Council of the Borough of Roselle Park in a resolution dated April 20, 2006 authorized the preparation of a redevelopment plan for the Romerovski Site Redevelopment Area (heretofore referred to as the “Redevelopment Area”). The Plan was formally adopted by ordinance of the Borough of Roselle Park Governing Body on March 1, 2007. Since the original March 2007 Romerovski Redevelopment Plan adoption, a builder’s remedy lawsuit was filed contesting the redevelopment plan. On November 5, 2007, the Court invalidated the Borough's Redevelopment Plan and ordered the Borough to revise its ordinances to comply with its affordable housing obligations. In addition, the Court also appointed a Special Master and ordered the Master to coordinate mandatory mediation sessions.

On February 20, 2008 the Borough Council adopted Ordinance #2236 on second reading and advertised same as prescribed by law, thereby removing the specific language in the initial Romerovski Redevelopment Plan which limited the tenure of ownership. In addition, the mediation efforts between the plaintiff and the Borough have been ongoing, resulting in agreement on a concept plan for the redevelopment area. This plan reinforces the agreed upon concept plan.



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Statutory Requirements

According to the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-l, et seq.), the Redevelopment Plan shall include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate:

1. Its relationship to definitive local objectives 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 Area which is proposed to be acquired in accordance with the Redevelopment Plan;

5. Any significant relationship of the Redevelopment Plan to:

a. The Master Plans of contiguous municipalities;

b. The Master Plan of the County in which the municipality is located; and

c. The state Development and Redevelopment Plan adopted pursuant to the "State Planning Act" PL 1985, C398 (C52: 18A-196 et al.).



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Romerovski Site - Location, Area and Description

The Borough of Roselle Park is 1.2 square miles in size located along the Garden State Parkway and State Route 28 in Union County. It shares its borders with Roselle Borough to the south, Cranford Township to the west, Union Township to the north and east, Kenilworth Borough to the north and west and the City of Elizabeth to the east.

The Romerovski Site (Study Area) is located on the south side of Westfield Ave (State Route 28) roughly 1/4 mile from the border of Cranford, as shown in Figure 1. It is bound by the Raritan Valley Rail Line to the west and Roselle Borough to the south. Running adjacent to the site along the border with Roselle Borough is the abandoned rail spur of the Central Jersey Rail Line. Gordon Street, a public street, runs between the two parcels. The study area also contains an easement located underneath the Gordon Street roadbed, to accommodate a tunnel connecting the buildings on either sides of Gordon Street.

Figure 1- Aerial Photo.

The Study Area contains two parcels: Block 213 Lot 1, which is 2.181 acres in size and is located on the west side of Gordon Street, adjacent to Raritan Valley Rail ROW; and Block 314, Lot 1, which is 2.502 acres in size and is located on the east side of Gordon Street, although both lots are connected via an underground passageway under Gordon Street. Figure 2 shows the location of both lots on the Borough tax map. The western parcel (Block 213 Lot 1) is the building, which housed the historically significant Marconi Wireless Communication Company.



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Figure 2- Roselle Park Tax Map

The western portion of the Study Area is located on the site of the present day Romerovski Brothers factory and was constructed between 1912 and 1913. Guglielmo Marconi, the site's owner from 1912 -1919, manufactured wireless equipment that was valuable to war communications during the First World War. On that site later, WDY became the first licensed broadcast radio station in 1921. The infamous Eddie Cantor made his radio debut in Roselle Park over WDY.



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Site History and Planning Background of the Romerovski Site

The Romerovski Site (Study Area) has a long and involved history in Roselle Park, beginning with the site's original owners, of the last dated records, belonging to Dr. David Hibbard who made his home on the site in and around 1862. The site was part of the Hibbard Estate in 1910 when the Central Railroad condemned a large portion of the site for rail expansion. At the time of the property's sale to the American Marconi Company in 1912, the property contained a house, outbuildings, and extensive gardens.

In 1912, Guglielmo Marconi began construction of a portion of the site's current 75,000 square feet building in an “L" shape design (Block 213 Lot 1). Subsequent construction of additional buildings and development of Block 314 Lot 1 in the 1940's and 1960's followed. The site's history with regard to zoning and approvals is briefly summarized as follows. Most of the information below is based Roselle Park's Construction Office records and Roselle Park's Historic Society:

• 1862 - Earliest known record of site ownership where Dr. David Hibbard was proprietor.

• 1910 - Central Jersey Rail expansion took a large portion of the Hibbard Estate for additional rail right-of-way (R.O.W.)

• 1912 - American Marconi Company constructed the first 20,000 square feet of the western portion of the site's (Block 213 Lot 1) current 75,000 square feet. At the time, employing 200 persons. The building was a “L" shaped structure.

• 1914 - Marconi became the headquarters of New York Wireless because of it ideal hygienic and operational standards.

• 1917 - World War I - Site expanded to 40,000 square feet and 600 employees to manufacture communications equipment for the War.

• 1919 - American Marconi was forced to absorb into the RCA Corporation to protect patent rights from the Italian immigrant for fear of losing rights to Italy.

• 1921 - September - David Sarnoff, a Marconi protégée, was licensed to operate WDY radio from the Marconi facility.



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• 1921 - December 15, 1921 - The first American radio broadcast was conducted from the site. This gave way to the airing of many radio historic radio personalities including; Eddie Cantor, Frankie Frisch, and Benny Vanuta.

• 1923 - General Electric moved the wireless operation to New York State

• 1923 - May 19, 1923 - A&M Kargheusian bought the facility and opened its carpet manufacturing operation making its famous carpets for the next 39 years.

• 1940's - 85,000 square feet was constructed in two (2) different pieces east of Gordon Street. An underground tunnel connecting both sides of Gordon Street was only constructed.

• 1962 - Romerovski Brothers Export Company purchased the property for textile recycling and world-wide sales.

• 1962 - The site begins an aggressive expansion including;

• 1962 - July - Loading Docks were constructed for tenant located in portions of Block 314 Lot.

• 1962 - October - Construction of the billboard that is currently located on the northeastern corner of the warehouse at Block 314, Lot 1.

• 1963 - January - Construction of additional loading docks at Block 314 Lot 1

• 1963 - February - Block 314 Lot 1 has partitions constructed for office and lavatories.

• 1963 - May - Block 314 Lot 1 is subdivided to house Midas Muffler Corporation. Alterations include a new loading dock and exterior doors.

• 1964 - October - Installation of additional loading docks and 2 bay doors.

• 1979 - March - Last known upgrade of the Heating and Ventilation system. Alterations unknown



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Existing Conditions

As mentioned earlier, the Romerovski site consists of two parcels: Block 213 Lot 1. which is 2.181 acres in size and is located on the west side of Gordon Street, adjacent to Raritan Valley Rail ROW; and Block 314, Lot 1, which is 2.502 acres in size and is located on the east side of Gordon Street. The two lots are connected via a tunnel under the Gordon Street right-of-way.

Figure 3: Bird’s eye view of the subject site looking north.

Figure 4: Bird’s eye view of the subject site looking south.



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Block 213, Lot 1:

This parcel has approximately 450± feet of frontage on Westfield Avenue. It is bordered to the south by Roselle, to the north and west by the Raritan Valley Rail ROW and commercial land uses beyond that, and to the east by Gordon Street and the easement to the other portion of the Romerovski operations. The site is relatively level, topographically. The parcel contains a surface parking lot and loading-dock facility on Westfield Avenue. The site also is geometrically constrained by the rail ROW where the trestle bifurcates the parking lot from one of the access points to it.

Primary Buildings

The property contains a large three--story industrial building of approximately 75,000 square feet in size. There are administrative offices, production space and warehouse space within the structure where portions were constructed nearly 100 years ago (c.1912) by Guglielmo Marconi. The entire building is fully sprinklered, although plumbing has been characterized as 'in need of upgrade.

Parking Areas

There is one parking area on this parcel. The parking area can accommodate approximately 22 vehicles. Access to the parking can be obtained through the loading area or under the railroad trestle.

Loading Areas

There is one (1) large loading area with six (6) docks. The area is approximately 5,000 square feet in size.

Circulation

There are three (3) access points to Block 213 Lot 1, all from Westfield Avenue, each respectively serving the parking lot and loading area.



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Block 314, Lot 1:

This parcel has approximately 546 feet of frontage on Westfield Avenue. It is bordered to the south by Roselle, to the north and east by commercial land uses, and to the west by Gordon Street and the easement to the other portion the Romerovski operations. The site is relatively level topographically. The parcel contains a surface parking lot and loading-dock facility on Westfield Avenue.

Primary Buildings

The property contains a large single-story industrial warehouse of approximately 85,000 square feet in size. The warehouse has extraordinarily high vaulted ceilings of approximately 20 feet in height with concrete flooring. The warehouse is fully sprinklered.

Parking Areas

There is one parking area on this parcel. The parking area can accommodate approximately 20 vehicles.

Loading Areas

There are two (2) loading areas with a total of seven (7) docks. Each area is approximately 4,000 square feet for a total of 8,000 square feet.

Circulation

There are three (3) access points to Block 314 Lot 1, all from Westfield Avenue, each respectively serving the parking lot and two (2) loading areas. There is also a bus stop adjacent to the site.



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Public Outreach

An extensive public outreach process occurred throughout the preparation of this Plan. A number of public meetings were held in the Borough. The purpose of the meetings was to receive input from residents of the community and other interested stakeholders regarding their "vision" of the neighborhood and to identify the issues, opportunities and goals of the neighborhood. Follow-up public meetings were held in order to present preliminary recommendations. Based upon public comments, revisions were made to the recommendations and a subsequent public meeting was held where revised recommendations were presented. The following ideas/input for the redevelopment of Romerovski Site were developed through input from the public and stakeholders:

1. The site acts as a gateway into the Borough

2. Utilize part of Marconi building facade or retrofit or re-use

3. Possible location of the Historical Society on site

4. Park space should be incorporated into the site's design

5. Explore opportunities for improvements to the tax base

6. Parking must be considered

7. Mixed use "gateway type" development is sorely needed

8. Senior citizen housing is acceptable due to schools being maxed out

9. Adaptive reuse and loft housing:

a. Include senior housing (55+), associate retail, rental opportunities and owner occupied condominiums

b. Any housing on-site should be required to have a homeowner's association

10. Commercial development:

a. Mixed use; Red Bank's Galleria as an example of the mixed use;

b. Local Retail- New Investment & Improvement;

c. Professional Offices;

d. Strip Mall;

e. Shopping Center



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Vision

The Romerovski Site Redevelopment Plan envisions that this two lot area located in the southeast corner of the intersection of Westfield Avenue and the Raritan Valley Rail Line will be transformed from a "stagnant and underutilized area" to a gateway entrance into the Borough of Roselle Park. It is one of the most significant landmarks of the Borough and its redevelopment will create unique example for future redevelopment activities not only in the Borough, but also throughout the State. The site is well-suited to provide a mix of housing and neighborhood retail. The development takes full advantage of its strategic location along a major thoroughfare, Westfield Avenue, and its convenient access to Garden State Parkway.

Goals and Objectives of the Plan

The goals and objectives of the Plan are as follows:

1. To preserve the unique character of the original Marconi Wireless and Telegraph buildings and to capitalize on the historic significance of the site.

2. To provide for modern living spaces in a context sensitive manner that provides housing for a variety of income levels.

3. To create an active mixed-use neighborhood retail node that serves the site and surrounding neighborhood's needs.

4. To capitalize on the strengths of the Borough and its strategic location along Westfield Avenue, its proximity to the Garden State Parkway, and the Roselle Park Rail Station.

5. To create a "gateway" into the Borough and a distinct landmark on Westfield Avenue.

6. To set an example in style and quality of buildings for the future redevelopment activities in the Borough.

7. To provide ample indoor and outdoor space that caters to the active and passive recreation activities of the residents and users of the site, as well as for the community.

8. To provide adequate parking for all the users of the site according to the most appropriate and current standards.

9. To create a pedestrian friendly environment that focuses on enhancing the streetscape, improves pedestrian activity, promotes public safety and reduces auto dependence.

10. Provide affordable housing on-site through the compensatory benefits created in this Plan.



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Land Use Plan

The Borough has worked with the property owner to develop a plan for the redevelopment area that aligns the Borough’s vision for the area with market realities. The result of this mediation process is illustrated in the two concept plans shown in Figures 5 and 6. ,

Figure 5: Concept Plan for Block 314.



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Figure 6: Concept Plan for Block 213.



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Relationship of Plan to the Master Plan and Land Development Regulations

A land use plan was created to take advantage of existing and potential physical and socioeconomic opportunities in the Area and to achieve the goals of the Plan. The proposed land uses for the site takes advantage of the many different opportunities that are present in the Area. The permitted uses and design standards within the various districts and the design standards that apply to the entire Area are detailed in the Land Use and Design Standards sections of this Plan. The Area shall be redeveloped in accordance with the standards detailed in this Redevelopment Plan, and as such, supersede the use, bulk, and design standard provisions of the Borough's Land Development Regulations. Any deviation from permitted use standards, height of a principal structure standards, or expansion of a nonconforming use or any other deviation that results in a lid" variance shall be addressed as an amendment to the Plan.

Neither the Planning Board nor the Board of Adjustment shall have authority to allow deviations from the permitted use, or height standards or expansion of a nonconforming use or other lid" variance deviations. 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 and dimensional requirements pursuant to the Municipal Land Use Law. 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. 40:55, et seq.



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General Land Use Standards

The following section contains the land use standards that apply within the redevelopment area. These standards contain information pertaining to the permitted and accessory uses within the district. The general standards apply to each of the districts.

1. Permitted Principal Uses:

a. Multi-family residential structures

2. Secondary Permitted Uses:

a. Secondary uses are permitted on the first floor of all buildings and must be accompanied by the principal uses.

b. Retail and general services:

c. Restaurants and cafes:

d. Studios: art, dance, music, exercise

e. Day care and child care facilities

f. Community clubs and other public facilities

g. Facilities associated with residential buildings such as private gyms, resident meeting rooms, or management offices

3. Permitted Accessory Uses:

a. Off-street parking.

b. Storage associated with the principal use

c. Parks, playgrounds, gardens or other types of open space both public and private.

d. Facilities associated with building operations such as mechanical, laundry, trash or other service related features.

e. Other:

1.) Creative use of the underground connection beneath Gordon Street is encouraged.

2.) Pedestrian walkways that link underground parking from Block 314 to 213.

3.) Pedestrian access to common amenities.



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Specific Land Use Standards

1. The total number of units within the Redevelopment Area shall not exceed a total of 249 between the two parcels identified herein.

2. Age restricted units are permitted and encouraged and, if provided, shall be incorporated within all the units in each building. Age-segregated units are discouraged. None of the affordable units shall be age restricted.

3. A minimum of 14.86% of all units constructed must be affordable units as defined by the regulations of the New Jersey Council on Affordable Housing ("COAH") (N.J.A.C. 5:97).

4. A mix of residential unit sizes is permitted and encouraged but the gross average unit size shall be at least 900 square feet.

5. Up to fifteen percent (15%) of all units may be 3-bedroom unless the units are affordable units in which case at least twenty percent (20%) of the affordable units shall be 3-bedroom units. In addition, the bedroom distribution of all the affordable units shall comply with COAH regulations, which references the UHAC standards

6. All buildings shall contain a storage room(s) available for residents of the building

Block 314

1. Permitted Use: Multi-Family Residential.

2. Common open space: A minimum of ______ square feet of common open space in the form of a courtyard shall be provided.

3. Bulk:

a. Maximum Building Coverage: 75%.

b. Maximum Impervious Coverage: ___%.

c. Maximum Height: 4-stories plus a loft level, up to 70 feet.

d. Setbacks:

1.) Front: __ feet

2.) Rear: 10 feet

3.) Gordon street: 15 feet

4.) Side: 20 feet

4. At grade or above grade parking shall be located behind active uses or an architecturally treated facade.

5. Rooflines shall be segmented and varied within an overall horizontal context. Varying



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heights and peaked roofs are encouraged.

6. Trash and recycling areas shall be enclosed and located a minimum of 10 feet from any street or property line.

Block 213 (New Construction)

1. Permitted Uses:

a. Multi-family residential.

b. Offices for public use.

2. Common open space: A minimum of ______ square feet of common open space in the form of a courtyard shall be provided.

3. Bulk:

a. Maximum Building Coverage: 30%

b. Maximum Impervious Coverage: ____.

c. Maximum Height: 4 stories plus a loft level up to 70 feet.

d. Setbacks:

1.) Front: 10 feet.

2.) Rear: 5 feet

3.) Gordon Street: 15 feet

4.) Side (Along Raritan Valley Rail R.O.W.): 40 feet

4. Rooflines shall be segmented and varied within an overall horizontal context. Varying heights and peaked roofs are encouraged.

5. Trash and recycling areas shall be enclosed and located a minimum of 10 feet from any street or property line.

Block 213 (Rehabilitation, Retrofit or Historical Restoration of the former Marconi Wireless Site)

1. Use:

a. Residential: No age-restricted component. Artist loft space and studio space is permitted.

b. Retail: No retail component is mandatory.

c. Affordable Housing obligation. Not applicable to this building if rehabilitated. However, the 14.86 percent inclusionary set-aside of the total units built on Block 314 will remain in effect



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d. Public Provisions: Location of the Borough of Roselle Park Historic Society office onsite is encouraged.

2. Bulk:

a. Should portions of the site be rendered not essential components or contributions to the historical integrity of the Marconi Wireless' operations, all standards and setbacks of Block 213 (new construction) section shall apply- including the 14.86% affordable housing set-aside.

Site Plan Requirements:

Roselle Park's Historic Society is available in an advisory capacity should the Planning Board deem appropriate.

Parking Standards

Recognizing the relationship between elements of this plan and proximity to mass transit, this plan utilizes reduced parking ratios. Furthermore, parking shall be encouraged to function in a shared situation where residential and non-residential uses share spaces based on the specific uses in peak demand.

Parking Ratios

1. Residential parking ratios. The minimum parking ratios for residential uses shall be 1.0 space per unit. The minimum parking ratio for age-restricted units shall be a minimum of 0.75 spaces per unit.

2. Non-residential parking ratios. The minimum-parking ratio shall be 1.0 space for every 2,000 square feet of retail or office space.

Architectural Design Standards

Massing

In order to minimize the impacts of larger building, building facades adjacent to the street frontage shall be designed to disguise the building's mass as follows:

1. Horizontal: The ground level of all buildings shall be designed to relate to the pedestrians. Base plantings are encouraged to be placed within recesses in the vertical plane of the building. Buildings shall also be designed to be "grounded" through materials and dimensions related to creating a base effect of the structure.

2. Vertical: The mass of the facade shall be broken up using elements such as columns, expansion joints, pilasters, architectural changes in the facade plane, balconies, and/or variation of surface materials and patterns.



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3. Balconies: Balconies and terraces are encouraged. Simulated balconies or "Juliette" and balustrades are permitted.

Entries

All buildings shall have entrances from Westfield Avenue. Although residential units may have private entries from parking garages, non-residential may not. Exterior entries must be distinguishable from the rest of the facade. Public entries are encouraged to be signature.

Materials

All buildings visible from Westfield Avenue shall be comprised of materials that are consistent with important historic elements of Roselle Park and/or Marconi Wireless. Acceptable materials are as follows:

1. Stone, masonry, brick, wood and glass are the preferred materials for facades.

2. Faux or imitation facade treatments are strongly discouraged. Vinyl siding is permitted only when provided in combination with a preferred building material.

Signage

The following standards apply to signage for all non-residential uses:

1. No internally lit signs are permitted.

2. Illumination shall be shielded from residential windows.

3. No freestanding signs are permitted.

4. A signage plan will require approval but no sign shall exceed 100 square feet for any single use.

5. Colors and font should complement the overall architectural theme of the entire site.

Streetscape Standards

A uniform streetscape plan is being developed for the Borough. The site's development shall implement its portion of the plan. Should the Borough's streetscape plan for Westfield Avenue not be completed at the time of a redevelopment proposal, street trees shall be planted 30 feet on center and street



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lighting consistent with Chestnut Street shall be installed. An equivalent payment in lieu of installation may also be considered.

Other Standards

Residential Amenities:

The buildings may have amenities such as a gym, pool, open space and storage areas.

Green Building:

Buildings are encouraged to be designed as LEED-qualified. Rooftop gardens with "green" access for residents are encouraged as part of the amenities requirement. Efforts to minimize impervious surface are strongly encouraged.



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Redevelopment Powers of the Plan

Properties to be Acquired

The Borough reserves the right to employ the power of eminent domain, should the pending settlement with Roselle Park VP, LLC fail to materialize. In the event that a settlement is not reached, the following are parcels designated for acquisition through the power of eminent domain after all reasonable good faith efforts to acquire the parcels from the property owner by negotiation either by the Borough or by the designated redeveloper:

Block 213 Lot 1

Block 314 Lot 1

The redevelopment goal of the Borough is to balance efforts to attract new mixed use development in the Redevelopment Area with the need to develop affordable housing. In this effort, the Borough wishes to assure the affected parties that the Borough will not exercise its powers arbitrarily or capriciously. However, the successful implementation of this Plan may require the sensitive use of condemnation powers, only if necessary. The Borough reserves the right to choose to acquire the property in its own name, prior to the selection of a redeveloper, through negotiation or, if necessary, by the use of its power of eminent domain. Fair market value shall be paid to the owner of any property that is acquired by negotiation or through an eminent domain action. Relocation assistance shall be provided to any household, if any, or business that must be displaced as a result of such acquisition whether said acquisition occurs directly by the Borough or through a designated developer. The detailed conditions, under which such actions will be taken, will be set forth in detail in the redevelopment agreement. The agreement will provide, among other things, that if the acquisition is to be undertaken by the redeveloper and if the redeveloper is unable to acquire the needed property by negotiation, the redeveloper will bear all costs of acquisition by the Borough, including the payment of all the Borough's consultant and legal fees and the full payment of such amount as shall be awarded to the property owner by the condemnation commissioners of the judgment of a court of competent jurisdiction. Notwithstanding that the Borough may acquire the property prior to the selection of the redeveloper; nothing shall prohibit the Borough from obtaining the reimbursement of any and all of its costs and expenses from the designated redeveloper.

Relocation Expenses

At the expense of the selected redeveloper(s) or its own expense, if it chooses to acquire the property before the selection of the redeveloper, the Borough will provide all displaced businesses with the appropriate relocation assistance, pursuant to applicable state and federal law, should relocation be necessary. The local market, including Roselle Park contains an ample supply of decent, safe, and sanitary opportunities to relocate displaced businesses.



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Relationship to the Borough's Land Development Regulations

The land use plan in this Redevelopment Plan shall supersede the zoning provisions of the Borough of Roselle Park's zoning ordinance. Only projects that are developed in accordance with this Plan will be considered for redevelopment agreements with the Borough.

Role of the Borough of Roselle Park Planning Board

After the execution of a redevelopment agreement, and upon the review and approval of the governing body of the Borough of Roselle Park, the redevelopment entity, the redeveloper shall submit all applicable development applications to the Planning Board through the normal site plan and subdivision procedures as identified in N.J.S.A. 40:55D-1, et. seq. for consideration and approval by the Planning Board. Once the property has been acquired by a redeveloper in accordance with the Redevelopment Plan, it may not be converted to any use not expressly permitted in this Redevelopment Plan. No non-conforming use, building, or structure may be expanded or made more non-conforming in nature after adoption of this Redevelopment Plan.

The Planning Board shall not grant any deviations from the terms and requirements of this redevelopment plan, including the granting of any lid" or lie" variances. Any propose changes to the redevelopment plan shall be in the form of an amendment to the plan adopted by the governing body in accordance with the procedures set forth in the LRHL.



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Redeveloper Agreements

1. Redeveloper agreements shall be required.

2. The Borough shall have the express right to select any potential redeveloper and may utilize an RFP process.

3. The redeveloper will be obligated to carry out the specified improvements in accordance with the Redevelopment Plan.

4. The redeveloper, its successors or assigns shall devote land within the Redevelopment Area to the uses specified in this Redevelopment Plan.

5. The redeveloper shall begin and complete the development of said land for the users) required in this Redevelopment Plan within a period of time, which the Governing Body fixes as reasonable.

6. Until the completion of the improvements, the redeveloper will not be permitted to sell, lease, or otherwise transfer or dispose of property within the Redevelopment Area without prior written consent of Governing Body.

7. Upon completion of the required improvements, the conditions determined to exist at the time the Redevelopment Area was determined to be in need of redevelopment shall be deemed to no longer exist.

8. No covenant, agreement, lease, conveyance or other instrument shall be effected or executed by the redevelopers, Governing Body, or the successors, lessees, or assigns of either of them, by which land in the Redevelopment Area is restricted as to sale, lease, or occupancy upon the basis of race, color, creed, religion, ancestry, national origin, sex, sexual orientation or marital status.

9. Neither the redeveloper nor Governing Body, nor the successors, lessees, or assigns or either of them shall discriminate upon the basis of race, creed, religion, ancestry, national origin, sex or marital status in the sale, lease or rental or in the use and occupancy of land or improvements erected or to be erected thereon, or any part thereof, in the Redevelopment Area.



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Off-tract Improvements and Redeveloper Responsibility

1. The designated redeveloper of a redevelopment parcel covered by this Redevelopment Plan shall not only be responsible for his/her fair share of any installation or upgrade of all infrastructure related to their project whether on-site or off-site, but will also be subject to additional obligations pursuant to the specific terms and conditions of the negotiated redevelopment agreement.

2. Infrastructure items include but are not limited to gas, electric, water, sanitary and storm sewers, telecommunications, recreation or open space, streets, curbs, sidewalks, street lighting and street trees and circulation improvements.

3. The extent of a redeveloper's responsibility for off-site improvements will be set forth in the redevelopment agreement with the Borough.

4. To the extent that such responsibility is not covered in the redevelopment agreement, the redeveloper's responsibility for off-tract improvements and other infrastructure improvements will be determined in the same manner as applies to development projects in the Borough pursuant to law.

Administrative and Procedural Requirements

Amending the Redevelopment Plan

Upon compliance with the requirements of applicable law, the Governing Body may amend, revise or modify the Plan, as circumstances may make such changes appropriate.

Duration of Plan

The Plan, as amended, shall be in full force and effect for a period of thirty (30) years from the date of approval of this Plan by the Governing Body.

Borough Expenses

Redeveloper agreements shall incorporate a reimbursement to the Borough for expenses related to this Redevelopment Plan and process. Furthermore, this plan may require revision. A fee of $5,000 shall be paid by the party requesting such an amendment unless issued by the governing body. Any and all amendments shall be conducted by a licensed planner in the State of New Jersey.



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Relationship to Other Plans

Contiguous Municipalities

The Redevelopment Area is adjacent to Roselle, however the site is constrained by the railroad R.O.W. Nevertheless, conversion from industrial to mixed-use will not adversely affect adjacent areas in Roselle. This Plan is consistent with the Master Plan of Roselle.

County of Union

This Redevelopment Plan is consistent with the planning goals of Union County as a whole. As identified in the County Cross Acceptance Report, Roselle Park is identified as a built out community whose growth will come from infill and redevelopment. This Plan does not deviate from the general policy set forth for Union County and is consistent with the County's planning efforts.

State Development and Redevelopment Plan

Although not designated, the Borough of Roselle Park is a center. According to the 2001 state Plan, urban centers "offer the most diverse mix of industry, commerce, residences and cultural facilities of any central place ... Historically, public agencies at all levels have invested heavily in these Centers, building an intense service fabric that, with repair must occur anyway, offers a solid foundation for new growth in the future".

One of the statewide goals of the State Plan is to "revitalize the State's Cities and Towns". This goal includes investing public resources and leveraging private investment in housing and jobs. The State Development and Redevelopment Plan (SDRP) also places the Redevelopment Area in the Metropolitan Planning Area (PA 1).

This Redevelopment Plan is consistent with the planning goals and objectives of the SDRP as a whole ("to revitalize the state's urban centers and areas"); moreover, it promotes the following:

1. Promote development and redevelopment in Cores and neighborhoods of Centers.

2. Provide a full range of housing choices through redevelopment, new construction, rehabilitation, adaptive reuse of non-residential buildings, introduction of new housing in non-residential settings and preservation of existing housing stock.

3. •Promote economic development by encouraging strategic land assembly, infill development, public/private partnerships and infrastructure improvements that support an identified role for the community within the regional marketplace.

4. Provide maximum active and passive recreational opportunities.

5. Concentrate on maintenance and rehabilitation of existing parks and open space



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while expanding and linking the system through redevelopment and reclamation projects.

6. Promote design that enhances public safety, encourages pedestrian activity and reduces dependency on the automobile.

7. Encourage the preservation and adaptive reuse of historic or significant buildings.

draft amended romerovski redevelopment plancontent.rpgov.net/planning_board/amended... · 12/4/2008...

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