[00:00:01]
OKAY.[Call to Order]
CALL ORDER.PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA.
AND TO THE REPUBLIC FOR WHICH IT STANDS.
ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE PEARL.
NOTICE OF THIS MEETING HAS BEEN PROVIDED IN ACCORDANCE WITH THE OPEN PUBLIC MEETINGS ACT, POSTING A COPY OF THE AGENDA ON THE
AS ALWAYS, I REMIND EVERYONE THIS MEETING IS BEING STREAMED LIVE.
AND BOTH, SO, BOTH OUR STATEMENTS AND OUR ACTIONS ARE BEING RECORDED.
[4. Minutes]
OKAY.UM, FIRST HAS, UH, THE, THE MINUTES, RIGHT? YES.
HAS EVERY, EVERYONE HAD A CHANCE TO REVIEW THE MINUTES, UM, FROM THE JULY MEETING AND, 'CAUSE WE DIDN'T HAVE ONE IN AUGUST, RIGHT? YEP.
SO IS THERE ANY COMMENTS IF ON THE MEETING MINUTES? NO.
IS THERE A, A MOTION TO APPROVE THE MINUTES? SO MOVED.
[5. Correspondence: July/August NJPO]
OKAY.UM, SO WE, WE DON'T HAVE ANY MOTIONS TO APPROVE RIGHT FROM THE PRIOR MEETING.
THERE'S SOME CORRESPONDENCE IN THERE.
UM, SO DO WE NEED IT? WELL, I KNOW THERE'S CORRESPONDENCE, BUT THERE'S NOTHING TO APPROVE.
DOES ANYONE HAVE ANY CONCERNS OVER THE CORRESPONDENCE? IS THAT, IS DO YOU WANT TO GO OVER THAT OR? I JUST WANTED TO MAKE A NOTE THAT, THAT NJPO DOES A, UH, NEWSLETTER EVERY TWO MONTHS AND THERE'S GOOD INFORMATION IN THERE.
IF THERE'S ANYTHING, SOMETIMES THERE'S CLASSES AND STUFF IN THERE FOR YOU TO SIGN UP.
I KNOW THAT THE MANDATORY, UM, BOARD TRAINING CLASS WAS ON THERE AND I GOT THE MEMBERS TO SIGN UP.
WE SHOULD BE GOOD BY THE END OF THE YEAR.
UM, OH, IS THAT NOW THE PLANNER THAT USED TO GET HANDED OUT AND NOW IT COMES.
I THINK IT IS VERY INFORMATIVE.
YEAH, I ACTUALLY LIKE THAT ONE.
UM, I GET YELLED AT IF I DO THAT.
[7.a. 16-2026 – Consideration of Ordinance 2026-18 adopting a Redevelopment Plan for 39 Allen Avenue, Block 1705, Lots 6 & 7]
UM, SO, OKAY.AT THIS POINT, UM, WE HAVE A PRESENTATION, RIGHT? PRESENTATION AND THERE ARE TWO RESOLUTIONS ON, AND I THINK THE ORDER, THE FIRST ONE IS A REFERRAL OF AN OR ORDINANCE FOR A REDEVELOPMENT PLAN FOR, YEAH.
I DID HAND OUT A LITTLE CHEAT SHEET BECAUSE WE KNOW WE HAVE SOME NEW MEMBERS.
THIS PROPERTY IS BLOCK 17 0 5, LOT SIX AND SEVEN.
IT'S A 0.41 ACRE PARCEL LOCATED AT THE NORTHWEST QUADRANT WITH ALLEN AG AND MAIN STREET, UM, ALSO KNOWN AS THE LIBRARY PROPERTY.
AND THIS AREA WAS DESIGNATED AN AREA IN NEED OF REDEVELOPMENT, UH, BACK IN 2024.
UH, BY WAY OF REFERENCE, THE ENTIRE HISTORIC VILLAGE IN THE DOWNTOWN.
SOME OF THE BOARD MEMBERS ARE, ARE FAMILIAR WITH SOME OF THIS, BUT TO GET SOME OTHER FOLKS UP TO SPEAK, THE ENTIRE DOWNTOWN HISTORIC VILLAGE AREA WAS DESIGNATED AS AN AREA IN NEED OF REHABILITATION UNDER THE LOCAL REDEVELOPMENT AND HOUSING LAW ON MARCH 13TH TO, UH, I'M SORRY, MARCH 5TH, 2013.
THAT ALLOWS FOR FLEXIBILITY IN ZONING AND ALSO FIVE YEAR TAX EXEMPTION ON AN ABATEMENT ON ANY IMPROVEMENTS DONE TO PROPERTIES IN THAT AREA.
THAT WAS INITIALLY DONE TO FACILITATE THE POP SHOP WITH THE IMPROVEMENTS THAT WERE GOING THERE.
AND IT HAS FOSTERED OTHER ECONOMIC DEVELOPMENT OVER THE LAST 13 YEARS, UH, SINCE THAT WAS INITIATED IN THAT THAT INITIAL DESIGNATION ONLY LOOKED AT THOSE COMMERCIAL PROPERTIES.
[00:05:01]
THE FORMER LIBRARY WAS EXCLUDED FROM THAT STUDY BECAUSE IT WAS LOCATED IN THE PPE OR THE PARK PUBLIC EDUCATION ZONING DISTRICT.REALIZING WITH THE OPENING OF THE NEW TOWN HALL AND RELOCATION OF THE LIBRARY TO THAT FACILITY IN DECEMBER OF 2021, GOVERNING BODY DETERMINED THAT THE LIBRARY PROPERTY WAS NO LONGER NECESSARY FOR MUNICIPAL PURPOSES.
THERE WERE MULTIPLE RFPS ISSUED TO PROSPECTIVE DEVELOPERS, UH, FROM 2021 INTO 2024 AND 2026.
AND WHAT WE HAVE IS A REDEVELOPMENT PLAN THAT MODIFIES THE ZONING TO CREATE A NEW ZONING DISTRICT THROUGH THE REDEVELOPMENT PROCESS CALLED THE ALLEN AVENUE REDEVELOPMENT AREA ZONING DISTRICT.
IT WILL ALLOW FOR THE CONSTRUCTION OF THREE SINGLE FAMILY HOMES ON THE SITE.
ALL OF THE BULK STANDARDS ARE SET FORTH IN THE REDEVELOPMENT PLAN, AND SIGNIFICANT EFFORTS WERE MADE TO DEVELOP ARCHITECTURE THAT WOULD BE COMPLIMENTARY TO THE EXISTING ARCHITECTURAL VERNACULAR OF THE HISTORIC VILLAGE IN THE DOWNTOWN AREA, AND CONSISTENT WITH THE MUNICIPAL MASTER PLAN AND COMMUNITY DESIGN STANDARDS OF THE ORDINANCE.
SO ALL THAT THIS, UH, REDEVELOPMENT PLAN DOES, IS MODIFY THE ZONING TO ALLOW FOR THAT NEXT STEP OF THE PROPERTY TO BE CONVEYED FROM THE MUNICIPALITY TO THE PROSPECTIVE REDEVELOPER.
AND ANY APPROVALS OR ANY DEVELOPMENT OF THAT LOT WOULD STILL HAVE TO COME BEFORE THIS BOARD FOR SITE PLAN APPROVAL UNDER THE NORMAL COURSE OF ANY LAND DEVELOPMENT APPLICATION CONSISTENT WITH MUNICIPAL ORDINANCES, UH, AS SET FORTH AND AS SET FORTH IN THE MUNICIPAL LAND USE LAW.
SO WHAT YOU HAVE IS, UH, IT WAS INTRODUCED BY TOWNSHIP COUNCIL LAST NIGHT.
THIS IS A REFERRAL OF THAT REDEVELOPMENT PLAN BECAUSE IT BECOMES A LAND USE ORDINANCE AND IT'S THE, THE BOARD'S, UM, POSITION TO DETERMINE WHETHER OR NOT THIS IS CONSISTENT WITH THE MASTER PLAN.
WE DEVELOPED THE PLAN, WE WORKED VERY HARD TO HAVE IT BE CONSISTENT AND ADVANCE SEVERAL OF THE GOALS AND OBJECTIVES OF THE MUNICIPAL MASTER PLAN, PARTICULARLY AS IT RELATES TO OPEN SPACE.
A VARIETY OF LAND USES SUPPORTING THE ECONOMIC VIABILITY OF THE DOWNTOWN AS WELL, AS WELL AS, UM, THE, UH, AESTHETIC CHARACTER OF THE BUILDINGS THAT ARE DEVELOPED ON SITE.
SO IT WOULD BE OUR RECOMMENDATION THAT THE BOARDS FAVORABLY CONSIDER THIS AS BEING CONSISTENT WITH THE MASTER PLAN AS SET FORTH IN THE RESOLUTION.
THAT WAS THE QUICK VERSION, AND I CAN ANSWER ANY QUESTIONS THAT ANYBODY HAS ABOUT THE CONTENT.
I HAVE JUST HAVE A COUPLE QUESTIONS.
WHY THREE FOUR BEDROOM HOUSES? SO THAT WAS, UH, AFTER MULTIPLE ISSUANCES OF THE REQUEST FOR PROPOSALS WHERE THERE WAS NO INTEREST IN THE PROPERTY.
IT WAS DONE AGAIN, THE FIRST, UH, THE FIRST PROPOSAL THAT THE PROSPECTIVE REDEVELOPER PRESENTED WAS 16 SEPARATE SALON SUITES WITH TWO RESIDENTIAL UNITS ABOVE THAT AND OVER A SEVERAL MONTH PERIOD IDENTIFYING POTENTIAL PARKING ISSUES.
WE KNOW THAT AVENUE, MAIN STREET THERE, THERE'S A LOT OF TRAFFIC MOVEMENTS THERE.
HAVE, THERE HAS ALWAYS BEEN AN ISSUE WITH, ESPECIALLY WHEN THE LIBRARY WAS THERE WITH PARKING ON ALLEN AVENUE AND KIDS WALKING AND CROSSBAR AND ALL THOSE OTHER THINGS.
UM, THE TOWN LOOKED AND, AND BECAUSE ALL THE SURROUNDING USES THERE ARE ALSO RESIDENTIAL, EVERYTHING ACROSS MAIN, THE COMMERCIAL CORE REALLY DOESN'T START UNTIL YOU GET FURTHER NORTH AND UPHILL.
ON MAIN STREET WE HAVE HABAD IMMEDIATELY TO THE NORTH.
UM, SO THAT'S NOT A COMMERCIAL SITE, BUT IT DOES GENERATE FOOT TRAFFIC.
SO THIS WAS RE REVISED DOWN, UM, TO A RESIDENTIAL PROJECT.
AND THEN THE NUMBER WAS, WAS MODIFIED DOWN TO REALLY TRY TO MAKE IT FIT TO BE VISUALLY COMPATIBLE WITH THE H-V-C-H-V-R-A LOT OF STANDARDS.
AND WE KNOW WE HAVE A LOT OF UNDERSIZED, UH, HOMES DIRECTLY TO THE WEST ON ALLEN AVE.
AND THAT NEIGHBORHOOD, UH, THAT ARE IN THE GMS, THE NORTH MANAGEMENT, SOUTH ZONING DISTRICT.
'CAUSE MY QUESTION, 'CAUSE I'M SUPER ON BOARD FOR THE RESIDENTIAL, I GUESS MY QUESTION WAS MORE FOUR BEDROOM HOUSES THAT FEELS LIKE MORE AFFLUENT PEOPLE ARE GONNA GO AND
[00:10:01]
BUY THE FOUR BEDROOM HOUSE.SHOULD WE DID BE CONSIDER CONSIDERATION TO EITHER SOME OF AFFORDABLE UNIT OR SMALLER STARTER TYPE HOMES.
SO, AND IT'S FUNNY YOU SAY THAT 'CAUSE THERE THERE WERE JUST SOME HOMES BUILT, UM, BY GARY GARDNER FURTHER NORTH OFF OF, UH, BRANCH STREET.
UM, FRIENDS OF OURS ARE EMPTY NESTERS AND, AND PURCHASED ONE OF THOSE HOUSES.
WE, WE KNOW SEVERAL PEOPLE WHO DON'T WANT THE LARGER HOUSE FURTHER AWAY.
PEOPLE ACTUALLY WANT TO MOVE, THEY WANNA STAY IN THE COMMUNITY, BUT MOVE INTO THE DOWNTOWN.
SO PART OF THAT, I THINK THE DEVELOPER WANTED FOR UP TO FOUR BEDROOM HOMES AND JUST IN RESPONSE TO MARKET FORCES, AND ESPECIALLY WHEN THE UNIT COUNT AND THE TOTAL YIELD OF THE SITE WAS REALIZED, I THINK THEY WANTED THAT FLEXIBILITY.
AND, AND I THINK YOU MAY HAVE ADDRESSED THIS ALREADY, BUT THE, THE REASON WHY IT WASN'T ONE HOME LOT OR TWO HOME LOTS WAS JUST NOBODY WAS INTERESTED IN, AND, AND, AND THAT WAS PART OF THE STRUGGLE IS, IS AFTER HAVING A SIGN UP ON THE SITE AND HAVING IT LISTED ON THE TOWN'S WEBSITE AND THERE BEING MULTIPLE, UM, RFPS ISSUED AND THERE BEING A LACK OF RESPONSE, THE MUNICIPALITY REALIZED THAT BEING FLEXIBLE AND OPEN-MINDED TO TRY TO PUT THIS BACK INTO A PRODUCTIVE USE OF THE MUNICIPALITY AND REALLY TO TAKE WHAT IS A VACANT, UH, SOMEWHAT DILAPIDATED BUILDING THAT KIND OF SERVES AS THE SOUTHERN GATEWAY INTO OUR HISTORIC VILLAGE.
YOU KNOW, THAT'S REALLY, YOU KNOW, KIND OF A KEYSTONE THERE AND A LOT OF EFFORT WAS MADE ON THAT PIECE OF ARCHITECTURE THAT SITS AT THE CORNER OF MAINE AND ALLEN.
UM, SO I THINK IT BECAME A BALANCE OF TRYING TO BE AS REALISTIC AS POSSIBLE.
THAT ACTUALLY BRINGS ME TO MY SECOND QUESTION IS THE, THE, THE, YOU SAID A LOT OF THOUGHT WAS PUT INTO THAT ARCHITECTURE ON THE CORNER OF MAINE NOW, AND I, AND I, I THINK WHOEVER DID THAT DID A GREAT JOB.
THAT'S, THAT WAS ONE RENDERING THE BIG, UH, HERO PHOTO HERE IN THE PACKET.
IT, IT TOOK A LOT OF THAT WAS, THERE WERE 13 DIFFERENT CONCEPT PLANS SUBMITTED AND PROBABLY SEVEN OR EIGHT ITERATIONS OF THE ARCHITECTURE TO GET IT TO THIS POINT.
THAT BRINGS ME TO MY SECOND OBSERVATION THOUGH, IS THAT, UM, THE ELEVATE, THE ELEVATIONS THAT FACE THE PARK THREE IDENTICAL COOKIE CUTTER, LIKE, IS THAT, SO THERE ARE SOME VARIATIONS IN DORMERS AND SOME OF THE WINDOWS, THERE'LL BE VARIATIONS IN COLORS.
YEAH, BUT THEY'RE BASICALLY THE SAME HOUSE.
SO, AND THEY ARE, AND THAT WAS PARTLY DONE FOR EFFICIENCY BECAUSE AS, AS, AS WE ALL KNOW, CUS CUSTOM HOMES ARE LARGELY A THING OF THE PAST.
UM, WE, WE, WE TRIED TO WORK WITH THEM TO GET SOME VARIATION IN THAT THE LANDSCAPE CAN HAVE VARIATION TO TRY TO BREAK UP THE MASS AND MODIFY THE FIELD.
THE CORON UNIT WILL LOOK DRAMATICALLY DIFFERENT.
AND IT WILL BE VERY DIFFICULT TO SEE ALL THREE OF THEM IN A ROW FROM A VANTAGE POINT.
WELL, DRIVING UP MAIN STREET, YOU WILL, BUT EVEN AT THAT POINT YOU'RE LOOKING SORT OF AT THE CORNER OF THE MAIN STREET UNIT.
UM, I CAN PASS ALONG THOSE COMMENTS.
AND AS THIS GETS RESUBMITTED, AGAIN, THIS ONLY SETS FORTH THE, THE PERMITTED USES AND THE DESIGN STANDARDS.
WE CAN SHARE THOSE COMMENTS WITH THE REDEVELOPER TEAM.
THEY WILL HAVE TO FORMALLY SUBMIT FOR MA FOR REDEVELOPMENT PLAN CONSISTENCY TO TOWNSHIP COUNCIL AS THE REDEVELOPMENT ENTITY.
AND THEN THEY STILL HAVE TO COME BACK FOR SUBDIVISION APPROVAL.
AND I WE WILL SHARE THE, THAT COMMENT WITH THEM NOW AND SEE IF THERE ARE OPPORTUNITIES TO CREATE SOME, SOME BETTER DISTINCTION AND VARIATION OF THIS.
SO THIS ISN'T OUR FINAL ASK? NO, THEY STILL HAVE TO COME BACK FOR A SITE FOR SUBDIVISION APPROVAL.
I MEAN, BECAUSE, BECAUSE AGAIN, THAT CORNER, THAT CORNER HOME IS BEAUTIFUL, BUT ALL THREE OF THEM TAKEN AS A GROUP, I SEE THAT THERE'S VARIATION, BUT THEY LOOK IDENTICAL.
AND WHEN YOU DRIVE AROUND MEDFORD, I I, WHEN I SEE IDENTICAL HOMES OVER AND OVER AND OVER AGAIN, I, YOU KNOW, I I JUST DON'T THINK THAT THAT, I'M NOT SURE THAT THREE IDENTICAL HOMES FITS THE CHARACTER OF THE REST OF THE HISTORIC UNDERSTOOD.
AND WE WORKED TO GET THE VARIATION WE DID AND WE WILL PASS THAT ALONG, UH, TO THE REDEVELOPER.
YEAH, THERE'S GOTTA BE SOME TRICKS.
THERE'S GOTTA BE SOME SOMETHING THAT THEY CAN PULL PULL.
THEY MIGHT BE DIFFERENT COLORS.
WELL, DIFFERENT COLORS DIFFERENT.
AND MR. TAYLOR, UH, JUST CORRECT ME IF YOU'RE UNDER FIVE UNITS, THERE'S
[00:15:01]
NO AFFORDABLE REQUIREMENTS FOR ANYTHING LIKE THAT, RIGHT? IS THAT THERE'S NO ON ONSITE THERE WILL BE AN AFFORDABLE HOUSING, UH, TRUST FUND THAT WOULD BE SUBJECT TO, OH, EVEN ANY, I KNOW COMMERCIAL'S 2% IS THIS 2% TOO.I FORGET WHAT THE TOWN'S PERCENTAGE IS, BUT THE, THE, UM, THE PAYMENT IS SET FORTH IN THE TOWN'S AFFORDABLE HOUSING.
SO ANY ANYTHING DEVELOPED HOUSING THAT'S NOT PART OF IT HAS TO PAY INTO THE, OKAY.
AND, UH, WHO, WHO IS THE, UM, I DON'T RECALL THE, THE CORPORATE ENTITY.
UM, CAN WE DISCLOSE HIS NAME? I DON'T KNOW IF THEY HAVE BEEN FORMALLY DESIGNATED.
THEY HAVEN'T, THE REDEVELOPMENT FIRM SAYS THAT THE TOWN COUNCIL'S SOME DEVELOPMENT, SO THEY HAVEN'T BEEN DESIGNATED YET.
YEAH, NORMALLY, AND I THINK THAT'S ON THE AGENDA, UH, FOR AFTER THE ADOPTION OF THIS.
UM, SO I, I WOULD DEFER TO MAYOR COUNCIL OF WHETHER WE GO OUT TO DISCLOSE.
YOU'RE NOT SURE? DON'T DO IT
WELL WE DON'T WANT IT OFF THE CAN'T.
SO THE OTHER QUESTION, UM, I KNOW THE PERSON'S NAME I COMPANY IS OFF TOP OF YOU MENTIONED THAT THE OTHER PART, THE OTHER REDEVELOPMENT PLAN IS SOCIAL.
THAT WOULD BE SUBJECT TO A REDEVELOPMENT AGREEMENT, BUT AS A DESIGNATED REHABILITATION AREA, UM, UNDER THE LOCAL REDEVELOPMENT AND HOUSING HALL, IT, IT WOULD BE ELIGIBLE FOR THAT.
THE OTHER, THE OTHER QUESTION IS, DO WE KNOW WHO'S RESPONSIBLE FOR DEFINITION OF THE LIBRARY? UH, I DO NOT.
WOULDN'T THAT BE THE REDEVELOPER ONCE HE GETS HIS APPROVALS? IT COULD BE.
THAT WOULD REALLY BE SUBJECT TO THE TERMS OF THE CONVEYANCE BETWEEN TOWNSHIP, UH, COUNCIL AND THE PROSPECTIVE.
THE OTHER, SO, UH, OBVIOUSLY WE DON'T KNOW THIS YET, BUT MAYBE AS PART OF WHAT YOU DEVELOPMENT WRITTEN, IT WOULD BE IN OUR BEST INTEREST TO REQUIRE THE DEVELOPER TO AT LEAST GET CYCLING SUBDIVISION APPROVAL OF ALL THREE PROPERTIES AT ONCE VERSUS ONE AT A TIME.
I THINK THAT WOULD BE REQUIRED THAT JUST THE WAY IT'S IT'S SET UP THEY WOULD HAVE THAT'S A ANY OTHER QUESTIONS? OKAY.
UM, DO WE DO THIS, UM, TR YOU ADOPT THE MOTION, CORRECT? WELL, WE DO THIS ONE FIRST BEFORE WE GO TO THE NEXT ONE.
UM, SO I WOULD PUT FORTH WHAT A MOTION TO APPROVE AS TO WE DO THAT.
CAN I JUST ASK A QUESTION? UH, MRS. FOR TARA, NOT TARA ANN, WHEN I CAME DOWN, I JUST WANNA MAKE SURE THAT WE'RE DOING THIS IN THE RIGHT ORDER.
SO ARE WE VOTING BEFORE PUBLIC COMMENT OR SHOULD THE PUBLIC BE ALLOWED TO COMMENT BEFORE WE VOTE? SO THIS, THE, THE NEXT ONE ON THE AGENDA IS ACTUALLY A PUBLIC HEARING.
THAT IS THE REHABIL ASSOCIATION.
UM, THIS ONE IS A, IS A MASTER PLAN.
IT, IT'S ESSENTIALLY AN ORDINANCE REFERRAL, UM, WHICH I DON'T BELIEVE IT'S REQUIRED AND MOST TOWNS DON'T OPEN THOSE TO THE PUBLIC.
UH, BUT THE, THE BOARD MAY CHOOSE TO.
ALRIGHT, I JUST WANTED TO MAKE SURE THAT WE YEAH.
SO WE DON'T NEED TO OPEN IT UP.
SO DO I HAVE A MOTION TO PROVE RESOLUTION 16 DASH 2026 CONSIDERATION OF ORDINANCE 2026 DASH 18 ADOPTING A REDEVELOPMENT PLAN FOR 39 ALLEN AVENUE BLOCK 1705, LOT SIX AND SEVEN.
[7.b. 17-2026 – Finding Block 205, Lots 3.09, 15 & 16 Qualifies as an Area in Need of Rehabilitation]
ON THE AGENDA[00:20:01]
IS RESOLUTION OF 17 DASH 2026, FINDING BLOCK 2 0 5, 3 0.09 15, AND 16 QUALIFYING AS AN AREA IN NEED OF REHABILITATION.AND AGAIN, MR. CHAIR COULD PRESENT ON THIS ONE.
SO THIS ONE IS ACTUALLY THE FIRST STEP IN THE PROCESS WHERE THE LAST, UH, ITEM ON THE BOARD'S AGENDA WAS THE REDEVELOPMENT PLAN.
THIS IS THE FIRST STEP UNDER THE LOCAL REDEVELOPMENT AND HOUSING LAW WHERE TOWNSHIP COUNCIL HAS ASKED THE PLANNING BOARD, UH, TO DETERMINE WHETHER OR NOT THE PARCELS IDENTIFIED IN THE RESOLUTION MEET THE STATUTORY CRITERIA TO BE CONSIDERED AN AREA IN NEED OF REHABILITATION FOR SOME OF THE NEW BOARD MEMBERS.
THERE ARE SORT OF TWO BROAD CATEGORIES.
UNDER THE LOCAL REDEVELOPMENT AND HOUSING LAW, THERE IS REDEVELOPMENT AND THERE IS REHABILITATION.
THERE'S A MUCH LOWER STANDARD OF PROOF UNDER THE CRITERIA FOR A REHABILITATION.
UH, CITY OF SUMMERS POINT, THE ENTIRE MUNICIPALITY HAS BEEN DESIGNATED IN AREA NEED OF REHABILITATION.
SIMILARLY, THE ENTIRE DOWNTOWN OF MEDFORD, THE HVC DISTRICT IN 2013 WAS DESIGNATED IN AREA NEED OF REHABILITATION.
ONE IS WITHOUT AND ONE IS WITH CONDEMNATION.
AND REDEVELOPMENT DOES ALLOW FOR LONG-TERM PILOTS.
THAT IS NOT THE CASE HERE WITH REHAB.
UM, NO PILOTS ARE PERMITTED AND NO EMINENT DOMAIN IS PERMITTED IN ANY WAY, SHAPE, OR FORM.
AND THE COUNCIL HAS DETERMINED, UH, THAT THE REHABILITATION PROCESS IS NECESSARY TO EFFECTUATE, TO ELIMINATE SUBSTANDARD CONDITIONS, ARREST THE DETERIORATION OF THE AREA, AND TO ENCOURAGE IMPROVEMENT AND REINVESTMENT NOT LIKELY TO BE ACCOMPLISHED PRIVATELY.
I'LL GO THROUGH SOME OF THE STATUTORY CRITERIA AND WE DO HAVE THE REPORT THAT WAS ISSUED, UH, DATED SEPTEMBER 11TH, 2026 BY OUR OFFICE WHERE WE IDENTIFIED THE PARCELS.
THE MAP HAS ALSO BEEN, UH, ON TOWN IN IN TOWN HALL.
I'LL REFER TO THE AREA LOCATION MAP AND IT'S KIND OF HARD TO SEE, BUT JUST FOR REFERENCE ON THE LEFT HAND OR THE RIGHT HAND SIDE OF THE PARCEL IN QUESTION IS MAIN STREET.
THE EXISTING WAWAS IN THIS CORNER, THE EXISTING DUNKING DONUTS IS HERE.
EAGLE AUTO AND THEN, UH, FELLOWSHIP ALLIANCE CHAPEL IS IN THIS AREA TO THE NORTH AND WEST OF THE SUBJECT PROPERTY.
THERE ARE FOUR PROPERTIES WITHIN, UH, I'M SORRY, THREE PROPERTIES THAT ARE WITHIN THE, UH, REQUESTED STUDY AREA.
UH, I'LL TOUCH ON SOME OF THOSE.
UH, THE CHARACTERISTICS OF THOSE PROPERTIES IN WHICH WE DEVELOPMENT CRITERIA WE BELIEVE ARE MET BY THOSE.
AND ON PAGE FIVE OF THE, OF OUR REPORT, IT IDENTIFIES THOSE STATUTORY CRITERIA THAT ARE, UH, NECESSARY TO BE FOUND, UH, IN ORDER FOR THE DESIGNATION.
UH, CRITERIA NUMBER ONE IS A SIGNIFICANT PORTION OF THE STRUCTURES THEREIN ARE IN A DETERIORATED OR SUBSTANDARD CONDITION.
NUMBER TWO IS MORE, THE MORE THAN HALF THE HOUSING STOCK IN THE AREA IS AT LEAST 50 YEARS OLD.
NUMBER THREE IS THERE IS A PATTERN OF VACANCY, ABANDONMENT OR UNDER UTILIZATION OF THE PROPERTIES IN THE AREA.
FOUR IS RELATES TO A PERSISTENT ARREARAGE OF PROPERTY TAX PAYMENTS.
FIVE RELATES TO ENVIRONMENTAL CONTAMINATION AND SIX IS A MAJORITY OF THE WATER AND SEWER INFRASTRUCTURE IS AT LEAST 50 YEARS OLD AND IN NEED OF REPAIR OR, OR SUBSTANTIAL MAINTENANCE.
UM, THE GOOD NEWS IS THERE'S NO ENVIRONMENTAL CONTAMINATION, NO ARREARAGE OF PROPERTY TAX PAYMENTS AND THE SEWER AND WATER IS NOT IN NEED OF SUBSTANTIAL REPAIR.
SO THAT, THAT'S THE GOOD NEWS.
WE WILL TOUCH LARGELY ON CRITERIA, UH, ONE AND THREE AS WE GO THROUGH EACH, EACH OF THE PROPERTIES.
THE LOT 15 IN THE NORTHERN AREA IS A 0.19 ACRE PARCEL.
IT'S CURRENTLY LOCATED IN THE CC COMMUNITY COMMERCIAL ZONING DISTRICT, UH, CONTAINS A ONE STORY AND TWO STORY RETAIL STRUCTURE THAT WAS PREVIOUSLY USED AS A TACK AND SADDLE SHOP.
AND IT HAS BEEN VACANT FOR MORE THAN A DECADE.
THE PROPERTY ALSO CONTAINS A SHED PARKING AND THE SITE IS ACCESS FROM 5 41.
IT'S DRAMATICALLY UNDERSIZED WITHIN THE
[00:25:01]
CC ZONING DISTRICT, WHICH HAS A MINIMUM LOT AREA REQUIREMENT OF ONE ACRE.UM, WE'VE IDENTIFIED A NUMBER OF PHOTOGRAPHS, UH, RELATIVE TO THE CONDITION OF THE STRUCTURE THAT SHOW SIGNS OF, UH, SUBSTANTIAL AGE AND SIGNIFICANT SIGNS OF DETERIORATION AND DILAPIDATION.
AND AGAIN, IT HAS REMAINED VACANT FOR MORE THAN A DECADE.
THERE'S NO SIDEWALKS, NO STORMWATER MANAGEMENT FOR THAT PARCEL.
AND BASED UPON THOSE FACTORS, WE BELIEVE THAT BOTH CRITERIA ONE AND THREE ARE MET WHERE ONE IS THAT A SIGNIFICANT OF THE, OF THE STRUCTURES ARE IN A DETERIORATED OR SUBSTANDARD CONDITION.
AND THREE, THERE'S A PATTERN OF VACANCY ABANDONMENT OR UNDER UTILIZATION OF THOSE PARCELS.
AND I THINK JUST BY VIRTUE OF THE 10 YEAR VACANCY, UH, CLEARLY MEETS THAT CRITERIA LOT 2 0 5, LOT 16 IS JUST TO THE SOUTH OF LOT 15.
UH, ALSO LOCATED IN THE CC ZONING DISTRICT THAT WAS FORMERLY AND AUTO PARTS STORE THAT CLOSED IN 2023 AND HAS REMAINED VACANT SINCE THAT TIME.
UM, THE BUILDINGS ARE APPARENTLY SERVICEABLE, BUT AGAIN, BASED ON OUR INSPECTION AND THE PHOTOGRAPHS THAT ARE INCLUDED IN THE REPORT, UH, THE BUILDING, THE SITE STRUCTURES, FENCING, SITE IMPROVEMENTS ARE OF SUBSTANTIAL AGE AND EXHIBIT SIGNIFICANT SIGNS OF DETERIORATION AND DILAPIDATION.
AGAIN, NO SIDEWALKS, NO APPARENT STORMWATER MANAGEMENT OF THE SITE LARGELY DUE TO THE TIME WHEN IT WAS CONSTRUCTED AND FOR THE SAME REASONS AS LOT 15.
WE BELIEVE THAT LOT 16 CAN BE INCLUDED IN THE REHABILITATION DESIGNATION BECAUSE A SIGNIFICANT PORTION OF THE STRUCTURES IN A DETERIORATED OR SUBSTANDARD CONDITION.
AND THERE'S A PATTERN OF VACANCY ABANDONMENT FOR UNDER UTILIZATION OF THE PARCELS.
UH, THE NEXT TWO PARCEL, UH, THE NEXT SINGLE PARCEL IS BLOCK 2 0 5, LOT 3.09.
3.09 IS THE ENTIRE FELLOWSHIP ALLIANCE CHAPEL.
THAT IS WHAT WAS INCLUDED IN THE, UM, IN THE NOTICE THAT WAS PROVIDED.
THE AREA FOR WHICH THE REHABILITATION DESIGNATION IS SOUGHT IS A VERY SMALL PORTION OF THE SITE FRONTAGE THAT WAS PREVIOUSLY LOTS 17 AND LOTS 18.
AS YOU CAN SEE IN THE REPORT, UH, ON PAGE 18, PRIOR LOT 17 FURTHER TO THE WEST INCLUDED A RESIDENTIAL USE, UH, CONSTRUCTED SOMETIME IN THE FORTIES OR FIFTIES THAT WAS ABANDONED AND DEMOLISHED SOMETIME, UH, BETWEEN 2008 AND 2010 AS IDENTIFIED ON THE 2008 STREET VIEW.
AND THEN A CURRENT STREET VIEW WHERE THAT, UH, PRIOR BUILDING WAS SHOWN.
UH, SIMILARLY FOR LOT AND THERE ARE AERIAL VIEWS AS WELL, STREET VIEW AND AERIAL VIEWS ON THE NEXT PAGES.
MATT HAS OBVIOUSLY REMAINED VACANT, UH, SINCE THAT TIME.
LOT 18 IS THE VACANT AREA LOCATED AT THE INTERSECTION, UH, NORTHWEST QUADRANT.
AND THERE WAS ALSO A RESIDENCE THAT WAS CONVERTED TO AN OFFICE AND UTILIZED AS AN OFFICE, UH, FOR MANY YEARS.
AND THAT USE WAS ABANDONED SOMETIME BETWEEN 2008 AND 2010.
THAT BUILDING WAS SUBSEQUENTLY DEMOLISHED AND THAT PORTION REMAINS UNDEVELOPED AS WELL IN TERMS OF MEETING.
AND THERE ARE AERIAL IN THERE EXHIBITING THAT, THAT VACANCY AS WELL.
THE INTERESTING THING ABOUT LOT PRIOR, LOTS 17 AND 18, ALTHOUGH THEY'RE NOW PART OF THE LARGER FAC CAMPUS, UM, THOSE LOTS WERE PREVIOUSLY LOCATED WITHIN THE CC ZONING DISTRICT.
AND THEN THERE WAS A, A RECOMMENDATION AND, AND ORDINANCES MODIFIED WHERE A MAJORITY OF THE PLACES OF WORSHIP IN THE MUNICIPALITY WERE PLACED INTO THE PPE, THE PARK PUBLIC EDUCATION ZONING DISTRICT.
THERE WERE SEVERAL THAT THAT WERE MISSED.
AND UH, THIS PARCEL WAS, WAS ONE OF THEM, UH, THESE TWO, UH, CHURCH OWNED PARCELS.
[00:30:01]
INTERESTING THING FROM AN ECONOMIC DEVELOPMENT STANDPOINT, NO COMMERCIAL USE IS PERMITTED WITHIN THE PPE ZONING DISTRICT.SO FOR ANYTHING TO BE CONSTRUCTED IN THIS AREA ALONG THAT COUNTY ROAD FRONTAGE AT THAT NODE OF WHAT HAS HISTORICALLY BEEN A LITTLE NODE OF COMMERCIAL ACTIVITY IN THE TOWN, UH, ONLY SCHOOLS, MUNICIPAL BUILDINGS AND OTHER RELATED USES WOULD BE PERMITTED.
AND IT WAS ACTUALLY TO THE POINT WHERE, AND AND THIS IS YEARS AGO, THE 2017 MASTER PLAN REEXAMINATION REPORT AND THE PPE ZONING DISTRICT STUDY SPECIFICALLY RECOMMENDED THAT ALL PLACES OF WORSHIP BE REMOVED FROM THE PPE ZONING DISTRICT AND RETURNED TO EITHER THEIR PRIOR ZONING IF KNOWN OR TO ONE OF THE ADJACENT ZONES.
UH, THAT WAS FOR SEVERAL REASONS.
THERE ARE A LOT OF PLACES OF WORSHIP WHERE THERE MAY HAVE BEEN A SANCTUARY ON ONE LOT AND THERE MAY HAVE BEEN A, A RECTORY OR PARSONAGE ON THE ADJACENT LOT.
AND FOR FINANCIAL REASONS THEY LOOK TO, UM, DIVEST THEMSELVES OF THAT PROPERTY AND THEY WOULD NOT BE ABLE TO BECAUSE ONLY THOSE MUNICIPAL OR PLACE OF WORSHIP LAND USES ARE PERMITTED.
THOSE ORDINANCES AND THOSE ZONE CHANGES HAD NOT, UH, BEEN EFFECTUATED.
UH, SO THOSE TWO PARCELS ARE ESSENTIALLY UNDEVELOPABLE BECAUSE OF THEIR CURRENT PPE ZONING DESIGNATION.
AND AS WE INDICATED BEFORE, THEIR STATUTORY CRITERIA NUMBER THREE IS CLEARLY MET BECAUSE THERE'S A PATTERN OF VACANCY ABANDONMENT OR UNDER UTILIZATION OF THOSE PROPERTIES AS THE PRIOR HOUSE AND PRIOR OFFICE HAVE BEEN DEMOLISHED.
SO IT'S OUR RECOMMENDATION AS SET FORTH IN THE REPORT THAT THE ENTIRETY OF LOT 15, THE ENTIRETY OF LOT 16 AND THAT PORTION OF LOT 3.09 THAT PREVIOUSLY CONSISTED OF LOTS 17 AND 18, BE DESIGNATED AS AN AREA IN NEED OF REHABILITATION UNDER THE LOCAL REDEVELOPMENT AND HOUSING LAW.
THAT WAS ALSO A SHORT VERSION.
UM, AND MR. CHAIRMAN, THIS ONE IS, THIS ONE IS A PUBLIC HEARING.
FOR THE DESIGNATION BY THE PLAN.
DO YOU HAVE ANY QUESTIONS FOR YEAH, I JUST NEED A QUICK RECAP FOR YOUR SHORT VERSION HERE.
UM, SO 3.09 IS A SEPARATE LOT RIGHT NOW.
IT WAS FORMALLY 1719, SO THERE'S NO SUBDIVIDING OR ANYTHING REQUIRED.
SO 17 AND 18 WERE CONSOLIDATED AND BECAME PART OF THE LARGER FAC CAMPUS.
UM, AND SO THE ONLY PORTION THAT'S LOOKING TO BE DESIGNATED AT THIS TIME IS THAT, UH, THE PRIOR LOT 17 AND PRIOR LOT 18 PORTIONS OF 3 0 9 WHERE THE HOUSE AND THE OFFICE WERE.
I'M CONFUSED THAT THE, THE AREA THAT THOSE HOUSES IN FRONT OF, THEY'RE NOT GONNA BE PART OF IT.
I THOUGHT YOU SAID THEY THEY ARE THEY, SO THEY, THOSE TWO LOTS ARE INCLUDED IN THIS IN THIS STUDY? YES.
AND SINCE YOU'VE BROUGHT IT UP, REHAB VERSUS REDEVELOPMENT, I JUST WANT TO MAKE SURE I I UNDERSTAND THE DIFFERENCES MAYBE FOR THE FUTURE.
YOU SAID THERE'S SIX CRITERIA, UM, FOR REHAB AND TWO APPLY TO THESE PROPERTIES.
SO TO DESIGNATE SOMETHING AS A REHAB YOU CAN HAVE AS LITTLE AS ONE OF THESE CRITERIA? YES.
AND THESE SIX CRITERIA ALSO APPLY TO REDEVELOPMENT? NO.
SO UNDER THE STATUTE THERE ARE, THERE'S A COMPLETELY DIFFERENT SET AT A HIGHER STANDARD.
AND IT'S NOT JUST PILOTS OR CONDEMNATION THAT, UH, DETERMINE IF SOMETHING'S AN AREA NEEDED REDEVELOP DEVELOPMENT.
SO THAT'S WHY WE'RE CALLING IT REHAB IS BECAUSE OF THE YEAH.
AND THIS REHABILITATION DESIGNATION ESSENTIALLY ALLOWS THE MUNICIPALITY TO DEVELOP A REDEVELOPMENT PLAN FOR THAT AREA THAT CAN MODIFY THE ZONING THAT WILL ALLOW THOSE PPE UH, PORTIONS OF THE, OF THE STUDY AREA TO BE REZONED WITH THE OTHER PARCELS INTO, UH, FUTURE PRODUCTIVE COMMERCIAL USE.
SO, UH, A DESIGNATION OF REHAB ALLOWS FOR A REDEVELOPMENT PLAN BUT IT DOESN'T ALLOW FOR A DESIGNATION OF REDEVELOPMENT.
[00:35:01]
REDEVELOPMENT DESIGNATION AND NO PILOT.I HAVE, I HAVE ONE QUESTION LOT.
UM, YOU MENTIONED THERE'S NO ENVIRONMENTAL ISSUES.
PLACE C SOME FUEL TANKS ON THERE.
YOU TALKED ABOUT THE DEGRADATION.
ARE WE, DO WE KNOW FOR SURE THERE'S NO ENVIRONMENTAL ISSUES OR WILL THAT BE TESTED LATER? THEY WILL HAVE TO BE TESTED LATER.
UM, WE SEARCHED THE KNOWN CONTAMINATED SITES AND THERE HAS, THERE IS NOTHING THAT WAS INDICATED, BUT THERE ARE SOME ABOVE GROUND, UH, TANKS LOCATED ON THE SITE.
AGAIN, SIMILAR TO THIS, IF, IF THE BOARD CONCURS THAT THESE MEET THE CRITERIA AND THIS IS DESIGNATED BY THE BOARD AND TOWNSHIP COUNCIL AS A REHABILITATION AREA, THEN DEVELOPMENT PROPOSALS CAN BE CONSIDERED AND THEN A, BASICALLY A REDEVELOPMENT PLAN FOR NEW ZONING COULD BE PUT IN PLACE.
AND EVEN AFTER ALL OF THAT, ANY DEVELOPMENT HERE WOULD STILL HAVE TO COME BACK TO THIS BOARD FOR SITE PLAN APPROVAL UNDER THE NORMAL COURSE OF ANY DEVELOPMENT APPLICATION IN TOWN.
THAT'S WHY I HANDED THAT LITTLE COLOR CODED THING OUT THERE.
AND I DON'T HAVE ONE FOR THIS PROJECT, BUT THERE ARE THREE MAIN JUMPS TO THIS.
THE, THE TOP BLUE PART IS THE DESIGNATION PHASE, UH, THE MIDDLE PART IS THE REDEVELOPMENT PLAN PHASE AND THEN THE PURPLE AT THE BOTTOM IS STILL SITE PLAN.
SO THERE'S, THERE'S A LOT OF STEPS.
I DON'T WANNA MAKE MORE WORK YOU, BUT I REALLY LIKE THAT LITTLE CHART.
ANY OTHER QUESTIONS TO THE BOARD? SO THIS TIME WHAT MAKE OPEN IT UP TO THE PUBLIC.
DOES ANYONE FROM THE PUBLIC WISH TO SPEAK SEEING AS NO ONE? DO WE HAVE TO MAKE A MOTION TO CLOSE THAT OR? WELL, UH, DID WE MAKE A MOTION TO OPEN? I DIDN'T.
SO SINCE NOAH'S GONNA COMMENT, THERE'S NO NEED TO, OKAY.
THAT'S A MATTER OF RECORD NOW.
BUT NORMALLY YOU GOTTA MAKE A MOTION OPEN OUT.
UH, SEEN AS THERE'S NO ONE IN THE PUBLIC.
UM, WAIT, LET ME GO BACK TO THAT LITTLE THING HERE.
SO AT THIS POINT WE WOULD NEED TO HAVE A MOTION, RIGHT? SOMEONE HAVE TO MAKE A MOTION TO APPROVE RESOLUTION 17 DASH 2026 FINDING BLOCK 2 0 5 LOTS, 3.09, 15 AND 16 QUALIFYING AS AN AREA IN NEED OF REHABILITATION.
DO I HAVE A MOTION? I'LL MAKE THAT MOTION FOR AREA IN NEED OF, UH, REHABILITATION.
UM, AT THIS POINT, UM, SEEING OPEN UP TO THE GENERAL PUBLIC, DOES ANYONE FROM THE PUBLIC WOULD SPEAK? DOESN'T LOOK LIKE IT.
UM,