REDEVELOPMENT PLAN BAY STREET STATION . - Montclair
REDEVELOPMENT PLANBAY STREET STATION SITEPHASE I ITOWNSHIP OF MONTCLAIRPrepared by Karen A. Kadus, PP/AICPDirector of Planning & Commu ity DevelopmentAdopted: September 25, 2001Revised:AUGUST 10,2004
INTRODUCTIONIn June 1999, the Township Council designated the land describedin this Redevelopment Plan as "an area in need of redevelopment"under the New Jersey Local Redevelopment and Housing Law (P.1.1992 , C . 79) . Before construction can begin on land adjacent tothe Montclair Connection rail link, the law requires that theTownship Council adopt a Redevelopment Plan, which details acou rse of action for the physical development of the land.Because of the phasing of the project, it was determined tocomplete the Plan in two parts. The Township Council adopted thePhase I Redevelopment Plan on January 18, 2000; it covers theno rtherly and southerly ends of the redevelopment area-themunicipal fire headquarters at the corner of Bloomfield Avenueand Pine Street and a senior citizen housing development at thecorn er of Glenridge Avenue and Pine Street.Th e Planning Board reviewed the site plan for the municipal fireheadquarters on June 12, 2000. The Township began constructionin Spring 2002 and completed the building within 18 months. Thesenior citizen housing development known as Pineridge ofMontclair received Planning Board approval on April 10, 2000.
The United Methodist Homes of New Jersey, developer of th ese n i or housing site began construction in Fall 2001 andcompleted the project in December 2002 . It is currently fullyocc upied.This Phase II Plan focuses on the land area betweenthe fire headquarters and the senior housing, approximately3.3ac res in si z e with frontage on Pine Street, as well as the landto the east of the rail line owned by the Township.BACKGROUNDThe overall redevel o pment area is bounded by Glenridge Avenue onthe north , Bloomfield Avenue on the south, Pine Street on thewest and the Matthew Carter Apartments and Montclair Ford autodealership to the east. It encompasses tax lots 5,port i on of 8 . 02 in Block 4201 .6, 7, and a(see attached tax map excerpt).Historically , the site was occupied as early as 1907 by severalcommercia l and multi-family residential buildings and part ofthe Delaware Lackawanna and Western (later Erie Lackawanna)railroad system. John Blondel and Son, a coal and wo oddepository , replaced the DL&W Coal Company. A building supp l ycomp any and automotive body repair shops were also establishedthere. By 1 986 , the Montclair Redevelopment Agency had acquired3
and cleared most of the land for future redevelopment. Toney*sBroo k was channeled along the northerly border of the site.BayStreet between Glenridge Avenue and Bloomfield Avenue wasvac ated, and Pine Street was rerouted to the original BaySt reet/Bloomfield Ave intersection. A surface parking lot for14 1 cars and Day Nurseries, Inc., a day care center, wereesta blished on the site.In anticipation of redevelopment in 1999, the Township retaineda consulting firm to conduct a Phase I and Phase IIEnvironmental Site Assessment of the property to determinewhethe r contamination was present. Four areas of concern wereidentified (48 Bay Street, railroad spurs, freight depot and J.Blon del & Son Coal pockets), soil tests conducted andc o ntamination discovered. Contaminated soil was remediated toleve ls which met NJDEP cleanup standards at the senior housingand fire h o use sites.RELATIONSH IP TO LOCAL OBJECTIVESA. Appropriate land uses and density of population.The surrounding zoning designations(Cl Central Business Zonealong Bl oomfield Avenue and NC Neighborhood Commercial Zone4
along Glenridge Avenue) permit a variety of residential,c ommercial and mixed uses . Surrounding land uses include multi fa mily residential, commercial and public schoo l(see attachedLand Use Map) .To formulate a plan for the vacant tract of land and thesurrounding neighborhood , a Lackawanna Neighborhood DevelopmentStrategy was prepared in 1997 by the Schoor Depalma Group,engineers and design professionals . A team of planners workedwith a citizen committee to formulate a strategy for the PineStreet n eighbor h ood revitalization and create a vision for thevac ant land, which is now known as the redevelopment area . Thatvi sion included the following elements , which have beeninco rporated into this Redevelopment Plan and the previouslyadopted Phase I Redevelopment Plan :Multi-modal transp or tation centerDay Nurseries,Inc . day care centerFire stationParking to meet rail commuter needsPedestrian connections between the residential and retailareas al o ng Bloomfield Avenue , Glenridge Avenue and PineStreet5
Pedestrian-friendly transit station with bicycle racksThe 1998 Montclair Town Center Development Strategy for an Arts,Cul ture & Entertainment District prepared by Urban Partners,pl anners and architects, recommended expansion of Montclair*s taxbas e thr o ugh increased private investment in the Town Centerinwh ich this redevelopment area is located. It also recommended amu nicipal services center adjacent to the Bay Street trainstation , including fire and police offices.The redevelopment at the train station represents the first stepin the revitalization of this historic neighborhood as outlinedin the Lackawanna Strategy. Neighborhood revitalization shouldgo much further . Upon completion of the rail connection, theTown ship should proceed with the remaining elements of theLack awanna Neighborhood Development Strategy, includingrehabilitation of the aging housing stock in the historic PineStre et District just north of Glenridge Avenue, and installati ono f public improvements such as decorative lighting, newsidewalks and curbs along its residential streets.In March,2002 , the Township declared a portion of the Pine StreetDist rict an "area in need of ·rehabilitati on ," and in July 2003 ,adopted a plan encouraging preservation and rehabilitation. It6
also offered short-term tax abatements to affordable housingdevelopers. The individual land use components of theredevelopment plan are described below.HOUSING: MARKET RATE AND AFFORDABLE RENTALMontclair has a diversity of housing that distinguishes it fromneighboring communities not offering the range of housing typesa nd prices found here . This diversity is reinforced in theTownsh i p*s Master Plan which cites as a goal "the continuedmaintenance of Montclair as a desirable residential communityaccommodating a range of population and income groups." It wasf u rther reinforced by resolution dated January 14, 2003 whenaffordable housing was made a top priority and the Town Councilstated its intent to take appropriate action to maintain andcreate affordable housing.An opportunity exists in the redevelopment area to provide bothmarket rate and affordable housing in conformance with theTo wnship*s housing objectives on one of the few remainingdevelopable parcels in the Township. The Phase I RedevelopmentPlan described one affordable housing component of the7
redevelopment area-the HUD 202-funded 48-unit senior citizenapartment building located at the corner of Pine Street andGlenridge Avenue. Th i s United Methodist Homes* age- and incomerestricted housing development addresses the housing needs ofs enior citizens on limited incomes. Additional affordable unitsshould be constructed to accommodate those who cannot affordmarket rate housing. The affordability component should be aminimum of 10 % of the total unit count .The market f o r rental housing remains strong for young adultswho c a n n o t yet attain home-ownership. The trend towards smallerho useh o ld size continues, with many singles living alone orsharing quarters with other singles or with their children.There have been few rental apartment buildings constructed inthe last 15 t o 20 years(although a rental development wasco nstructed at the former Bellclaire Lanes site on Bloom f ieldAv enue), and the conversion of many garden apartment complexesto c o nd ominiums in the 1980s reduced the stock of rental units.Commuters are attracted to Montclair for its convenient publictransit access to New York City . New rental housing in theredevel o pment area, immediately adjacent to the train station,8
will be highly desirable to those who commute by rail. Housingis a smart land use choice in the Town Center; planning studieshav e concluded that housing in and near a downtown promotese c onomic v it ality and stability, providing a built-in presencein the evening hours after offices have closed, as residentsf requent restaurants and cultural events for entertainment.Housing also provides a substantial tax ratable to the Township.Furthermore , the redevelopment area abuts other residentialuses , i nclud ing the Montclair Mews townhouse development andseveral multi -famil y buildings at both subsidized and marketr a tes .Based up on existing density patterns of surrounding residentialdevelopment s and recommendations for transit-oriented housingfound in planning literature , the maximum residential densityshould be 48 units per acre.(see attached density map). Thisredevelopment area is surrounded by zones which permit multifamily uses at densities of 28 to 55 units per acre. The closestt wo -family residential zone is to the south of Bloomfield Avenuewhic h, in fact,contains numerous non-conforming multi-familystructures .9
MUNICIPALLY CONTROLLED SPACE WITHIN THE REDEVELOPMENT Tne redeveloper shall provide the Township with up to 14 , 000square feet of floor space in the redevelopment area. The amounto su c h space and the financial terms shall be as agreed uponbetween the redeveloper and the Township . Such space locatedwithin the redevelopment area shal l be utilized in any mannerpermitted by the redevelopment plan and approved by theTownship. Permissible uses for the municipally controlled spacema y include , but are not limited to , day care facilities ,community space and/or space designed to promote public safety.RETAI L : CONVENI ENCE TYPE RETAIL, PERSONAL SERVICES ,CONCESSIONSThe redevelopment area abuts the central business district alongthe easterly end of Bloomfield Avenue and the Ne i ghbor h oodCommercial Zone to the north , providing a variety of retailstores , restaurants , offices and personal services . Conveniencetype retai l , personal services and/or concessions stands whichdo not compete with existing uses on Bloomfield Avenue andGlen ridge Avenue are recommended for the redevelopment areaserving residents and commuters . Examples might include abagel/coffee shop , newspaper stand , ATM/bank and pharmacy .10
Business office uses are not recommended so as not to detractfrom ex i sting offices in adjacent areas, many of which occupysecond flo o rs over stores in the central business district. PARKING DECK: SHARED PARKING FOR COMMUTERS/TENANTSThe c o nstruction of a parking deck is mandated by NJ Transit toac commo date any e x pected increase in commuter parking resulti n gf r o m the Montclair Connection rail link which has provided aone-seat ride to midtown Manhattan since Fall 2002. The parkingdeck shall provide a number of parking spaces for rail commutersa nd municipal use as agreed to, and c o nsistent with, an executedsettlement agreement with NJ Transit. The Township may offert hese spaces for overnight parking by permit. The Township mayb uild a larger capacity deck to serve other uses in theredev e l opment area as well, and the Township may require thatthe deck to be constructed shall be built in a manner thatall ows subsequent construction of additional levels to providei n c reased parking in the future.Due to the limited land area, amulti-leve l deck is the most efficient use of space, since moreparking can be created within a structure than on a surface oft he same dimensions. Shared parking provides greater11
efficiencies, too.From a design standpoint, the Pine Street facade should bescreened from public view, with the balance of the structuretobe partially hidden or appropriately landscaped in order to makethe structure aesthetically pleasing. The deck should be l o catedat the rear portion of the site, away from Pine Street, so thatit is not visually intrusive and is more accessible to the traintr acks. Particular attention should be given to exposed walls o fth e deck, i.e., view from the east across tracks from MatthewCa rter Apartments . Public art should be incorporated in thede sign of the parking deck. TAX LOT 5The land owned by the Township, and designated as Tax Lot 5wh ich contains the unculverted section of Toney*s Brook isove rgrown with shrubbery, and the banks are unstable. TheTownship should clean and enhance the brook. Toney's Brook shallbe used in a manner determined by the Township to be consistentwi th the Redevelopment Plan and which best meets the needs ofthe community , and the Township should give consideration topreserving this land as passive open space.12
TRAIN STATIONTheconstruction of aTransit .andItmustnew train station is ameetaccommodationsminimum NJ of NJtooriginalbenchessalvaged from the waiting area of the historic Lackawannastation ing ,itstationitshouldofhighlyprominentbuildingstreet .Pedestrian - friendly amenitiesbeaanotherthebehaveIfitvisiblethatisasuch as bicycleincorporated into the design ineracksStreet .shouldalsoPublicly funded train stationsare required by law to contain an art component.B . Improved traffic, public transportation , public utilitiesrecreation and community facilitiesThe Montclair Connection jo i ned the Boonton Line and theMontclair Branch , thereby providing more efficient trainservicetopointseast .Additionalparking may beneededaccommodate any possible increase in ridership alltofrom2002 .A
multi-levelparkingstructurethe same footprint assurface parking.commuter ridership orepossible,aspickingupalternative,onSince any increase inbring more vehicles,ifvehiclesshuttle serviceanon-automobilecommutersalongdesignated routes during the morning and evening rush.The NJTransit bus line along Bloomfield Avenue should be routed toPine Street, closer to the train station so that commuters canmake an easy connection from bus to ineandStreetincludingtrashbetweenAvenue to draw pedestriansdecorativereceptaclesGlenridgefrom ldPine Street neighborhoodto Bloomfield Avenue.PROPOSED LAND USE AND BUILDING REQUIREMENTSBulk Requirements:In accordance with the Local Housing and Redevelopment Law,Plansupercedesthecurrentzoningregulationsthis site and establishes the followingthe uses proposed for Phase II.14thisapplicablezoning requirementstofor
Minimum front yard setback: 0 feetMinimum rear yard setback from lease line: 0 feetMaximum building heightis60feetabovetheaverage grade.Ornamental towers shall be exempt from the height re,providedhowever that solely for the purpose of satisfying this densityrequirement, the acreage upon which the public parking deck isconstructed for NJ Transit commuters shall be deemed top art o fbe athe project site acreage for any project constructedin accordance with this Phase II Redevelopment Plan.Parking :R equi ednumber of on-site parking spaces is as follows:a ) ( i ) 1.2 spa c es per dwelling unit which spaces shall be locatedwithintheapartment buildingparcel,shared parking arrangementsinreferencedThisina ( ii)below.(ie)exclusiveofanythe public parking garageratioistheresultofasashowing by the redeveloper that the redevelopment area's ff-siteparking resources will allow such a ratio to be sufficient tosatisfya ) (ii)Theparking needs within the redevelopment area.permitteduseswithin15theRedevelopmentArea
(including , but not limited to the apartment building parcel,themunicipallycontrolledspaceandtheseek to take advantage of and negotiate,parkingarrangementsfacility .Anywithinsuchthearrangementfirehouse)as euponthepermitted uses within the Redevelopment Area and the parkingdemands generated therefrom,as well as the needs of commuterparkers in accordance with requirements imposed by New gotiatedwith the applicable government entity, including among TransitCorporation.b)1 space per 200 s. f .of retail/personalservice grossfloorarea. No parking is required for concession (a) (ii)above does not meet the needs of the municipally controlledspace ,30parkinglocatedspacesbeneaththeproposedapartment building parcel shall be made available for use inconjunction with the municipally controlled space.The daysandsuchhoursofoperation ,andotherconditionsforuseshall be pursuant to terms and conditions negotiated between16
theRedeveloperandtheTownshipand/ orMontclairPa .:ekingAuthority , as the case may commuter parking spaces during normal business hours,providedina (ii)above,mayalsobeusedforasbut asparkingforother permitted uses within the Redevelopment Area sareavailable during business hours.(e )Up to30 % ofparcel may nt buildingTandem parkingsha llals o be permitted in the apartment building parcel.A variance from any of these zoning standards may be requestedthrough the procedure established by State law.Design Standards: Principal buildings should be built near the streetline. Theheight of building to street width ratio should not exceed1:1.Thisincludingob j ,streets.massinginThethe
neighborhood . Zero setback brings activity to the public streetandinsuresthatPine Street has atheuseswillbepartofthe66footright-of-way width.neighborhood.A 1: 1 buildingheight-street width ratio is appropriate to create a sense ofencl o s ure ,but not to be so imposing(high -rise ) or toos mall(lo w-rise). Parking Deck should be located at the rear of the site.The location of the deck should be close to the rail line edestrian-friendlyandplatforms .Siteandbuildingsshouldandhandicapped accessible.Clearpedestrianfac ilitatepathsandsmooth trafficcreate a safety hazard.entrances/exitsflow within theareessentialtosite so as nottoPedestrian and bicycle traffic shouldbe separate from vehicular traffic through the use of clearlyidentified (with signage and distinct materials)sidewalks andcrossings . The site design must balance the need for auto aswell as pedestrian safety.18
Site Plan and buildings should incorporate public rincorporated in the architecture of the buildings or else wh ereo n the site . The NJ Transit-funded train station is mandatedby the State to include a public art component . The train station should be visible from Pine Street.Whetherthetrainstationisfree-standinginto another principal structure,architectural entrancefeatureorincorporatedit must have awhich identifiessignificantitfromPineuseandStreet . e the township*s commitment to mass transit.Streets capeimprovementsalongPineStreet between Glenr idgeAvenue and Bloomfield Avenue should include decorative lights ,patterned sidewalks, trees, and trash receptacles,attractive entrance to the development.19The 42creating anfoot pavement
width of Pine Street is adequate for curb - side parking onsides of the street,boththereby increasing the parking capacityin the area . l gs.PROVISION FOR RELOCATION OF EXISTING USESCommu t e r Pa rking LotAlternative parking will be required for approximately two heredeveloper shall provide interim parking on-site if alternativeparking provisions cannot be made.Day Nurs e ries, Inc.The 7 , 000 s.f. modular structure currently owned and occupied byDay Nurseries.Inc.,theNurseriessite .Dayadayhascarecenter ,been20movedhastobeen vacatedOurLadyoffromMount
c armel Church on Pine Street.IDENTIFICATION OF LAND TO BE ACQUIREDNo land will be acquired by the Townsh i p to effectuate the plansince the redevelopment area land will be leased from NJ Transitpursuant t o a land swap agreement entered into by the Townshipa n d NJ Transit . The land swap agreement shall provide theTownship with access to the property which comprises theredevelopment area . The proposed municipal use(s) at Toney ' sBr ook can be accessed through an easement with NJ Transit, or aland lease or purchase from the adjacent Matthew CarterApartments .SIGNIFICANT RELATIONSHIP TO MASTER PLANA number of recommendations found in this Plan will meet goalsse t b y the Township in its Master Plan Reports of 1992 and 1999 .The Plan will further the goals of the Township by:Pr ov iding adequate commuter parking for rail station users .Encouraging bus operators to improve linkages of bus andrail service.Establishing shuttle services for rail commuters to reduceparking demand at stations .21
Maintaining the Township as a desirable residentialcommunity accommodating a range of population and incomegroups.Refocusing its efforts on improving the viability of itsbusiness community. Impr ovement of the Township*s businessdistricts should be continued through the creation ofadditional parking and supportive public facilities andamenities.SIGNIFICANT RELATIONSHIP TO STATE DEVELOPMENT ANDREDEVELOPMENT PLANIn preparation of this Plan, the New Jersey State Developmentand Redevelopment Plan was reviewed to incorporate State-widepolicies for future growth and development recommended forcommunities such as Montclair. Montclair is classified as aMetropolitan Planning Area 1. The direction for older suburbscan be found in the following policy statements:Land Use:Promote redevelopment and development in cores andneighborhood of Centers and in Nodes that have been identifiedthrough cooperative regional planning efforts. PromoteDiversification of land uses, including housing where22
appropria t e , in s i ngle -us e dev e lopments and enhance the i rlinkages to the res t of t he community . Ensur e e f f i ci e nt a n dbeneficial utilization of scarce land resources throughout theplanning area to strengthen its existing divers i fied andcompact nature . Housing: Provide a full range of housing choices th r oughredevelopment , new construction , rehabilitat i on , adaptivereuse of non - residential buildings , and the introduction ofnew housing into appropriate non-residential settings .Economic Development : Promote economic development byencouraging strategic land assembly, site preparation andinfill development, public/private partnerships andinfrastructure improvements that support an identified rolefor the community within the regional marketp l ace .Transportation : Maintain and enhance a transportation systemthat capitalizes on high-density settlement patterns byencouraging the use of public transit systems , walking , andalternative modes of transportation to reduce auto dependency ,link Centers and Nodes , and create opportuni t ies for transitoriented redevelopment .Natural Resource Conservation : Reclaim environmentally damaged23
sites and mitigate future negative impacts, particularlywaterfronts, scenic vistas , wildlife habitats and CriticalEnvironmental Sites and Historical and Cultural Sites. Useopen space to reinforce neighborhood and community identity.Recreation: Provide maximum active and passiverecreationa opportunities and facilities at the neighborhood, local andre gi o nal levels by concentrating on the maintenance andrehabilitation of existing parks and open space whileexpanding and linking the system through redevelopment andreclamation projects.Redevelo pment: Encourage redevelopment at intensitiessufficient to support transit, a broad range of uses andefficient use of infrastructure. Promote design that enhancespublic safety, encourages pedestrian activity and reducesdependency on the automobile.24
west and the Matthew Carter Apartments and Montclair Ford auto dealership to the east. It encompasses tax lots 5, 6, 7, and a porti on of 8 . 02 in Block 4201 . (see attached tax map excerpt). Historically, the site was occupied as early as 1907 by several comm
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Roche Diagnostic (“2013 Redevelopment Plan” or “Redevelopment Plan”), on August 27, 2013. The 2013 Redevelopment Plan outli nes the redevelopment process and the basis for the property’s designation as an Area in Need of Rede
Figure 1: Regency Hotel Redevelopment Area Boundary Map 17-117-00-17-010.00 01 Page 3 of 14 Development Dynamics, LLC . Regency Hotel Redevelopment Plan City of Columbia, Missouri SECTION III. REDEVELOPMENT AREA DESIGNATION & SUMMARY OF THE REDEVELOPMENT PROJECT
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