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I. REDEVELOPMENT  PLANNING  DEFINED  

Redevelopment  is  not  just  constructing  buildings;  it  ensures  that  residents  of  a  community  are   empowered   to   improve   their   quality   of   life   and   environment   as   a   result   of   sound  Planning   practices.     Redevelopment   is   typically   perceived   as   the   physical   placement   and  regulation   of   land   uses   and   structures.     However,   redevelopment   goals   should   also  incorporate   other   aspects   of   community   development   such   as   design,   preservation   of  historic   assets,   public   spaces,   promotion   of   environmental   justice,   environmental  remediation   and   even   issues   that   enhance   the   level   of   social   services   provided   to  neighborhood  residents.      

This   document   discusses   the   need   for   improved   redevelopment   planning,   key  redevelopment  planning  concepts  and  a  list  of  policies.    APA-­‐NJ  will  use  this  policy  guide  as  a  means  to  substantiate  its  position  on  redevelopment  planning  in  New  Jersey;  both  in  its  legal  definition  as  well  as  the  practice  of  sound  and  integrated  land  use  planning.    For  the  purposes  of  this  guide,  there  are  several  forms  of  “redevelopment”,  (with  a  Little  “r”)  that  is  centered   on   re-­‐planning   efforts,   zoning   and   private   investment.   The   more   traditional  understanding   of   redevelopment   (i.e.   the   Big   “R”),   revolves   around   the   Local  Redevelopment  and  Housing  Law  (LRHL),  40A:12A-­‐3.    It  contains  certain  tax  incentives  and  powers;   and   lastly   it   discusses   the   rehabilitation   and   reuse   of   existing   structures   and  neighborhoods.  

According  to  the  Redevelopment  Handbook,  A  Guide  to  Rebuilding  New  Jersey’s  Communities;  ‘Redevelopment  is  defined  as:  “A  process  to  rebuild  or  restore  an  area  in  a  measurable  state  of  decline,  disinvestment,  or  abandonment.    Redevelopment  may  be  publicly  or  privately  initiated,   but   it   is   commonly   recognized   as   the   process   governed   by   the   Local  Redevelopment   and   Housing   Law   and   undertaken   in   accordance   with   a   redevelopment  plan   adopted   by   a   municipality.     If   used   correctly,   it   can   transform   an   underutilized   or  distressed  area  into  an  economically  viable  and  productive  part  of  the  community.”      

For  the  legal  definition  as  it  pertains  to  New  Jersey,  we  refer  to  the  LRHL,    "Redevelopment"  means:   “…clearance,   re-­‐planning,   development   and   redevelopment;   the   conservation   and  rehabilitation   of   any   structure   or   improvement,   the   construction   and   provision   for  construction  of  residential,  commercial,  industrial,  public  or  other  structures  and  the  grant  or  dedication  of  spaces  as  may  be  appropriate  or  necessary   in   the   interest  of   the  general  welfare   for   streets,   parks,   playgrounds,   or   other   public   purposes,   including   recreational  and  other  facilities  incidental  or  appurtenant  thereto,  in  accordance  with  the  development  plan.”.  

“Redevelopment”  makes  communities  viable.  Financial  and   legal   tools  are  used   to  ensure  that   the   redevelopment   process   is   executed   sufficiently.     An   important   component   that  contributes   to   the   success   of   redevelopment,   which   is   sometimes   overlooked,   is   the  presence  of  human  capital.    The  fabric  of  a  community   is  more  a   function  of   its  residents  than  of  the  bricks  and  mortar.    When  designing  your  redevelopment  project  consider  how  the   community   functions   on   all   levels.     By   doing   so,   investors   can   draw   on   existing  resources   in   a   neighborhood   to   make   their   projects,   your   projects.   Additionally,  maximizing  the  relationship  between  the  community  and  the  landscape  builds  ladders  that  link   employers   to   the   labor   market   and   creates   stability.     Redevelopment   can   be   an  

   

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effective  tool  that  addresses  the  environmental,  economic,  social  and  physical  conditions  of  communities  in  need  of  revitalization.    

II. NEED  FOR  IMPROVED  REDEVELOPMENT  PLANNING  Redevelopment   planning   has   historically   been   viewed   as   a   regulatory   land   use   tool  accompanied  by  the   local  government’s  ability   to  execute   its  police  powers  to  benefit   the  general  public.  Today,  redevelopment  planning  is  evolving.    It  is  perceived  as  a  tool  that  can  enhance   the   economic   climate   of   challenged   communities   supporting   development   in  downtown   districts/redevelopment   areas.   Additionally,   redevelopment   addresses   NJ’s  growth  management   issues   (which   originated   from   decreased   available   land   area   and   a  consequent  lack  of  future  sustainable  development  opportunities)  by  amending  past  plans  and  creating  new  plans  that  call  for  increased  density  and  compact  development  patterns.  APA-­‐NJ  recognizes  that  planning,  particularly  redevelopment  planning,  will  be  used  as  an  engine  to  manage  and  support  necessary  future  growth.    Therefore,  our  chapter  advocates  the  following  opinions/positions.    

Incorporate  “Value-­Added  Development”  Concepts  in  Plans  APA-­NJ  believes  that  “Value-­Added  Development”  language  should  be  included  in  redevelopment  plans.    Redevelopment  plans  that  embody  select  Smart  Growth  and   Sustainable   Development   principles   inevitably   create   comprehensive  regulatory   tools   that  offer  both  a  measured  and  equitable   impact  on  communities.    For  example:      

• Include    design  concepts  in  redevelopment  plans  that  provide   illustrative   options   for   propose  redevelopment   area   (i.e.   Transit   networks,  walkable  communities,  acceptable  building  scales,  etc.).    

• Integrate   affordable   and   work   force   housing   in  design  concept.    

Incorporate   design   principles   that   promote  the  development  of  vibrant  &  interactive  mixed  income  and  diverse  communities   (i.e.   Neighborhoods   containing   ethnically   and  culturally   mixed   populations   and   assortments   of   particular   age  groups  (i.e.  Seniors  vs.  Youth)).  

     

Highlight  the  Importance  of  Public  Outreach    APA-­NJ  encourages  local  government  and  redevelopers  to  increase  their  levels  of  outreach   and   engagement   efforts   as   a   way   to   ensure   public   involvement  throughout  the  redevelopment  planning  process.    Communities  that  engage  citizens  and  institutions  to  develop  sustainability  principles  and  a  collective  vision  for  the  future  and  that  apply  an  integrative  approach  to  environmental,  economic,  and  social  goals  are  generally  likely  to  be  more  successful.    Below  are  several  APA-­‐NJ  suggestions.          

 

   

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• Establish   a   “community   meeting”   requirement   in   plans   in   addition   to   the  public  meeting  requirement.        

i. Solicit   input   about   neighborhood   redevelopment   projects   from  residents   and   stakeholders   at   community   meetings   in   addition   to  Planning  Board  meetings.    

• Develop   and   adopt   noticing   policy   specific   to   redevelopment   area  designation/project  applications.    

• Ensure   that   plans   address   the   needs   of   the   existing   population   (Note:   This  addresses  gentrification  concerns).  

  Educate  the  pubic  about  Redevelopment  Planning    

APA-­NJ   promotes   educating   the   general   public   on   matters   related   to  redevelopment.     During   public   outreach   sessions,   often   community   members   are  provided  with  a  brief  overview  of  the  redevelopment  planning  process  for  the  first  time.  It   is   the   intent   of   APA-­‐NJ   to   establish   partnerships  with   state   and   local   government,  planning   agencies   and   organizations   that   promote   sound   redevelopment   education.    This   type   of   collaboration   can   provide   APA-­‐NJ   with   opportunities   to   sponsor  educational   venues  or  develop   resources   for   various  populations   in   communities   (i.e.  Stakeholders,   residents,   youth   groups,   business   owners,   etc)   in   order   to   ensure   that  they   are   properly   informed   about   initiatives   that   impact   their   neighborhoods.     Some  APA-­‐NJ  suggestions  include  the  following.      

• Host   sessions   that   educate   the   public   about   the   “Designation  Criteria”,   “Just   Compensation   “   remuneration   and   the   “Relocation”  process.  

• Provide   guidance   to   local   government   to   identify   appropriate  development  concepts.  

• Educate   Redevelopment   &   Housing   Authorities,   Planning   Board  members   and   governing   bodies   about   the   potentially   disruptive  impacts  of  redevelopment  in  culturally  sensitive  communities.  

• Develop  a  forum  or  tool  that  addresses  the  misperceptions  and  inquiries  affiliated  with  Redevelopment  Planning   and  other   relevant   topics   (i.e.  How   is   a   redevelopment   area  selected,  redeveloper  designation  process,  etc.).  

• Educate  the  Planning  Board  and  respective  governing  bodies  about  the  types  and  scale  of  development  that  responds  to  market  demand.  

   

Define  the  Planners  Role  in  Redevelopment  Planning    APA-­NJ   supports   defining   the   planners   role   in   redevelopment   planning.   APA-­‐NJ  realizes   that   public/private   planners   working   on   redevelopment   projects   with   one  another   espouse   to   the   same   ethical   planning   principals   and   should   therefore   work  together   to   ensure   the   development   of   a   practical   redevelopment   plan.     Several  suggested   role   that   Planners   should   assume   in   the   redevelopment   planning   process  include:    

 

   

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• Develop  sound  and  consistent  planning  standards;  • Adopt  inclusive  planning  methods;  • Identify  interim  uses  for  designated  redevelopment  areas  that  will  reconcile  

long-­‐term  area  planning  goals  to  the  immediate  needs  of  the  community;    • Review   redevelopment   plans   periodically   to   determine   the   suitability   and  

validity  of  the  zoning  or  redevelopment  designation;  and    • Ensure   that   any   Plan   amendments   are   incorporated   into   the   Master   Plan  

during  the  renewal  period.      

Update  and  clarify  the  Local  Enabling  Legislation  As  redevelopment  planning  evolves,  APA-­NJ  supports  the  clarification  of  the  definition  of  ‘blight’;  the  refinement  of  the  blight  criteria  in  the  LRHL,  and  an  amendment  to  the  relocation  practices.   In  our  experience,  proactive  measures  should  be   taken   in  order   to  negate   blighted   conditions   and   to   facilitate   life-­‐altering   processes   for   individuals   and  families  affected  by  redevelopment  planning.         Ensure  that  Equitable  Planning  goals  are  addressed    &  satisfied  in  Redevelopment        

APA-­NJ  promotes  advocating  for  equitable  issues  in  the  redevelopment  planning  process.    • Identify  strategies  and  promote  venues  that  use  redevelopment  as  a  tool  to  enhance  

the   physical   (i.e.   Housing,   open   space,   infrastructure,   etc.)   and   social   fabric   (i.e.  Safety,  accessibility  to  goods  &  services,  job  creation  etc.)  of  communities.    

• Use   redevelopment   planning   to   address   environmental   justice   and   gentrification  issues.      

• Identify  strategies  that  produce  comprehensive  revitalization.    • Research   and   recommend   viable   strategies   that   address   issues   faced   by  

neighborhoods  whose  commercial  and  cultural  fabric  may  be  disrupted  as  a  result  of  redevelopment  activity.        

 • Identify   strategies   that   promote   diverse   communities   and   transit   friendly  

communities.    

 

   

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  Use   Redevelopment   as   a   resource   to   support   necessary   Economic   Development  

initiatives  APA-­NJ  supports  economic  development  and  principles  associated  with  economic  sustainability  as  a  component  of  redevelopment  planning.      

• Underscore  the  importance  of  redevelopment  projects  that  create  unified  downtown  districts.    

• Develop   and   adhere   to   a   schedule   that   supports   sound   area  designation  process  and  timely  project  implementation.  This  will  ensure   that   redevelopment   projects   are   feasible,   inclusive   and  sufficiently  executed.  

 • Include   existing   properties   in   conceptual  plans   and   design   schematics   in   order   to  support   business   owners   and   avoid   the  relocation  of  existing  commercial  establishments.    

 • Ensure   that   existing   business   owners   are   properly   compensated  when  eminent  domain  is  applied.  An  experienced  person  or  agency  should   be   identified   to   address   all   concerns,  maintain   appropriate  

records  and  agreements  and  confirm  and  execute  final  disbursements.      

  Identify  issues  and  strategies  related  to  the  Social  Impacts  of  Redevelopment    

APA-­NJ  promotes   the   integration  of  social  planning  strategies   in  redevelopment  plans.  Redevelopment  plans   should   include   language   that   clearly  defines   the  benefits  and   issues   that   land   use,   policy,   fiscal/economic   regulatory   impacts   will   yield   to   a  community  as  a  result  of  redevelopment  (i.e.  How  sizable  blocks/acres  of   land  will  be  used  to  benefit   the  public  or  how  sizable  amounts  of  public  money  will  be  spent  on  a  community.).        

• Work   with   CDC’s,   governmental   and   non-­‐governmental   organizations  (NGOs)  to  promote,  develop  and  implement  training  programs.    

• Establish   educational   programs   and   resources   to   increase   the   capacity   of  CDC’s  &  NGOs,  where  necessary.  

 • Organize  and  convene  forums  to  discuss  quality  of  life  

issues   with   residents   and   stakeholders.     Findings  should   be   documented   and   shared   with   proposed  redevelopers.       Some   suggested   topics   of   discussion  include:    

i. Impact  of  policy  decisions  on  an  area  ii. Access  to  labor  services  

 

 

 

   

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iii. Capital  facility  needs  and  expense  ramifications    

iv. Design  issues    

v. Equity  and  exclusionary  issues  suffered  by  communities,  and    

vi. Feasible   partnership   options   with   institutions   and  environmental   groups   to   develop   clear   and   precise   equitable  and  environmental  justice  strategies  relevant  to  a  study  area.  

   

   

Promote  Partnerships    APA-­NJ   seeks   to   partner   with   agencies,   institutions,   organizations,   etc.   that  promote   sound   redevelopment   planning   practices   and   are   supportive   of  redevelopment   planning   legislation   that   endorse   equitable   and   sustainable  strategies  and  solutions.        

• Develop   strategies   or   resources   used   to   identify   partnership   opportunities  (For  example:  municipal,  county,  state,  etc.)    

• Determine  and  discuss  the  level  of  impact  a  proposed  redevelopment  project  may  have  on  a  designated  area  with  neighboring  municipalities.    

• Evaluate   legislative   efforts   against   the   goals   of   sustainable   redevelopment  priorities.  

 • Establish   inter-­‐governmental   relationships   to   educate   other   departments  

about   the   redevelopment   planning   process   and   logistics.     This   effort   can  prevent   area   designation   and   project   implementation   conflicts/delays   (i.e.  budget,  concepts/expectations,  etc.).  

 • Establish  partnerships  with   state,   county   regional   and   local   redevelopment  

agencies/authorities   to   ensure   uniformity   in   policy   development   and  implementation.    

 

 

   

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 III.   KEY  REDEVELOPMENT  PLANNING  CONCEPTS    

This   section   provides   brief   descriptions   of   common   concepts   associated   with  redevelopment   planning.     Following   the   narrative   of   each   term,   we’ve   identified   the  perceived   strengths   and   challenges   of   redevelopment.   Recommendations   to   address   or  improve  upon   the  redevelopment  process  and/or  projects  are  also  provided.  Finally,   this  section  references  pertinent  redevelopment  concepts  identified  in  other  legislation.  

The  LRHL:    The   1992   LRHL   establishes   the   rules   and   principles   by   which   NJ   municipalities   must  undertake  redevelopment.    The  law:    

• Establishes   the   criteria   and   procedures   for   designating   areas   in   need   of  redevelopment;    

• Defines   the   roles   and   responsibilities   of   the   governing   body,   planning   board  and  redevelopment  entity  in  the  redevelopment  process;  

• Establishes   the   powers   of   the   redevelopment   entity   to   implement   the  redevelopment  plan  and  administer  redevelopment  projects;  

• Describes  the  contents  of  a  redevelopment  plan;  • Authorizes   the   use   of   eminent   domain   to   acquire   private   property   for  

redevelopment  purposes;  • Defines  the  provisions  of  a  redeveloper  agreement;  • Outlines  the  procedures  for  establishing  a  redevelopment  agency  and  housing  

authority;  and  • Establishes  educational  and   training  requirements   for  redevelopment  agency  

and  housing  authority  commissioners  and  executive  directors.    

• Recent  Case  Law:  Recent  case   law  in  New  Jersey  has  validated  the  redevelopment  process  as  constitutional  and   legally   permissible.     However,   this   same   case   law   has   required   more   substantive  justification  to  the  definition  of  blight.      

APA-­NJ  Recommendation:  APA-­‐NJ  supports  the  court  position  that  no  longer  can  a  “net  opinion”  serve  as  the  basis  for  a   blight   designation.     More   quantitative   data   must   support   the   designation,   such   as   tax  delinquencies,  property  value  decline,  code  violations,  and  crime  rates.      

• ‘Area  in  Need’  Designation  Statutory  Criteria(e)    During   the   investigation   process,   an   evaluation   is   conducted   to   determine   whether   the  conditions  in  the  delineated  study  area  meet  one  or  more  of  the  statutory  criteria.    There  are  eight  criteria  (i.e.    ‘a’  through  ‘h’)  identified  in  the  LRHL.    

APA-­NJ  Recommendation:  APA-­‐NJ   advocates   that   while   these   criteria   are   solid,   ambiguity   surrounding   their  application  should  be  more  clearly  defined,  such  as:  

  Criterion  H:  Definition  for  Smart  Growth  has  never  been  provided  and  this  criterion  is  useless  without  one.  Although   the  spirit  of   this  criterion   is  appreciated,  we  believe   the  criteria  should  not  be  used  as  the  sole  criterion  when  designating  an  area  as  blighted.    Used  

   

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in  conjunction  with  any  other  criteria,  Criterion  H  should  be  included  as  support  for  denser,  urban  style  redevelopment.  .  

• Area  Investigation  (AKA:  Investigation)  The   LRHL   establishes   criteria   and   procedures   for   designating   an   area   in   need   of  redevelopment.     In   accordance  with   this  mandate,   the   governing   body   of   a  municipality  must  authorize  the  planning  board  to  conduct  an  investigation  (i.e.  Area  Investigation)  to  determine   if   an   area   needs   redevelopment.     Subsequently,   the   Planner   or   a   Planning  Consultant   prepares   a   comprehensive   report   that   includes   specific   findings   linked   to   the  statutory   criteria   as   per   NJSA   40A:12-­‐5   (a)-­‐(h)   on   behalf   of   the   planning   board   (See  appendix).      More   specifically,   this   formal   report   includes  a   statement   that   sets   forth   the  basis   of   the   study,   includes   a   map   that   illustrates   the   boundaries   of   the   proposed  redevelopment  area  and  provides  a  description  of  the  physical  (i.e.  Land  use,  building  and  environmental)   conditions   of   the   area.     Additionally,   a   review   of   the   zoning   and  master  plan   designations   of   the   area   is   provided   and   an   analysis   outlining   how   the   study   area  meets  the  LRHL  statutory  requirements.      The  findings  must  be  presented  to  the  municipal  land   use   board   (i.e.   The   Planning   Board)   for   review   and   approval   at   a   public   hearing.  Subsequently,  a  recommendation  is  forwarded  to  the  governing  body  for  adoption.    

APA-­NJ  Recommendation:  We  find  the  concept  sufficient  at  this  time.    

•    Blight  Designation    The  LRHL  defines  blight  as  at  least  one  of  the  eight  (8)  criteria.      

APA-­NJ  Recommendation:  Care  must  be  taken  to  follow  not  only  the  letter  but  the  spirit   or   intent   of   the   law.     Supporting   documentation  justifying   selection   should   be   included   in   the  presentation   to   the   Planning   Board   and   the   general  public.     Criteria   for   today’s   blight   designation   are   far  more  stringent   than   it  has  been   in   the  past.    While   the  law   hasn’t   changed,   case   law   has   indicated   less  tolerance   by   the   Court   for   designation   that   is   not  quantitatively   supported.     As   a   result,   the   blight  designation  process  has  to  include  numerous  measures  to   support   the   opinion   in   order   to   sustain   any   legal  challenge.   Supporting   documentation   should   include   real   estate   appraisals,   crime   rate  increase,  code  violations,  and  other  quantitative  statistics.        • Property  Acquisition*2  While  most  redeveloper  agreements  include  detailed  language  about  property  acquisition,  redevelopment   plans   reference   acquisition   through   general   descriptions   of   area   building  conditions,  maps  which  illustrate  existing  and  proposed  land  uses  and  charts  that  identify  property   address,   block   and   lot   information.   Properties   that   may   be   subject   to   eminent  domain   must   be   identified   in   the   redevelopment   plan.   Additionally   to   further   justify  acquisition   of   any   property,   redevelopment   plans   should   include   the   following   (i)   Land                                                                                                                  2  The  asterisks  represent  future  legislation  or  policy  that  APA-­NJ  will  either  support  or  initiate.  

 

   

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reconfiguration  strategy  that  could  improve  a  community’s  quality  of  life,  (ii)  A  discussion  of   current   market   demands,   (iii)   A   proposal   to   integrates   revitalization   techniques   in  depressed  areas  (i.e.  Land  banking,  site  remediation,  etc.),  (iv)  a   list  of  creative  actions  to  utilize  vacant  land  to  benefit  the  community  and  (v)  acceptable  temporary  uses  for  parcels  until  permanent  redevelopment  can  occur.          

APA-­NJ  Recommendation:  Language  should  be  included  in  the  redevelopment  plan  to  discuss  the  general  guidelines  associated   with   property   acquisition   and   to   justify   the   intent   of   the   proposed  acquisition(s).      

Relocation*  Relocation  is  a  critical  component  of  redevelopment.    Whether  you  are  relocating  residents  or   businesses,   care  must   be   taken   to   ensure   that   these   community  members   are   treated  fairly  and  equitably.    The  relocation  law  on  the  books  today  was  written  years  ago  and  the  standards   referenced   there   are   not   appropriate   for   today.     For   example,   compensation  based  on   replacement   value   (as   opposed   to  market   value)  will   go   a   long  way   in   calming  neighborhood  fears.    

APA-­NJ  Recommendation:  Planners  should  have  basic  knowledge  of  the  relocation  process  and  the  benefits  that  are  available  to  the  general  public.    APA-­‐NJ  also  supports  revision  of  the  Relocation  statue.  

• Eminent  Domain  Eminent   Domain   is   a   police   power   exercised   by   a   municipality   or   its   designated  redevelopment   agency.     It   allows  a  municipality  or   the   redevelopment   agency   to   acquire  private   property   from   an   owner   for   a   public   purpose   with   just   compensation   to   the  owner.    

APA-­NJ  Recommendation:  Eminent   Domain   is   critical   to   the   redevelopment   process;   however,   the   use   of   eminent  domain   should   be   carefully  weighed   against  many   community   factors.     Eminent  Domain  can   be   useful   against   recalcitrant   property   owners   who   have   either   mothballed   their  property   or   have   so   neglected   their   property   that   the   condition   negatively   impacts   the  community.     At   the   extreme,   utilizing   eminent   domain   as   a   broad   brush   tool   to   acquire  property  without  first  evaluating  the  potential  impact  can  have  far  reaching  implications  on  the  community  and  their  reaction  to  the  redevelopment  project.          

 

• Public  Notice  Requirement*  The  legislation  mandates  that  notice  of  the  public  hearing  to  discuss  the  designation  of  an  area   in   need   of   redevelopment   must   be   provided   twice   (one   time   per   week   for   two  consecutive  weeks).     The   last   publication   cannot   be   less   than   10   days   in   advance   of   the  public  hearing  date.    The  notice  must  be  posted  in  the  local  newspaper  or  newspaper  used  by   the   municipality.   Additionally,   an   individualized   notice   must   be   prepared   and  distributed  by  mail  to  the  last  known  property  owners  within  the  proposed  redevelopment  area  or  persons  who  have  requested  notice.      

 

   

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APA-­NJ  Recommendation:  In  some  cases,  owners  do  not  occupy  the  home  and  will  therefore  select  not  to  participate  in  the  planning  process.    Consequently,  tenants  residing  in  rental  units/homes  are  thereby  excluded  or  uninformed  about  the  process.  The  LRHL  does  not  require  that  certified  letters  be  mailed   to   the  owners.  The  LRHL  should  mandate   that  notice  be  provided  via  certified  mail   in  order   to  ensure  that  owners  are  notified  about   the  proposed  redevelopment  plan  and  the  consequent  impacts  that  it  will  have  on  their  respective  properties.    This  will  also  serve   as   a   useful   method   to   promote   the   community   engagement   process   and   to   allow  effected  property  owners  sufficient   time  to  provide  comments  about   the  plan  prior   to   its  adoption.    

Communication  to  the  impacted  community  is  critical,  early  and  often.    Receiving  feedback  from  the  community  and  including  community  representation  in  the  planning  process  can  smooth  a  potentially  rocky  process.  Working  with  the  community  often   fosters  a  positive  working  relationship  with  them,  rather  than  an  adversarial  or  confrontational  relationship.    When   a   community   feels   that   something   is   being  hidden   from   it,  more   often   than  not,   it  reacts   negatively   to   redevelopment.     APA-­‐NJ   promotes   using   social   media   as   a  supplemental  resource  for  public  noticing  as  well  as  the  usage  of  simple,  easily  understood  language  in  all  notices  to  the  public.    While  we  recognize  that  the  cost  of  noticing  may  be  a  financial   hardship,   APA-­‐NJ   recommends   that   the   costs   incurred   as   a   result   of   the   public  notice   process   (in   addition   to   other   related   costs)   be   included   as   part   of   justification   to  support   a   redeveloper   fee   or   reimbursement   as   part   of   the   redeveloper   agreement  negotiations.      

• The  Redevelopment  Plan  The   redevelopment   plan   is   a   zoning   tool   used   to   define   and   implement   a   vision   and  regulate   the   land   use   of   an   investigated   area   in   a   municipality.     The   LRHL   defines  ‘Redevelopment  Plan’  as  “…a  plan  adopted  by  the  governing  body  of  a  municipality  for  the   redevelopment  or   rehabilitation  of   all   or  any  part  of   a   redevelopment  area,  or  an  area   in  need  of   rehabilitation,  which  plan  shall  be  sufficiently  complete   to   indicate   its  relationship   to   definite   municipal   objectives   as   to   appropriate   land   uses,   public  transportation   and   utilities,   recreational   and   municipal   facilities,   and   other   public  improvements;   and   to   indicate   proposed   land   uses   and   building   requirements   in   the  redevelopment  area  or  area  in  need  of  rehabilitation,  or  both.”        

Plan  Adoption:    The   Planning   Board   either   prepares   a   redevelopment   plan   or   reviews   the  redevelopment  plan  (which  may  be  prepared  by  a  Planning  Consultant  on  behalf  of  the  Board)   for  consistency  with   the  municipality’s  Master  Plan,   the  County  Master  Plan   and   the   State  Development   and  Redevelopment  Plan.    Where   inconsistencies  exist,  an  explanation  should  be  included.    Subsequently,  the  Planning  Board  submits  the   Redevelopment   Plan   to   the   governing   body   for   action.     Following   the  introduction   of   an   ordinance   and   a   public   hearing,   the   governing  body   adopts,   by  ordinance,  the  Redevelopment  Plan.    The  Redevelopment  Plan  must  include  certain  statutory   requirements   that   are   identified   in   the   LRHL   that   can   be   found   in  40A:12A-­‐7.    The  zoning  identified  in  the  Redevelopment  Plan  must  be  classified  as  superseding  the  existing  zoning  or  considered  an  overlay  zone.    Superseding  zoning  

   

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makes   the  Redevelopment  Plan   stronger.     Additionally,   the  municipal   zoning  map  must  be  amended  to  reflect  the  Redevelopment  Area.    

 Plan  Amendment:    The   Redevelopment   Area   is   regulated   according   to   the   standards   set   within   the  Redevelopment  Plan.    Unlike  a  zoning  ordinance,  variances  from  the  regulations  set  forth   in  a   redevelopment  plan  should  not  be  permitted.    Variances  undermine   the  integrity  of  the  Plan.    If  changes  to  a  project  become  necessary  or  if  exceptions  to  the  permitted   uses   in   a   Redevelopment   Area   are   essential,   the   Redevelopment   Plan  must   be   amended,   via   ordinance,   to   reflect   those   changes,   after   review   by   the  Planning  Board.      

 APA-­NJ  Recommendation*:  The  Redevelopment  Plan  should  have  a  level  of  flexibility  however  the  planning  board  must  be  careful  not  to  approve  a  project  that  isn’t  consistent  with  the  vision  of  the  community.      APA-­‐NJ  supports  the  insertion  of  a  deviation  paragraph  that  allows  the  Planning  Board  to  provide   a   waiver   to   a   redeveloper   when   a   minor   deviation   from   the   plan   is   necessary.    Thereby   the   original   intent   of   the   plan   is   maintained   and   the   City   will   not   need   to  undertake   Plan   Amendment   steps   for   minor   changes   to   the   Plan.     Additionally,   APA-­‐NJ  finds   it   imperative   that   redevelopment  plans   include   language   that  quantitatively  defines  ‘minor  deviation’  (For  example:  1%  change  in  density  =  minor  deviation).    The  parameters  will   act   as   a   safeguard   to   ensure   that  minor   deviation   approvals   conform   to   the   original  intent  of  the  redevelopment  plan  and  do  not  compromise  the  vision  of  the  community.        • Redeveloper  Selection*    This   is   the   stage   at  which   a   redeveloper   is   selected   to   develop   an   area   according   to   the  guidelines   identified   in   the   Redevelopment   Plan.   During   this   process   the   emphasis   on  redevelopment   changes   from   plan   development   to   plan   implementation.   Although   the  LRHL  does  not  require  that  this  process  be  competitive,  a  municipality  or  redevelopment  entity  typically  issues  a  Request  for  Qualification  (RFQ)  or  a  Request  for  Proposal  (RFP)  to  experienced   redevelopers.     Qualification   statements   or   proposals   are   subsequently  solicited   from   potential   redevelopers   and   a   selection   is   made.     A   municipality   or  redevelopment  entity  may  also  decide  to  select  a  redeveloper  through  a  direct  negotiation  process  (although  that  is  not  considered  a  fair  and  open  process).    A  redeveloper  must  be  chosen   carefully.   A   thorough   review   of   their   fiscal,   organizational   capacity   must   be  conducted.    Additionally,  a  redeveloper  should  have  a  successful  track  record  in  completing  projects   commensurate   with   those   called   for   in   the   Redevelopment   Plan.     Finally,   the  municipality  and  the  redeveloper  must  be  able  to  forge  an  honest,  reliable  and  successful  partnership  throughout  the  project.    

APA-­NJ  Recommendation:  Develop   a   system   to   improve   communication   methods   with   the   redeveloper.   More  specifically,   government   should   hold   information   sessions   about   the   subject   parcel(s)   or  area  prior  to  and  after  the  RFQ/P  process.    Following  the  selection  process,  a  municipality  should   appoint   a   qualified   person   or   team   to   work   with   the   Redeveloper   (and   the  Redevelopers   Team)   throughout   the   life   of   the   project   to   remedy   any   issues   that   may  compromise   project   success.   These   efforts   will   provide   a   level   of   transparency   for   all  parties   closely   involved   in   the   redevelopment   project   (i.e.   Government,   Redeveloper,  

   

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Funding  institutions,  etc.).    Additionally,   the  establishment  of  a  partnership  will  minimize  the  need  for  redeveloper  agreement  renegotiations  and/or  potential  of  project  failure.    

 

• The  Redeveloper  Agreement  The   Redeveloper’s   Agreement   serves   as   a   contract   between   the   designated   Redeveloper  and   the   municipality   or   the   city’s   designated   redevelopment   entity   (which   may   be   a  Redevelopment  Agency  or  the  Local  Housing  Authority)  to  implement  the  Redevelopment  Plan.    There  shall  only  be  one   redevelopment  entity  responsible   for  each  redevelopment  project.      

APA-­NJ  Recommendation:  The   Agreement   is   critical   to   an   efficient   implementation   of   the   Redevelopment   Plan.      Therefore,   a   redevelopment   attorney   who   fully   understands   the   LRHL   should   craft   a  redeveloper  agreement.      

The  elected  and  administrative  officials  and  planning   staff   involved   in   the  project   should  fully   understand   the   contents,   implications   and   ramifications   of   the   Agreement   prior   to  onset   of   the   implementation   process   in   order   to   avoid   acting   against   the   merits   of   the  Agreement   or   unnecessary   project   delay.     Care   should   be   taken   to   avoid  waivers   to   the  Redevelopment  Plan.      

• Public  Participation    The  LRHL  requires   that   the  governing  body  hold   two   (2)  public  hearings   (i.e.  One  public  hearing   during   the   designation   of   the  Redevelopment  Area   and   one   hearing   prior   to   the  adoption  of  a  Redevelopment  Plan.).      

APA-­NJ  Recommendation:    This   requirement   does   not   guarantee   that   a   municipality   will   appropriately   engage   the  community   nor   that   affected   property   owners   and   stakeholders   will   participate   in   the  redevelopment   planning   process.     The   vision   and   the   voice   of   the   community   is   often  overlooked  during  a  “business  as  usual”  planning  board  hearing    A  separate  effort  whereby  community   visioning   and   comments   can   be   solicited   before   the   Plan   is   developed   is  preferable.    Holding  these  meetings  in  the  affected  area  allows  the  community  more  of  an  ability   to   participate.     The   exclusion   of   public   input   throughout   the   planning   process  undermines  the  integrity  of  the  redevelopment  plan.    

 • Tax  Exemption  &  Abatement  Laws:  

Five-­Year  Exemption  &  Abatement  Law  Municipalities  can  grant  short-­‐term  abatements  and  exemptions  for  commercial/industrial  developments,  home  improvements  and  multi-­‐family  conversions  or   improvements.    This  short  term  abatement/exemption  can  be  utilized  without  formally  designating  and  An  Area  in  Need  of  Redevelopment,  per  the  Local  Redevelopment  and  Housing  Law.  

Long  Term  Tax  Exemption  Law  Municipalities   can   grant   tax   exemptions   to   private   developers   for   redevelopment   and  housing  projects.    In  order  to  utilized  the  Long  Term  Tax  Exemption  Law,  an  area  must  be  

   

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designated  an  Area  in  Need  of  Redevelopment  per  the  Local  Redevelopment  and  Housing  Law.    

APA-­NJ  Recommendation:    The  aforementioned  laws  are  redevelopment  tools  that  have  been  misinterpreted.    APA-­‐NJ  believes  that  while  there  are  reasonable  applications  of  the  laws,  a  case  by  case  cost  benefit  analysis  should  be  conducted  to  determine  the  short  and  long  term  impacts  of  the  law  on  the  economic,  environmental  and  physical  conditions  of  our  communities.      

• Area  in  Need  of  Rehabilitation    The   LRHL   defines   “rehabilitation”   as   an   undertaking,   by   means   of   extensive   repair,  reconstruction   or   renovation   of   existing   structures,   with   or   without   the   introduction   of  new   construction   or   the   enlargement   of   existing   structures,   in   any   area   that   has   been  determined   to   be   in   need   of   rehabilitation   or   redevelopment,   to   eliminate   substandard  structural  or  housing  conditions  and  arrest   the  deterioration  of   that  area.   "Rehabilitation  area"  or  "area  in  need  of  rehabilitation"  means  any  area  that  has  been  found  to  be  in  need  of  rehabilitation.  

APA-­NJ  Recommendation:    This  mechanism  can  be  utilized  by  a  municipality  in  order  to  encourage  improvements  in  an   area   that   is   showing   signs   of   decline   but   does   not   meet   the   statutory   criteria   for  redevelopment  outlined  within  Section  5  of  the  LRHL.    

In   a  municipality,   it   is   easy   to   notice   areas   that   have   an   aging   housing   stock  which   lack  maintenance  or  commercial  properties  that  have  vacant  storefronts  or  lack  maintenance.    A  municipality   may   have   records   of   defaulting   on   tax   payments   by   owners   or   even  foreclosures.  It  is  relatively  simple  and  a  determination  can  be  made  by  the  governing  body  if  the  area  exhibits  either  one  of  the  two  conditions:  

•   A   significant   portion   of   structures   within   the   area   are   in   a   deteriorated   or  substandard   condition;   there   is   a   continuing   pattern   of   vacancy,   abandonment   or  underutilization   of   properties   in   the   area,   with   a   persistent   arrearage   of   property   tax  payments;                        

OR  

•   More  than  half  of  the  housing  stock  in  the  delineated  area  is  at  least  50  years  old  or  a  majority  of  the  water  and  sewer  infrastructure  in  the  delineated  area  is  at  least  50  years  and  is  the  need  of  repair  or  substantial  maintenance.  

The   process   of   designating   an   Area   in   Need   of   Rehabilitation   is   relatively   simpler   as   no  formal  investigation  or  public  hearing  is  required  and  the  governing  body  must  only  adopt  a   resolution   designating   the   area   as   such.   However   it   is   advisable   that   that   supporting  documentation  for  the  criteria  be  provided.    

The  designation  of  this  area  as  such  would  permit  a  municipality  to  utilize  all  the  powers  of  redevelopment   except   eminent   domain.   A  municipality   may   designate   either   an   area   or  even  the  entire  town  as  an  Area  in  Need  of  Rehabilitation.  This  designation  is  an  attractive  proposition  when  the  acquisition,  clearance  and  assemblage  of  properties   is  not  required  or  where  the  rehabilitation  of  the  existing  buildings  and  structures  is  the  primary  objective.  

   

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This   designation   also   allows   municipalities   to   grant   five-­‐year   tax   abatements   and  exemptions   that  may   encourage   private   property   owners   to   rehabilitate   and   reinvest   in  their  properties.  It  may  also  be  used  in  conjunction  with  other  redevelopment  projects  and  initiatives   as   part   of   a   comprehensive   strategy.   Under   the   State   Economic   Stimulus   Act  adopted   in   2009,   a   Revenue   Allocation   District3   can   be   created   for   an   Area   in   Need   of  Rehabilitation   that   will   allow   for   the   issuance   of   tax   increment   financing   bonds.

                                                                                                               3  Revenue  Allocation  District  (AKA:  RAD)  is  a  NJ’s  creative  way  to  attract  new  businesses,  retain  existing  ones,  and  improve  the  overall  economic  climate  of  its  communities.    New  Jersey's  Revenue  Allocation  District  Financing  Act  provides  municipalities  with  an  additional  tool  to  encourage  private  development  by  using  the  incremental  tax  or  other  revenue  generated  by  a  development  project  to  finance  various  related  infrastructure  and  redevelopment  costs.    

   

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IV.     WHERE  DO  WE  GO  FROM  HERE???    

Given   the   impacts   of   the   existing   economic   climate   on   planning   and   the   potential  impacts   of   the   NJ   State   Strategic   Plan,   APA-­‐NJ   feels   that   it   is   imperative   that  measures  are  identified  to  ensure  the  public  is  protected  and  their  vision  supported  throughout   the   redevelopment   process.     Putting   these   goals   into   action   requires  State   leaders   to   exercise   sound   decision   making   as   specific   situations   arise.    Throughout  this  section,  we  have  identified  several  policies  that  represent  our  core  beliefs   about   the   future   role   of   Redevelopment   in   New   Jersey   as   well   as   future  legislative  actions  that  APA-­‐NJ  will  either  initiate  or  support5.        

Policy  1:  (Action  Item)  Update  and  clarify  the  Local  Enabling  Legislation  As  redevelopment  planning  evolves,  APA-­‐NJ  supports  the  clarification  of  the  definition  of   ‘blight’;   the  refinement  of  the  blight  criteria   in  the  LRHL,  and  an  amendment  to  the  relocation  statute.    APA-­‐NJ  believes  that  proactive  measures  should  be  taken  in  order  to  negate   blighted   conditions   and   to   facilitate   life-­‐altering   processes   for   individuals   and  families  affected  by  redevelopment  planning.      

 • Blight   Further   Defined:   Federal   law   allows   each   state   to   define   blight   at   its  

discretion.     Instead   of   a   standard   blight   definition,   New   Jersey,   via   the   LRHL,  provides  a  list  of  blighted  criteria(e)  that  must  exist  in  order  for  a  site  or  parcel  to  be   designated   as   a   redevelopment   area   (See   Appendix).     In   an   effort   to   prevent  ambiguity,   APA-­‐NJ   proposes   to   further   define   blight   as   the   physical,   social,  economic  and  environmental  ramifications  of  underutilized  parcels  where  eminent  domain  is  or  is  not  contemplated.  Further,  the  aforementioned  parcels  should  also  include   underutilized   brownfield   sites.   Finally,   as   another   level   of   validation   and  clarity,  APA-­‐NJ  advocates   the   inclusion  of   supporting  blight  documentation   in   the  designation  document.    

• Refinement  of  LRHL  Criteria  (e):  Recognizing  that  underutilization  of  land  leads  to  blight  and  has  an  adverse  impact  on  surrounding  properties  (especially  in  cases  related  to  Brownfield  development  where  improvements  are  needed  on  a  property  but  the  property  doesn’t  qualify  as  blighted),  APA-­‐NJ  encourages  redevelopment  in  areas   that   are   trending   towards   blighted   conditions.     Equally   important   is   the  establishment   of   qualifiers   that   justify   the  designation.     (For   example:  Define   the  existing  vs.   future  stability  of  the  proposed  redevelopment  area  as  follows.     Is  the  proposed  area  socially  and/or  economically  viable?  Does  or  will  the  area  generate  revenue?  As  a  result  of  designation,  could  there  exist  a  disproportionate  impact  to  the  surrounding  community?  ).      

• Amendment  of  existing  Relocation  Practices:  An  update  of  the  relocation  statute  that   reflects   the   current   economic   values   and   costs   associated  with   relocation   is  necessary.  i. Recognize   that   the   replacement   value   of   a   residential   property   is   more  

equitable  that  strictly  the  fair  market  value.  

                                                                                                               5  Some  of  the  Action  items  identified  in  this  section  were  identified  and  fully  explained  in  other  sections  of  thise  policy  guide.    

   

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ii. Update   specific   legislative  values   to  more  accurately   reflect   current  market  forces;   Allow   for   indexing   (to   CPI   or   other   valuation)   to   ensure   automatic  adjustments   based   on   current   economics  with   having   to   rely   on   legislative  changes.    .      

Policy  2:  (Action  Item)  Mandate  to  distribute  Public  Notice  via  certified  mail  

The  LRHL  should  mandate  that  notice  be  provided  via  certified  mail  in  order  to  ensure  that  owners  are  notified  about   the  proposed  redevelopment  plan  and   the  consequent  impacts  that  it  will  have  on  their  respective  properties.    This  will  also  serve  as  a  useful  method  to  promote  the  community  engagement  process  and  to  allow  effected  property  owners  sufficient  time  to  provide  comments  about  the  plan  prior  to  its  adoption.    

 

Policy  3:  Public  Notice  provided  to  Tenants  

In   events  where   an   area   is   zoned  multi-­‐family   and/or   in   a   non-­‐owner   occupied   unit  scenario,  Public  notice  should  be  provided  to   the  tenants  of  affected  properties   in   the  most  prevalent  language  in  the  area  to  establish  the  redevelopers  due  diligence.        

 

Policy  4:  (Action  Item)  Amended  Public  Notice  Resources,  Sources  of  Revenue  &  Primary  Language    

APA-­‐NJ  supports  amending  the  public  notice  requirement   to   include  the   following:   (i)  Usage  of  social  media  tools  as  a  supplemental  resource  for  public  noticing;  (ii)  Inclusion  of    nontechnical  language  in  all  notices  to  the  public  in  order  to  ensure  that  the  general  public   understands   the   contents   of   the   notice;   (iii)     Public   notice   expense  reimbursement  through  redeveloper  agreement;  and  (iv)  Public  notices  written  in  the  language  of  the  majority  population  in  addition  to  English.    

 

Policy  5:  Establish  an  inclusive  relocation  strategy  and  process  

Planners   should   be   informed   about   the   Relocation   Process   as   well   and   be   able   to  articulate  the  benefits  and  replacement  values  that  are  offered  to  the  community.    

 

Policy  6:  Integrate  existing  historic  buildings,  sites,  and  structures  within  redevelopment  areas.    

Many   of   New   Jersey’s   redevelopment   areas   are   located   in   older   neighborhoods   that  often   contain   resources   that   reflect   the   history   of   a   community.     Those   historic  resources   often   reflect   a   community’s   identity   and   should   be   respected   and  incorporated  into  any  future  redevelopment  when  possible.    

 

   

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Policy  7:   (Action  Item)  Establish  a  timeline  or  phasing  plan  for  property  acquisition  in  redevelopment  plans  

Property  owners  whose  property  may  be  taken  through  a  redevelopment  project  can  be  left   in   a   “state   of   limbo”   if   there   is   no   schedule   for   the   acquisiton   of   their   homes,  businesses,  or   land.  A  property  owner  who  wishes  to  sell  their   land  to  a  private  party  prior   to   acquisition   by   the  municipality   may   not   be   able   to   find   a   willing   purchaser  given  the  threat  of  eminent  domain.    A  set  timeline  for  property  acquisition  provides  for  the  expedient  implementation  and  resolution.    

 

Policy  8:  Redevelopment  is  an  economic,  physical,  environmental  and  social  development  tool  and  should  thereby  support  equitable  urban  initiatives.    

Urban   in-­‐migration   is  on   the   rise.  This   shift   in  migratory  patterns   to  urban  centers   is  heavily   influenced  by  NJ’s   increased  population  and   limited   land  area,   the  heightened  demand   for   access   to   public   and   mass   transportation,   the   change   in   housing  preferences  and  the  state’s  economic  climate.  

• Potential  for  economic  growth  lies  in  urban  areas  and  their  adjacent  inner  ring  suburbs   primarily   because   these   are   the   principal   places   with   existing  infrastructure  to  support  planned  growth.    APA-­‐NJ  advocates  policies  that  focus  growth   in   these   areas   in   order   to   deter   development   from   greenfields   and  environmentally  sensitive  areas.      

• Brownfields  in  urban  areas  are  developable  sites  that  can  be  used  to  create  and  provide  equitable  opportunities  for  job  creation  and  reasonably  priced  housing.    From  a  planning  perspective,  APA–NJ  wants  to  ensure  that  policy  is  adopted  that  supports   partnership   opportunities   between   public   private   agencies   that   have  the  capacity  to  develop  urban  assets  in  such  a  way  that  will  benefit  the  general  public.      

• APA-­‐NJ   wants   to   ensure   that   equitable   social   planning   continues   to   exist   by  evenly   distributing   wealth   to   NJ’s   educational   system.     We   need   to   develop  necessary  policies  and  resources  to  provide  adequate  funding  for  school  systems  while  continuing  to  provide  incentives  for  redevelopment.  For  example,  in  order  to   decrease   the   negative   fiscal   impacts   incurred   by   our   municipal   service  providers,  Tax-­‐in-­‐Lieu  agreements   should  not  exclude     school  boards,   libraries  and  contributions  to  the  general  fund.      

 

Policy  9:  (Action  Item)  Mandate  substantial  community  engagement  measures  as  a  component  of  the  redevelopment  plan      A  progressive  community  engagement  campaign  should  be  required  in  order  to  address  the   residents,   investors,   patrons   and   stakeholders   of   a   targeted   community.   Planners  must  understand  the  community  in  which  they  are  planning  for  by  conducting  detailed  research  on  the  physical  and  socio-­‐economic  conditions  of  the  study  area.    Results  from  

   

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charettes   sessions   should   be   included   in   each   redevelopment   plan   as   a   way   to  substantiate  the  design  regulations/recommendations  identified  in  the  plan.      Policy  10:  (Action  Item)  Allow  the  Planning  Board  to  approve  minor  changes  to  Redevelopment  Plan  under  exceptional  circumstances.    

In  an  effort  to  preserve  the  merits  of  a  Redevelopment  Plan  and  to  avoid  extraordinary  delays  during  the  implementation  stage  (which  could  compromise  the  development  of  the  plan  and  subsequent   investment   into   the  community),  APA-­‐NJ  supports  providing  the  Planning  Board  with  the  authority  to  approve  “minor  changes”  to  a  redevelopment  plan   under   exceptional   circumstances.       “Minor   changes”   and   “Exceptional  circumstances”   must   be   clearly   defined   to   prevent   unforeseen   abuse   of   regulation.    Additionally,  the  conditions  of  minor  changes  must   include  quantifiable   limits  (i.e.  1%  change   in  density,   etc.)   so   that   the  purpose  and   intent  of   the  original  Redevelopment  Plan   is   not   compromised   in   any  way.     Finally,  minor   changes   should  only  be   allowed  after   all   other  measures   have   been   exhausted   by   the   developer,   local   government   or  redevelopment  authority  or  agency.      

Policy  11:  (Action  Item)  Developers  must  post  a  concept  plan  or  site  plan  prior  to  plan  adoption.  

 Often,  redevelopment  plans  are  approved  without  the  knowledge  of  the  general  public  about  the  proposed  plan  or  intention  for  the  parcels/sites.    Noticing  requirements  are  not  all-­‐inclusive  and  developers  are  not  required  to  progressively  promote  their  ideas  or  intentions  to  the  general  public.  Therefore,  APA-­‐NJ  supports  developing  a  mandate  to  the  developer  to  post  a  placard  of  the  concept  plan  or  site  plan  in  a  common  area  Prior  to  Plan  Adoption.        Policy  12:  (Action  Item)  Identify  interim  uses  for  parcels  slated  for  redevelopment.      Following   designation,   it   is   common   for   a   redevelopment   area   to   lay   fallow   for   long  periods  of  time.    Since  interim  uses  are  not  defined  in  redevelopment  plans,  the  lack  of  development   activity   perpetuates   underutilization   of   the   area;   consistent   eyesores,  and/or   a   various   safety   hazards   that   inevitably   endanger   the   health   and   welfare   of  community  members.    Consequently,  APA-­‐NJ  strongly  encourages   inserting  a  range  of  interim  land  use  recommendations  in  the  plan  that  contribute  to  the  final  development  concepts  identified  in  the  redevelopment  plan.    

 

   

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APPENDIX  A-­  BLIGHT  CRITERIA  

40A:12A-5. LHRL DETERMINATION OF NEED FOR REDEVELOPMENT A delineated area may be determined to be in need of redevelopment if, after investigation, notice and hearing as provided in section 6 of P.L. 1992, c.79 (C.40A:12A- 6), the governing body of the municipality by resolution concludes that within the delineated area any of the following conditions is found: a. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions. b. The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of disrepair as to be untenantable. c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital. d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community. e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real property therein or other conditions, resulting in a stagnant or not fully productive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare. f. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated. g. In any municipality in which an enterprise zone has been designated pursuant to the "New Jersey Urban Enterprise Zones Act," P.L. 1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment pursuant to sections 5 and 6 of P.L. 1992, c.79(C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L. 1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions of P.L. 1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L. 1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone.