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BACKGROUND
Landis Avenue
Redevelopment
was initiated to address the adverse financial and environmental
effects of growth in the township. In 2003, the Township Committee
tasked the Economic Development Committee (EDC) to create an
Economic Development Plan (EDP) that would increase the business tax
base in the township without adversely affecting its rural
character. The completed EDP targets established commercial areas
only, and is limited to low impact development. In order to
preserve our rural character, these initiatives avoid conditions
that encourage sprawl or an increased rate of development elsewhere
in the township. Wherever possible, these initiatives
highlight agriculture, our most important community asset.
The primary focus of the
EDP is on attracting new businesses and expanding existing
businesses in the Landis Avenue area. This area was chosen for
several reasons.
1.
It is
a busy state highway with many commercial properties, and others
moving in that direction, and will develop that way on its own over
time.
2.
It is
in need of revitalization and has an abundance of developable land.
3.
It is
close to Route 55 and the new SJH Regional Medical Center.
The Landis Avenue area has
been designated as a Redevelopment Area as defined by New
Jersey's Local Redevelopment and Housing Law (NJSA 40A: 12A-1
et seq) (LRHL). Agricultural related uses will be strongly
encouraged and all environmentally sensitive areas will continue to
be protected.
Redevelopment in
accordance with the LRHL enables the township to guide development
in a way that benefits the township financially, yet also enables us
to preserve its rural character.
To be successful, the Township Committee, the Planning Board, and
the EDC all believe that this redevelopment must be done in
collaboration with residents, landowners, merchants and developers.
To that
end, a series of public meetings were held to allow these
stakeholders to hear plan details, ask questions, and provide
feedback to ensure full public awareness and understanding of the
initiative.
The EDC continues to discuss the ongoing issues in its
public meetings on the first Thursday of every month.
THE REDEVELOPMENT PROCESS IN PITTSGROVE
STEP 1: The
Township Committee adopts a resolution to evaluate whether a
designated area is in need of redevelopment, and refers the
evaluation to the Planning Board.
STATUS:
Completed at the regular meeting of the Pittsgrove Township
Committee held December 29, 2003.
STEP 2: The
Planning Board conducts a preliminary investigation and prepares a
map showing the boundaries of the proposed redevelopment area and
the location of the various parcels of property included therein.
STATUS: The
Planning Board conducted a preliminary investigation using The
Waetzman Planning Group who submitted the
assessment report titled
“Preliminary Investigation for the Creation of the Landis Avenue
Redevelopment Area” on January 3, 2005. This report determined that
101 of the 121 lots representing 518 of the study area’s 756 acres
had conditions that reflect the LRHL criteria.
STEP 3: The
Planning Board will then conduct one or more public hearings on the
proposed redevelopment area, as needed. At these hearings, the
planning board shall hear all persons who are interested in or would
be affected by a determination that the delineated area is a
redevelopment area. All objections to such a determination and
evidence in support of those objections, given orally or in writing,
shall be received, considered and made part of the public record.
STATUS:
The Planning Board conducted the required public hearing on the
proposed redevelopment area on April 20, 2005 in the Schalick
High School Auditorium.
STEP 4: After
completion of the hearing(s), the Planning Board makes a
recommendation to the Committee as to which areas, if any, meet the
statutory criteria and should be considered for determination as a
redevelopment area.
STATUS:
At the Regular Meeting of the Township Committee held June 28,
2005, the Planning Board recommended that the entirety of the
study area be declared an area in need of redevelopment based
upon the criteria established by the LRHL.
STEP 5: After
receiving the recommendation of the Planning Board, the Committee
may adopt a resolution determining that the delineated area, or any
part thereof, or none of it, is a redevelopment area. The
determination, if supported by substantial evidence, shall be
binding and conclusive upon all persons affected by the
determination.
STATUS:
The EDC performed further investigations and in November 2005,
recommended to the Township Committee that a smaller area of
just 135 acres within the declared area be designated as a
redevelopment area and that it be identified as RDA-1. Acting
on the affirmative recommendations of the Planning Board and the
EDC, the Township Committee at its Regular Meeting held December
13, 2005, adopted Resolution No. 2005-169 declaring RDA-1 to be
an area in need of redevelopment. In a letter dated January 13,
2006, the Department of Community Affairs of the State of New
Jersey approved the Township’s designation.
STEP 6: The
Township Committee then directs the planning board to prepare a
redevelopment plan for the designated area. This plan is required
before any redevelopment activities can be undertaken. It must be
either substantially consistent with the municipal master plan or
designed to effectuate the master plan. The plan shall include an
outline for the planning, redevelopment, or rehabilitation of the
project area sufficient to indicate:
(1)
Its relationship to definitive local objectives.
(2)
Proposed land uses and building requirements in the project
area.
(3)
Adequate provision for the temporary and permanent
relocation, as necessary, of residents in the project area.
(4)
An identification of any property within the redevelopment
area which is proposed to be acquired in accordance with the
redevelopment plan.
(5)
Relationship of redevelopment plan to pertinent municipal
development regulations, master plan, master plans of contiguous
municipalities, county plans, and the state plan.
STATUS: At its
Regular Meeting held April 25, 2006, the Township Committee adopted
Resolution No. 2005-51 directing the Planning Board to prepare a
redevelopment plan and Resolution No. 2006-52 awarding a contract to
Remington & Vernick to prepare a redevelopment plan for RDA-1.
STEP 7: The
planning board submits the proposed redevelopment plan to the
Township Committee for its adoption. When considering the proposed
plan, the Township Committee may amend or revise any portion of the
proposed redevelopment plan by an affirmative vote of the majority
of the committee. The Township Committee then adopts the
Redevelopment Plan by resolution.
STATUS: The
RDA-1 Redevelopment Plan has completed and reviewed by the Planning
Board. The Planning Board requested several important changes be
made. These changes have been made. Prior to further review by the
Planning Board, the Township Committee adopted Resolution No.
2007-74 adding lots to RDA-1. These lots are to be added to the
plan prior to further review by the Planning Board.
STEP 8: The Township Committee will then be responsible for
implementing the redevelopment plan and redevelopment projects, or
those responsibilities may be executed through a municipal
redevelopment agency, a municipal housing authority, or a county
improvement authority. |
