Landis Avenue Redevelopment Initiative
Frequently Asked Questions
Q: What is redevelopment?
A: Simply put, redevelopment is the process
by which an area of underutilized properties is revitalized. For Pittsgrove,
this means increasing the business tax base in the township by attracting new
businesses and expanding existing ones in the Landis Avenue area.
A: Redevelopment enables Pittsgrove to get
what it wants and not settle for what exists, or what others say it should
be. Redevelopment enables zoning revisions that would allow Pittsgrove to
control development in the area to a much greater extent than with existing
planning techniques.
Q: What is a redevelopment plan?
A: The redevelopment plan defines what type
of development will occur within the project area. It expresses the
community’s vision for the area. It also defines the land-use planning
approach, which for the most part, must be consistent with the township’s
master plan.
Q: What are the
advantages of a redevelopment plan?
A: The main advantage is that it enables
the township to guide development in a way that benefits the township
financially, yet also satisfies the desire of our community to preserve its
rural character. Businesses that would either encourage sprawl or increase
township costs can be avoided. Long-term, revitalizing the area would
strengthen existing businesses, improve the landscape, and make the area an
attractive business and shopping alternative. It would change an
unattractive, functionally obsolete, and underused area—viewed as a gateway
between Vineland and Bridgeton—into an aesthetically appealing and
economically vibrant part of the community.
Q: What is the geographic focal point of the
redevelopment plan?
A: The focal point of the plan is the
2.7-mile length of Landis Avenue that is in Pittsgrove Township. It also
includes some areas on Gershal Avenue, south of Landis.
Q: What type of businesses is the project
intended to attract?
A: The project is intended to attract
low-impact businesses only. These are the types of businesses that do not
require major changes in infrastructure (like adding water and sewer) or have
adverse effects on the community. Examples include medical offices and health
care facilities that support the new South Jersey Regional Health Center.
Business office complexes and small retail outlets are also possible. But
larger initiatives, such as malls, are not consistent with the township’s
municipal plan and will not be considered.
Q: Can we expect any large retail stores to
join the project?
A: No, the plan’s zoning and lack of public
water and sewer will not allow a Wal-Mart or Target sized retailer into the
area.
Q: Pittsgrove Township has historically been an
agricultural community. I am concerned about the impact that redevelopment
could have on our rural character.
A: All those involved in this project share
those concerns. The plan would provide incentives for businesses that
complement our rural character. Adding agricultural businesses, for example,
would support our existing farms, thus ensuring their future success and
making it less likely that they would sell their land to housing developers.
Q: Will this redevelopment project open the door
to widespread growth in the township?
A: Township officials are extremely
sensitive to this potential problem. That is why this initiative targets an
area along a busy state highway with mainly commercial properties, or those
moving in that direction already. The initiative also intends to prevent the
installation of water and sewer lines along Landis Avenue, which is a primary
catalyst for growth.
Q: Will unoccupied buildings be torn down and
replaced?
A: Yes and no. Blighted properties should
give way to more attractive facilities, while buildings in good condition will
likely be refurbished or simply reused. Much is dependent on the use of the
plan’s incentives and on the individual property owners in the area.
Q: Will environmentally sensitive areas, such as
Muddy Run and Rainbow Lake be affected?
A: No. In fact, this initiative can be used to
strengthen protections of these areas by improving buffers and controlling
land use on bordering properties. In New Jersey, development of any kind
within these areas is not allowed. We need to take every precaution to secure
our valuable natural wetlands resources. It is our legal and moral
obligation.
Q: How much will this redevelopment project
cost the taxpayers in Pittsgrove?
A: It is expected to cost taxpayers little,
if anything, to implement the redevelopment plan. Private developers using
private and state funds are expected bear those costs. There would be some
initial, short-term costs associated with tax abatement used to attract
desirable businesses. Long term, however, increased revenue from the new
businesses would be a significant benefit to residents.
Q: Are there any drawbacks to the redevelopment
plan?
A: That’s the beauty of this project. In
having the township guide the process, we can avoid most, if not all, problems
associated with growing an area.
Q: What is the timeframe for completion?
A: This is difficult to estimate, but would
be at least several years. Ideally, the redevelopment plan would be approved
by late 2005/early 2006. Implementation of the plan would begin in 2006.
Q: Will other areas be targeted for
redevelopment, such as Route 40?
A: There are no plans for redevelopment of
other areas of the township.
Q: How can I find out more about the redevelopment
plan?
A: Visit the Township website at
www.pittsgrovetownship.com, or contact the EDC at 358-3758.
