70 downtown properties eyed for rehab; report due Feb. 7

BY MICHAEL OLOHAN OF PASCACK PRESS

An architect investigating mostly downtown properties for the borough said Jan. 10 that dozens of properties meet at least one of the statutory criteria to be declared as an area in need of rehabilitation due to the areaʼs deteriorating water and sewer infrastructure.

Architect Fran Reiner of DMR Architects told council that the preliminary rehabilitation investigation study, authorized by resolution 22-115 for up to

$12,700, found that the 70 properties in and near downtown could be designated for rehabilitation as “the majority of sewer and water infrastructure is at least 50 years of age in the area and is in need of repair and substantial maintenance.”

He said heʼd have a finished rehabilitation study investigation report to present to council for ordinance introduction likely on Feb. 7.

The council then would refer the study to the Planning Board for a 45-day review to determine whether it is consistent with the boroughʼs Master Plan.

Mayor John Ruocco requested that the presentation be posted on the borough website.

Following Planning Board review, the study will come back to council with Planning Board recommendations, which the council can accept or not. Then the council may conduct a public hearing on the ordinance to declare the area as in need of rehabilitation.

If that occurs, the next step is to create a rehabilitation plan for the designated downtown area and for council to hire a planning consultant.

Reiner said the public can offer input at the Planning Board hearing, during the councilʼs public hearing before adoption of the area in need of rehabilitation plan, and before a final rehab plan is approved.

He said an approved plan, which likely rezones the area for other uses, “promotes revitalization and private investment.”

Reiner did not disclose study details Jan. 10; council members said most had only recently received the plan. The council authorized the investigation in June 2022 to help improve the downtown commercial district, in coordination with related redevelopment efforts ongoing at the Patterson Street Redevelopment zone.

Properties involved include commercial, retail, residential, vacant land, and surface parking.

A proposed 255-unit luxury apartment complex is planned on the former Waste Management transfer station site with Planning Board hearings likely soon.

State law lists three conditions for determination of need for rehabilitation:

•A significant portion of structures are in deteriorated or substandard condition, with a continuing pattern of vacancy or underutilization;

• More than half of identified housing stock is at least 50 years old, or a majority of water and sewer infrastructure is at least 50 years old and requires substantial repairs or maintenance; and

• A program of rehabilitation may be expected to prevent further deterioration and promote the overall development of the community.

Reiner said if a rehabilitation plan is developed for the downtown, permitted uses remain and businesses will continue to operate and may expand and renovate.

A rehabilitation plan does not permit condemnation of property but rather allows for “greater development control” by allowing new zoning standards such as permitting residential units over retail that is not allowed by current zoning, he said.

New zoning and design standards for rehabilitation could include improved streetscapes, signage, outdoor dining, public parks and plazas, and open spaces.

Other design elements mentioned were parklets and gamelets, which convert street parking spaces for visitors to congregate and socialize downtown.

Lundy asked what incentives property owners would have for making improvements in a newly declared area in need of rehabilitation.

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Reiner said new zoning options and related financial incentives often go hand in hand. He said tax incentives such as a five-year abatement might be available for improvements.

Reiner said he would present the rehabilitation report to the Planning Board and be at the councilʼs public hearing on the rehabilitation ordinance to field residentsʼ questions.

In June 2022, when council authorized the study, Mayor John Ruocco asked why some properties were included and others excluded in the proposed rehabilitation zone. He said those questions were answered by DMRʼs rehabilitation investigation study, which was not available at the Jan. 10 council meeting.

Pascack Pressʼs request for a copy of the DMR report was denied, noting the report was still an “advisory, consultative and deliberative” document exempt under New Jerseyʼs Open Public Records Act.

Previously, administrator David Troast said that developing a nd approving a rehabilitation plan “ready to go when developers are ready to go” would help the local tax base and provide more commercial services downtown for residents to enjoy.

The May 10 DMR proposal, obtained by Pascack Press, provided a street map of the proposed rehabilitation area and highlights the properties to be investigated.

The Rehabilitation Investigation Study for the Commercial Zone includes Block 1201 Lots 5, 6, 7, 8, 9, 10, & Block 1206 Lots 2, 10, & Block 1209 Lot 1 & Block 1306 Lot 1, 10,