Planning Board 6/21/2018 - Redevelopment of Cooper and Main Streets

Redevelopment Area inside red box.  For orientation, 1) Harvest House 2) Apartments on Main St  3) Produce Junction

At the upcoming Planning Board meeting scheduled for June 21, 2018, the Board will present an updated Redevelopment Plan for the area inside the red box above - 42 and 52 Main Street (the Apartments on Main Street and Harvest House respectively) and the entire eastern side of Cooper Ave.

In Ordinance 16-7-2018, which will be voted on at the July 17, 2018 Town Council meeting,  the Township lays out following goals in its adoption of the updated Redevelopment Plan (assuming it is recommended by the Planning Board):

  • Development of the property at 52 East Main Street (Harvest House) in coordination with adjacent properties
  • Encourage and support revitalization downtown through public/private partnerships
  • "Facilitate the preservation and possible on-site relocation of the historic Stokes-Evans house" (emphasis added)
  • Increase the opportunity for low and moderate income housing
  • The addition of the eastern side of Cooper Ave into the Redevelopment Plan, along with "several other [properties] not mentioned herein"  (emphasis added).  

The updated Redevelopment Plan is a 27 page document full of both descriptive conditions and legal requirements.  Some of it is quite interesting, whereas much of it is mundane, such as when describing required lighting, sidewalk width, etc.  Below are some items I found interesting, and I will try to indicate things which are changed from the old Redevelopment Plan.

Thoughout the Redevelopment Plan, it is apparent that the Township is making every effort to preserve the historic Stokes-Evans house.  However word use is inconsistent - it is difficult to tell whether preserving the house is a hope or a requirement:

  • "Redevelopers will be requested to investigate the possibility of moving the Stokes-Evans House approximately 100 feet south toward East Main Street"
  • "Preservation of the original Stokes-Evans House (lot 15) is expected"
  • "Preservation and/or rehabilitation of the historic Stokes-Evans House is required."
  • And as noted above, the Ordinance states "Facilitate the preservation and possible on-site relocation of the historic Stokes-Evans house"
The reason given behind moving the Stokes-Evans House forward is that "a walkable 'window shopping' street requires the street to be framed with buildings at a comfortable setback".

Existing Apartments on Main Street to the left, Harvest House to the right, with new 4 story complex behind it


Above is a rendering of what was proposed at the September 12, 2017 Town Council meeting.  The Stokes-Evans House will be brought forward closer to the road.  Behind it, a 4 story building containing 51 apartments with garages on the ground floor will be built.  I did not realize it at the time, but according to the Redevelopment Plan that was in effect when it was proposed, the maximum height of a building in the redevelopment zone was only 3 stories or 40 feet.  That has been changed in the new plan, allowing for buildings of 4 stories or 50 feet (though it is noted later in the plan that building height may be increased up to 10% to allow certain architectural treatments consistent with the Plan).

Also new in the Plan is the requirement that 15% of the units (as well as 15% of any new residential units developed on the other sites in the zone) shall be affordable to low and moderate income households.

For the properties on Cooper Avenue, it would appear the Town is requiring commercial/retail space on the ground floor.   Buildings of up to three stores can contain apartments on the top 2 floors.  Parking areas between properties are encouraged to be joined together.  (The plan for the Stokes-Evans property is to join a parking lot for that building with the existing lot at the Apartments on Main Street.)

Other random items:
  • "Outdoor seating for cafes and restaurants should be shown on the site plan"
  • Developers shall either provide a recreation area or contribute money ($175 per market rate unit) for recreation or other public enhancements within 1/2 mile of the project area
  • It is noted that the properties in the area are NOT subject to eminent domain, and any existing residence can remain - it does not need to be redeveloped.
  • Also new to the Redevelopment Plan is the possibility of long term tax exemptions (PILOTs) of a maximum of 30 years

Here is the timeline
  • June 12th, 2018 - 'First Reading' of Ordinance 16-7-2018, which calls for the adoption of the updated Redevelopment Plan.  The actual Ordinance was not read, just introduced
  • June 21st, 2018 - Planning Board meeting to discuss the new Redevelopment Plan.  It will be voted on at the end of the Planning Board meeting
  • July 17th, 2018 - Public Hearing at Town Council.  At the end of the Town Council Public Hearing, assuming the Planning Board recommended adoption of the Plan, it will be voted on at Town Council

Update June 23, 2018
The Planning Board met as scheduled on 6/21 and approved this and other measures.  You can read about it here.