NJFuture Redevelopment Forum 13 Hackensack Reiner

www.mainstreethackensack.com

City of HackensackNJ Future Redevelopment Forum

March 1st, 2013

“The Vision for the Main Street Rehabilitation Area is to promote

the creation of a livable and real downtown district with clear

boundaries and gateways, which strengthen existing businesses

and provides opportunities for new mixed use development

which will become the social, cultural and economic heart of the

City of Hackensack and Bergen County through the design and

development of an immersive, authentic, place-based urban

environment.

The plan promotes a diversity of land uses, businesses and

housing types with high quality architecture designed from the

street up which includes improved infrastructure, streetscape

and a hierarchy of parks and open spaces to support a business

friendly atmosphere with a diverse population of varied ages,

races and socio-economic backgrounds.”


PRESENTERS

Nancy Kist, EsqRedevelopment Counsel

Decotiis Fitzpatrick & Cole

Francis Reiner , PP – LLARedevelopment Consultant

DMR Architects

Karen Sasso City of Hackensack

Councilwoman

Steve LoIacono City of Hackensack

City Manager


HACKENSACKSteve LoIacono

C i t y M a n a g e r


ASSETS:

Location: • Located in Bergen County

• East Access to Manhattan

• County Seat – 43,010 Population

• Great Scale / Bones for Development

Proximity: • 8 miles to GW Bridge

• 13 miles to Lincoln Tunnel

• 14 miles to Hoboken Ferry

• 16 miles to Holland Tunnel

Access: • Route 4 Route 17 Route 46

• I - 80 NJ Turnpike Garden State Pkwy

Transit: • Anderson Train Station (41 min. to Penn Station)

• Essex Train Station (39 min. to Penn Station)

• River Street Regional Bus Terminal


Employment / Anchors: • Hackensack University Medical Center (6,700) - Medical / Healthcare Offices

• Bergen County Complex (2,700) - Major Mid Atlantic Law Firms

• Higher Education Institutions - Fairleigh Dickinson University

- Bergen Community College Satellite Campus

- Eastwick Business College

• Riverside Square Mall – Major Retailers

• Ice House (World Class Training Facility)

• Every Major Bank

Strong Business District: • Day Time Population +100,000 • Chamber of Commerce +/- 165 • Upper Main Street Alliance +/- 325

“Bergen County has 17 Fortune 500

Companies”

“By bringing together

the business community,

city officials and

redevelopment consultants,

we developed an exciting

plan that

lays the groundwork

for the next

decade of development

in HackensackSteve LoIacono, City Manager

ASSETS:


CHALLENGES:

1. Struggling Downtown District- Higher Vacancy Rates /Lower Rental Rates

- No Defined District

- Poor Circulation Pattern (One way System)

- No Clear Sense of Arrival

- No Residential Development

2. Outdated Zoning (1960’s / 1970’s)- Outdate Parking Requirements

- Variance Approval Process

3. Difficult Approval Process

4. Need to Increase RATABLES

5. Municipal Options Include: - Increase Revenues / Decrease Spending


THE HISTORYKaren Sasso

Councilwoman

SOURCES:Hackensack, A Pictorial HistoryAuthors: A. Petretti, B. Gooding, T. Jones, T. SellarolePublisher: Nostalgia Publications, Inc.

Hackensack – Heritage to HorizonsEditors: T. Lark, Dr. I. Talbot, PHD and D. KarsianPublisher: The Hackensack Bicentennial Committee

The City of Hackensack – Three Centuries of ProsperityAuthors: L. Steuerwald and B. IozziaPublisher: The City of Hackensack

Six Guys from Hackensack, Coming of Age in the Real NJAuthor: G. KirschPublisher: Infinity Publishing

Hackensack Transit Oriented Development Report, DraftNJIT, College of Architecture and Design, Infrastructure Planning

“Ode to Hackensack”Author: S. Nortonwww.hackensacknow.org


HISTORIC CONTEXT:

1683 Founded - Hackensack River

1700’s River used for Ag. trade

1764 County-wide Public Transportation

1800’s Regional Stage Coach Hub

1860’s Railroads / Commuters

1880’s Second largest Brick Manufacturing in the country

1905 Primary Commercial Center (services and entertainment)

1931 G W Bridge opens (suburbanization)

1950’s Major Shopping Destination


1950’s Suburban Malls Open

- Automobile - Suburbanization

1970’s Decline of Main Street to - One Way Street Conversion

2000’s - Lower Rental / Higher Vacancy

- No Residential

- Inappropriate Zoning / Parking

Req’s

2004 BID Forms

2005 Changes Start

2009 BID Hires Street Works

- Public Outreach - Initial ‘Vision’ 2010 City Initiates Rehabilitation Plan

HISTORIC CONTEXT:


2010 - Current

- Adopted Rehabilitation Plan (163 ac)

- Adopted Streamlined Development Process

- Adopted Public Parking System Study

- Adopted Traffic Study

- Adopted State Street Redevelopment Plan

Negotiated a PILOT Agreement

- Purchased / Renovated / Opened the

Cultural Arts Center

- Awarded a $265,000 Open Space Grant

(Atlantic Street Public Park)

- Adopted Complete Streets Resolution

- Applied for Transit Village Designation

- Applied for NJEIT Grant ($3 mil)

- Developer Symposium

- On going Developer Meetings

HISTORIC CONTEXT:


THE PROCESSNancy Kist, Esq

Redevelopment CounselDeCotiis, FitzPatrick & Cole, LLP


PROCESS:

1. The City Needed a Champion…..

- A Leader………..

- A Vision…………

- Of course EVERYONE NEEDS an Attorney……..

2. 2010 City Formed a Steering Committee

- City of Hackensack

- Upper Main Street Alliance (SID)

3. Determined Area for Revitalization

- Focused on Downtown

- Inside the boundary is more valuable

4. Created the ‘Vision’

Vibrant Mixed Use Pedestrian Friendly

Active Streets Cultural Arts Residential

Density Rateables Parking & Circulation


1. Needed to Change the Zoning

- Wanted Progress not more Plans

2. Rehabilitation verse Redevelopment

- Legal issues with Redevelopment

- Gallenthin Realty v. Paulsboro

- Kelo v. City of New London

3. Rehabilitation

- 5 Year Tax Abatement

- New Zoning

- Limited Likelihood of Litigation

- Immediate Progress

- No Eminent Domain

- Option for Redevelopment Plans within Rehab Area

PROCESS:


REDEVELOPMENT GOALS:

Avoid the risks of costly litigation or delays associated with challenges to redevelopment area designations;

Pursue Redevelopment Area Designations on a case by case basis, preferably with the consent and participation of affected property owners;

Use Rehabilitation Area Designation Strategically to promote revitalization;


Significant portion of structures in the area are in a deteriorated or substandard condition and there is a continuing patter of vacancy, abandonment or underutilization of the properties in the area, with a persistent arrearage of property tax payments thereon; or

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

A program of rehabilitation as defined in NJSA 40A:12A-3 may be expected to prevent further deterioration and promote the overall development of the community.

REHABILITATION CRITERIA - NJSA40A:12A-14


Redevelopment Rehabilitation

Eight (8) available criteria found in NJSA 40A:12A-6

Three (3) available criteria found in NJSA 40A:12A-14; criteria may extend to the entire community

Area can only be Designation after investigation is conducted by Planning Board

Area is designated after City Council refers proposed resolution to Planning Board which may provide recommendations and modifications to the resolution to the City Council

After adoption of redevelopment plan City can undertake all actions authorized by NJSA 40A:12A-8, including condemnation.

After adoption of redevelopment plan for the rehabilitation area, the City can undertake all actions authorized by NJSA 40A:12A-8 except it cannot acquire property by condemnation unless the area is also within a redevelopment area or the exercise of eminent domain is authorized by other laws of the State

Long Term Tax Exemptions available to qualifying projects. See NJSA 40A:20-1 et seq. Term of agreement, no longer than 30 years. PILOT based upon Total Project Cost or Percentage of Gross Revenues

Five Year Exemption and Abatement available to qualifying projects. See NJSA 40A:21-1 et seq. Term of agreement no longer than 5 years. Can exempt or abate certain improvements from taxation for up to five years.

REDEVELOPMENT vs. REHABILITATION


THE PLANFrancis Reiner, LLA - PP

City Planner – Redevelopment Consultant

DMR Architects


THE PLAN:

Project Size: • 163 acres • 39 City Blocks • 389 Properties

“Vision – Sense of Place”: • Mixture of Uses (18 hr Environment)• Critical Mass of Development• Outdoor Dining• Two Sided Retail• Convenient Parking• 1200’ Length• Public Open Space• Mature Streetscape• Quality Architecture and Scale• Distinct Brand

Street-WorksStreet-Works


Opportunity:• Missed the “Economic Boom”

• Under Valued & Under Utilized

Properties

• Well Defined Downtown Area

• Initial Phase of Revitalization Efforts

Adopted Zoning Promotes:• Increased Development Rights

• Reduced & Shared Parking Requirements

• Streamlined Process

• Rehabilitation of Existing Buildings

• Circulation Recommendations

• Financial Recommendations

THE PLAN:


ZONING CRITERIA:

Non-Catalyst Development:• 5 Story / 72’-0” Height• 450 sf Minimum Unit Size• 12’ - 18’ Building Setbacks (BOC)• Reduced/Shared/Off-site Parking Ratios• Design Standards

Catalyst Development: • 14 Story / 176’-0” Height• 450 sf Minimum Unit Size• 12’ – 18’ Building Setbacks (BOC)• Further Reduced Parking Ratios• Design Standards• Minimum Project Size 400,000 SF• 50% of One Block on Main Street• Change the Physical Character


PARKING:624 On-Street Spaces2,012 Municipal Spaces7,875 Private Spaces+/- 10,500 Total Spaces

Other than Zoning……

Parking is the KEY Component: • Over 40% of Land Area is Surface Parking• Vertical Parking• Promote Public Private Partnerships

Public Parking System Elements:• Utility vs Authority• Ratios that promote the ‘Vision’• Shared and Off-Site Provisions• Public Parking System

• Manage the System Appropriately• Generate Revenue


Multi-Family Studio

Multi-Family

Retail

Restaurant

Medical Office

General Office

Hotel

1.0

1.25

4.0

8.0

4.0

3.5

0.75

sp per unit

sp per unit

sp/1,000 gfa

sp/1,000 gfa

sp/1,000 gfa

sp/1,000 gfa

sp per room

USE NON-CATALYST

1.0

1.0

3.0

7.0

3.5

3.0

0.75

sp per unit

sp per unit

sp/1,000 gfa

sp/1,000 gfa

sp/1,000 gfa

sp/1,000 gfa

sp per room

CATALYST

INCENTIVES FOR REHABILITATION:

- No Visitor Parking required

- Off-Site Parking allowed within 1,600 lf

- Outdoor seating does not count toward parking requirements

- Restaurants with under 600 sf requires no parking

- Conversion of first floor to a restaurant requires no additional parking

PARKING RATIOS:


DEVELOPMENT VALUE:

“The hardest thing is to get

these things started,

who goes first…

Once that happens

developers will come in,

property values will

skyrocket and we will be on

our way”David Sanzari, Sanzari Enterprises

“We have confidence in the

plan. It does not contemplate

any use of eminent domain,

rather it seeks through the

power of the market

to rebuild our downtown”Jerry Lombardo President SID

Created Value:Previous Zoning

Retail: 10,000 sf

Res: 100 units

Parking: 280 spaces

Cost: +/- $ 6 mil.

New Zoning

Retail: 10,000 sf

Res: 100 units

Parking: 165 spaces

Cost: +/- $ 3.6 mil.

* $2.4 million in development savings

Off-Site Parking Value:

Project can only accommodate 100 sp on site

Lease remaining 65 sp (Public or Private)

* Additional $1.4 million in savings


CIRCULATION PLAN:

Circulation Recommendations:• Convert Downtown Streets to Two Way

• Promotes Economic Development

• Better Accessibility and Mobility

• Safer (Vehicles & Pedestrians

• Alternative Routes

• Historically Two Way


DESIGN STANDARDS:

Architectural Design Standards:• Character & Orientation

• Entrances & Storefronts

• Materials & Uses

• Screening & Services

• Parking & Open Spaces

Neighborhood Design Standards:• Streetscape & Materials

• Lighting & Trees

• Sidewalks & Seating

• Signage Standards

“Ensure Quality Development - Level Playing

Field”


STREAMLINED REVIEW PROCESS:

“The City is implementing

a streamlined

submittal, review

and approval process

to encourage

high quality, innovative

mixed use development in

order to be much more

developer friendly

than we have been

in the past.”

Steve LoIacono, City Manager

New Zoning Creates:

• Fewer Variances

• Planning Board Review Only

• Fewer Submission Requirements

• Reduced Upfront Fees

• Standard Forms

Pre-Application Review Committee:

• City Representatives

• Optional to Developer

• Minimal Cost – Significant Benefits

• Immediate Feedback on Proposed Projects


BENEFITS:

Comprehensive Approach:

1. Improved Zoning

2. Increased Development Rights

3. Streamlined Process

4. Market Driven Parking Requirements

5. Value Added

6. More Certain Development Process

7. Financial Incentives / Options

8. Increased Tax Revenues

9. Stronger Downtown District


TAKE-AWAYS


1. Understand the Goals and Objectives- Unique to each Municipality

2. Four C’s for Success- Collaboration - Consensus - Communication - Coordination

3. Significant Level of Commitment- Persevere (Marathon not a sprint)

4. Comprehensive Approach- Zoning (Use / Density / Height)- Parking (Shared / Off-site / Allocation)- Financial Tools / Mechanisms- Circulation / Traffic- Public & Developer Outreach (Marketing

Plan)

5. Be willing to Adapt and Change

6. Early Successes & Manageable Steps

TAKE-AWAY’S:


QUESTIONS

NJFuture Redevelopment Forum 13 Hackensack Reiner

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