NJFuture Redevelopment Forum 13 Hackensack Reiner

749 views

Published on

0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total views
749
On SlideShare
0
From Embeds
0
Number of Embeds
2
Actions
Shares
0
Downloads
3
Comments
0
Likes
0
Embeds 0
No embeds

No notes for slide
  • Founded in 1683 Hackensack has always had a symbiotic Relationship with transit systems. Throughout the 1700’s agricultural trade flourished in Hackensack. Using the River as a mode of transportation the city was able to trade via flat bottom schooners with NY and bring merchandise back from farms and mines of Northern Jersey. When HOBOKEN began running ferries to NYC, Stage Coach lines ran from New Bridge Landing Through Hackensack, Along these Stage Coach lines, Inns and Taverns began to develop creating the beginning of the downtown.
  • Up until 1950’s Hackensack was a premier shopping district of Northern NJ anchored by two major department stores; Sears Roebuck and Arnold Constable. But as the automobile culture dominated the construction of suburban style malls like Garden State Plaza and Bergen Mall catalyzed the decline of Hackensack’s Main Street. Main Street was not competing with the hundreds of stores and parking facilities that the suburban malls offered. And as time went on Main Street lost some of its charm and appeal that it once had. I will now turn the presentation over to Kareem who will be discussing the prominent assets of Hackensack.
  • Up until 1950’s Hackensack was a premier shopping district of Northern NJ anchored by two major department stores; Sears Roebuck and Arnold Constable. But as the automobile culture dominated the construction of suburban style malls like Garden State Plaza and Bergen Mall catalyzed the decline of Hackensack’s Main Street. Main Street was not competing with the hundreds of stores and parking facilities that the suburban malls offered. And as time went on Main Street lost some of its charm and appeal that it once had. I will now turn the presentation over to Kareem who will be discussing the prominent assets of Hackensack.
  • Up until 1950’s Hackensack was a premier shopping district of Northern NJ anchored by two major department stores; Sears Roebuck and Arnold Constable. But as the automobile culture dominated the construction of suburban style malls like Garden State Plaza and Bergen Mall catalyzed the decline of Hackensack’s Main Street. Main Street was not competing with the hundreds of stores and parking facilities that the suburban malls offered. And as time went on Main Street lost some of its charm and appeal that it once had. I will now turn the presentation over to Kareem who will be discussing the prominent assets of Hackensack.
  • Up until 1950’s Hackensack was a premier shopping district of Northern NJ anchored by two major department stores; Sears Roebuck and Arnold Constable. But as the automobile culture dominated the construction of suburban style malls like Garden State Plaza and Bergen Mall catalyzed the decline of Hackensack’s Main Street. Main Street was not competing with the hundreds of stores and parking facilities that the suburban malls offered. And as time went on Main Street lost some of its charm and appeal that it once had. I will now turn the presentation over to Kareem who will be discussing the prominent assets of Hackensack.
  • NJFuture Redevelopment Forum 13 Hackensack Reiner

    1. 1. “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 providesopportunities 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 improvedinfrastructure, streetscape and a hierarchy of parks andopen spaces to support a business friendly atmosphere with a diverse population of varied ages, races and socio-economic backgrounds.” City of Hackensack NJ Future Redevelopment Forum March 1st, 2013 www.mainstreethackensack.com
    2. 2. PRESENTERS Karen Sasso Nancy Kist, EsqCity of Hackensack Redevelopment Counsel Councilwoman Decotiis Fitzpatrick & ColeSteve LoIacono Francis Reiner , PP – LLACity of Hackensack Redevelopment Consultant City Manager DMR Architects www.mainstreethackensack.com
    3. 3. HACKENSACK Steve LoIacono City Manager www.mainstreethackensack.com
    4. 4. ASSETS:Location: • Located in Bergen County • East Access to Manhattan • County Seat – 43,010 Population • Great Scale / Bones for DevelopmentProximity: • 8 miles to GW Bridge • 13 miles to Lincoln Tunnel • 14 miles to Hoboken Ferry • 16 miles to Holland TunnelAccess: • Route 4 Route 17 Route 46 • I - 80 NJ Turnpike Garden State PkwyTransit: • Anderson Train Station (41 min. to Penn Station) • Essex Train Station (39 min. to Penn Station) • River Street Regional Bus Terminal www.mainstreethackensack.com
    5. 5. ASSETS:Employment / Anchors: “By bringing together • Hackensack University Medical Center (6,700) - Medical / Healthcare Offices the business community, city officials and • Bergen County Complex (2,700) redevelopment consultants, - Major Mid Atlantic Law Firms we developed an exciting • Higher Education Institutions plan that - Fairleigh Dickinson University lays the groundwork - Bergen Community College Satellite Campus - Eastwick Business College for the next decade of development • Riverside Square Mall – Major Retailers in Hackensack • Ice House (World Class Training Facility) Steve LoIacono, City Manager • Every Major BankStrong Business District: “Bergen County has • Day Time Population +100,000 • Chamber of Commerce +/- 165 17 Fortune 500 • Upper Main Street Alliance +/- 325 Companies” www.mainstreethackensack.com
    6. 6. 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 Development2. Outdated Zoning (1960‟s / 1970‟s) - Outdate Parking Requirements - Variance Approval Process3. Difficult Approval Process4. Need to Increase RATABLES5. Municipal Options Include: - Increase Revenues / Decrease Spending www.mainstreethackensack.com
    7. 7. THE HISTORY Karen Sasso CouncilwomanSOURCES:Hackensack, A Pictorial History Six Guys from Hackensack, Coming of Age in the Real NJAuthors: A. Petretti, B. Gooding, T. Jones, T. Sellarole Author: G. KirschPublisher: Nostalgia Publications, Inc. Publisher: Infinity PublishingHackensack – Heritage to Horizons Hackensack Transit Oriented Development Report, DraftEditors: T. Lark, Dr. I. Talbot, PHD and D. Karsian NJIT, College of Architecture and Design, Infrastructure PlanningPublisher: The Hackensack Bicentennial Committee “Ode to Hackensack”The City of Hackensack – Three Centuries of Prosperity Author: S. NortonAuthors: L. Steuerwald and B. Iozzia www.hackensacknow.orgPublisher: The City of Hackensack www.mainstreethackensack.com
    8. 8. HISTORIC CONTEXT:1683 Founded - Hackensack River1700‟s River used for Ag. trade1764 County-wide Public Transportation1800‟s Regional Stage Coach Hub1860‟s Railroads / Commuters1880‟s Second largest Brick Manufacturing in the country1905 Primary Commercial Center (services and entertainment)1931 G W Bridge opens (suburbanization)1950‟s Major Shopping Destination www.mainstreethackensack.com
    9. 9. HISTORIC CONTEXT:1950‟s Suburban Malls Open - Automobile - Suburbanization1970‟s Decline of Main Street to - One Way Street Conversion2000‟s - Lower Rental / Higher Vacancy - No Residential - Inappropriate Zoning / Parking Req‟s2004 BID Forms2005 Changes Start2009 BID Hires Street Works - Public Outreach - Initial „Vision‟2010 City Initiates Rehabilitation Plan www.mainstreethackensack.com
    10. 10. 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 www.mainstreethackensack.com
    11. 11. THE PROCESS Nancy Kist, Esq Redevelopment CounselDeCotiis, FitzPatrick & Cole, LLP www.mainstreethackensack.com
    12. 12. 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 valuable4. Created the „Vision‟ Vibrant Mixed Use Pedestrian Friendly Active Streets Cultural Arts Residential Density Rateables Parking & Circulation www.mainstreethackensack.com
    13. 13. PROCESS:1. Needed to Change the Zoning - Wanted Progress not more Plans2. Rehabilitation verse Redevelopment - Legal issues with Redevelopment - Gallenthin Realty v. Paulsboro - Kelo v. City of New London3. Rehabilitation - 5 Year Tax Abatement - New Zoning - Limited Likelihood of Litigation - Immediate Progress - No Eminent Domain - Option for Redevelopment Plans within Rehab Area www.mainstreethackensack.com
    14. 14. REDEVELOPMENT GOALS:Avoid the risks of costly litigation or delays associated withchallenges to redevelopment area designations;Pursue Redevelopment Area Designations on a case bycase basis, preferably with the consent and participation ofaffected property owners;Use Rehabilitation Area Designation Strategically to promoterevitalization; www.mainstreethackensack.com
    15. 15. REHABILITATION CRITERIA - NJSA40A:12A-14Significant 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; orMore 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 andA 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. www.mainstreethackensack.com
    16. 16. REDEVELOPMENT vs. REHABILITATIONRedevelopment RehabilitationEight (8) available criteria found in NJSA Three (3) available criteria found in NJSA 40A:12A-40A:12A-6 14; criteria may extend to the entire communityArea can only be Designation after Area is designated after City Council refers proposedinvestigation is conducted by Planning resolution to Planning Board which may provideBoard recommendations and modifications to the resolution to the City CouncilAfter adoption of redevelopment plan City After adoption of redevelopment plan for thecan undertake all actions authorized by rehabilitation area, the City can undertake all actionsNJSA 40A:12A-8, including authorized by NJSA 40A:12A-8 except it cannotcondemnation. 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 StateLong Term Tax Exemptions available to Five Year Exemption and Abatement available toqualifying projects. See NJSA 40A:20-1 et qualifying projects. See NJSA 40A:21-1 et seq. Termseq. Term of agreement, no longer than of agreement no longer than 5 years. Can exempt or30 years. PILOT based upon Total Project abate certain improvements from taxation for up to fiveCost or Percentage of Gross Revenues years. www.mainstreethackensack.com
    17. 17. THE PLAN Francis Reiner, LLA - PPCity Planner – Redevelopment Consultant DMR Architects www.mainstreethackensack.com
    18. 18. 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-Works www.mainstreethackensack.com
    19. 19. THE PLAN:Opportunity: • Missed the “Economic Boom” • Under Valued & Under Utilized Properties • Well Defined Downtown Area • Initial Phase of Revitalization EffortsAdopted Zoning Promotes: • Increased Development Rights • Reduced & Shared Parking Requirements • Streamlined Process • Rehabilitation of Existing Buildings • Circulation Recommendations • Financial Recommendations www.mainstreethackensack.com
    20. 20. 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 StandardsCatalyst 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 www.mainstreethackensack.com
    21. 21. +/- On-StreetSpaces 2,012 Municipal Spaces 62410,500 Total Spaces 7,875 Private SpacesPARKING:Other than Zoning……Parking is the KEY Component: • Over 40% of Land Area is Surface Parking • Vertical Parking • Promote Public Private PartnershipsPublic 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 www.mainstreethackensack.com
    22. 22. PARKING RATIOS: USE NON-CATALYST CATALYST Multi-Family Studio 1.0 sp per unit 1.0 sp per unit Multi-Family 1.25 sp per unit 1.0 sp per unit Retail 4.0 sp/1,000 gfa 3.0 sp/1,000 gfa Restaurant 8.0 sp/1,000 gfa 7.0 sp/1,000 gfa Medical Office 4.0 sp/1,000 gfa 3.5 sp/1,000 gfa General Office 3.5 sp/1,000 gfa 3.0 sp/1,000 gfa Hotel 0.75 sp per room 0.75 sp per room 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 www.mainstreethackensack.com
    23. 23. DEVELOPMENT VALUE:Created Value: “The hardest thing is to get Previous Zoning New Zoning these things started, Retail: 10,000 sf Retail: 10,000 sf who goes first… Res: 100 units Res: 100 units Once that happens Parking: 280 spaces Parking: 165 spaces developers will come in, Cost: +/- $ 6 mil. Cost: +/- $ 3.6 mil. property values will skyrocket and we will be on* $2.4 million in development savings our way” David Sanzari, Sanzari EnterprisesOff-Site Parking Value: “We have confidence in the plan. It does not contemplate Project can only accommodate 100 sp on site any use of eminent domain, Lease remaining 65 sp (Public or Private) rather it seeks through the power of the market* Additional $1.4 million in savings to rebuild our downtown” Jerry Lombardo President SID www.mainstreethackensack.com
    24. 24. 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 www.mainstreethackensack.com
    25. 25. DESIGN STANDARDS:Architectural Design Standards: • Character & Orientation • Entrances & Storefronts • Materials & Uses • Screening & Services • Parking & Open SpacesNeighborhood Design Standards: • Streetscape & Materials • Lighting & Trees • Sidewalks & Seating • Signage Standards“Ensure Quality Development - Level Playing Field” www.mainstreethackensack.com
    26. 26. STREAMLINED REVIEW PROCESS:New Zoning Creates: “The City is implementing • Fewer Variances a streamlined • Planning Board Review Only submittal, review • Fewer Submission Requirements and approval process to encourage • Reduced Upfront Fees high quality, innovative • Standard Forms mixed use development in order to be much morePre-Application Review Committee: developer friendly • City Representatives than we have been • Optional to Developer in the past.” • Minimal Cost – Significant Benefits Steve LoIacono, City Manager • Immediate Feedback on Proposed Projects www.mainstreethackensack.com
    27. 27. BENEFITS:Comprehensive Approach:1. Improved Zoning2. Increased Development Rights3. Streamlined Process4. Market Driven Parking Requirements5. Value Added6. More Certain Development Process7. Financial Incentives / Options8. Increased Tax Revenues9. Stronger Downtown District www.mainstreethackensack.com
    28. 28. TAKE-AWAYSwww.mainstreethackensack.com
    29. 29. TAKE-AWAY‟S:1. Understand the Goals and Objectives - Unique to each Municipality2. Four C‟s for Success - Collaboration - Consensus - Communication - Coordination3. 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 Change6. Early Successes & Manageable Steps www.mainstreethackensack.com
    30. 30. QUESTIONSwww.mainstreethackensack.com

    ×