The document discusses potential redevelopment activities in the Borough of Leonia focused on improving economic development. The goals of the projects are to make better use of available land, increase commercial and residential space to expand the tax base and reduce taxes, and encourage more walkable and transit-oriented development. The process for redevelopment requires an area in need of redevelopment study and allows opportunities for public participation. Frequently asked questions are answered about property rights, potential plans for the area, and next steps in the process.

1. Economic Development and
Revitalization in Leonia

2. Economic Development and Revitalization in Leonia
The Borough of Leonia is pursuing a number of potential redevelopment activities in the Borough. These
primarily are focused on the western end of town, around Station Parkway, on Willow Tree Road, Fort
Lee Road to Grand Avenue, and Grand Ave between Schor Ave and Palisades Ave.
These projects are part of Leonia’s overall community vision, and are important to the future financial
and cultural sustainability of the Borough. Read on to see the goals of the project and find answers to
frequently asked questions. Follow up information for Borough officials can be found at the end of this
document.
Summary

3. Economic Development and Revitalization in Leonia
Some of the most important goals of the anticipated redevelopment includes:
● Helping consolidating inefficient spaces (such as surface parking lots) to make better use of
available land
● Bring in more commercial entities to Leonia, helping add to the tax base, and lower future taxes for
businesses and residents alike
● Spur more economic activity in key parts of town that will ultimately increase driving and foot
traffic, and help make Leonia more of a destination for people in and out of town
● Improve our use of space to help decrease stormwater runoff and flooding, and improve the
environmental impact of the community
● Help reduce dependence on motor vehicles, creating more walkable and transit-friendly areas that
encourage less traffic, parking, and healthier living
● Build more residential units (apartment-styles) that allow more people to call Leonia home, and
ensure that part of that development is income-restricted housing to help ensure Leonia remains
affordable for all who want to live here
Goals

4. Economic Development and Revitalization in Leonia
Redevelopment requires following a very specific set of rules and processes (NJSA 40A:12A-1) under the Local
Redevelopment and Housing Law (LRHL) and applicable case law that the State of New Jersey requires the
Borough to follow. The LRHL, which requires an Area in Need of Redevelopment Study be undertaken before an
area is able to be classified as a Redevelopment Area.
This study process requires that properties in the study area be investigated as to whether they meet certain
criteria established by State law to be included in the Redevelopment Area. How any property meet the criteria
must be documented in a Redevelopment Study.
All of these steps include ample opportunities for residents, businesses and other stakeholders to participate in
the determination of whether an Area in Need of Redevelopment should be declared, and how a Redevelopment
Plan should guide the development of any areas determined to be in need of redevelopment.
Once the study has been completed, any properties that meet these criteria may be included in an Area In Need of
Redevelopment or Redevelopment Zone. Once that occurs, a Redevelopment Plan is done, which determines the
zoning within the zone, including permitted uses and bulk standards (i.e. height, setbacks, lot coverage, etc.)
Process

5. Economic Development and Revitalization in Leonia
I got a notice in the mail saying someone is inspecting my property? What
does this mean? Do I have to let them do this?
Part of the redevelopment study may include the interior inspection of buildings on the property
for investigation. This is done only for documentation purposes. Participation in this process is
strictly voluntary.
Questions and Answers

6. Economic Development and Revitalization in Leonia
My notice said the study was going to be for “condemnation.” Does that
mean the Borough is planning to kick us out, or take our property? Don’t
we have rights to stay in our property?
This is the language that the state of New Jersey requires municipalities to use. It does not mean the Borough will
or wants to condemn any property. It does not mean the Borough necessarily wants to or will condemn any
particular property or properties. The Borough hasn't made any decisions regarding property condemnation;
however, we are required, by law to explicitly notify owners that the Borough is retaining the option to do so in
the future.
Any future potential eminent domain action would still have to go through many public steps, including notices to
property owners, public meetings, an assessment that establishes the fair market value that the Borough would
be required to pay the property owner, and any other requirements in accordance with state and federal law.
Questions and Answers

7. Economic Development and Revitalization in Leonia
What kind of plans does the Borough have for this area?
All the plans are still in an early stage, but they generally center around a few broad goals, such as:
● Attempt to consolidate surface parking lots into one shared parking structure, freeing up
more land for other uses or green space
● Adding more residential, for example, higher density residential above retail spaces
(mixed-use) on Fort Lee Road and Grand Ave
● Consolidate office/light industrial uses in Willow Tree Road area into fewer, ideally one,
building that can be modernized and have space for new businesses, including offices, food
establishments, fitness centers and much more
● Increase opportunities for green space, walking areas and other outdoor uses
Questions and Answers

8. Economic Development and Revitalization in Leonia
What happens if the Borough doesn’t do this redevelopment?
The short answer is that taxes will likely go up.
As the Borough invests in critical infrastructure such as roads, curbs and sidewalks, as well as
municipal facilities, storm and sewer systems that are in disrepair, and much more, and as costs to
governments continue to rise, if the same number of people are paying into budget that is
growing, each person will have to pay more.
The best way to stabilize taxes for the future is by bringing more people and businesses in to pay
those taxes, spreading the total costs out onto more people, reducing what each pays.
The Borough sees it this way - helping improve certain areas such that people's’ property values
go up, while at the same time bringing in more taxpayers so that their share of taxes go down, is a
win-win for all in the community.
Questions and Answers

9. Economic Development and Revitalization in Leonia
What are the next steps?
Currently, Leonia’s Borough Planner is going through the study process by documenting property
conditions and investments over time (through site plan applications or building permits, a review
of the zoning code, etc.) This investigation includes property inspections, if possible.
Once all the information has been documented, it will be compiled into a redevelopment study,
where a recommendation on which properties to include or not include into a redevelopment
area will be made.
This report will be publicly noticed and available for review. In addition, there will be a public
hearing where the Planning Board will consider the report for recommendation for adoption by
the Council. The Planning Board can recommend to include all of the area, some of the area, or
none of the area that encompasses the properties that meet the criteria for redevelopment.
Questions and Answers

10. Economic Development and Revitalization in Leonia
What are the criteria? (1/3)
A property must meet one or more of the criteria (NJSA 40A:12-5) for inclusion in a
redevelopment area. They are:
A. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any
of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or
working conditions.
B. The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial
purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of
disrepair as to be untenantable.
C. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or
redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to
adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to
developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be
developed through the instrumentality of private capital.
Questions and Answers

11. Economic Development and Revitalization in Leonia
What are the criteria? (cont. 2/3)
D. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty
arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land
use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals,
or welfare of the community.
E. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership
of the real property therein or other conditions, resulting in a stagnant or not fully productive condition of land
potentially useful and valuable for contributing to and serving the public health, safety and welfare.
F. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed
by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a
way that the aggregate assessed value of the area has been materially depreciated.
Questions and Answers

12. Economic Development and Revitalization in Leonia
What are the criteria? (cont. 3/3)
G. In any municipality in which an enterprise zone has been designated pursuant to the “New Jersey Urban
Enterprise Zones Act,” the execution of the actions prescribed in that act for the adoption by the municipality and
approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the
enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment for
the purpose of granting tax exemptions within the enterprise zone district or the adoption of a tax abatement and
exemption ordinance.
H. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to
law or regulation.
Furthermore, the definition of a “redevelopment area” at Section 3 of the LRHL permits the inclusion of additional
parcels by stating: A redevelopment area may include land, buildings or improvements which of themselves are not
detrimental to the public health, safety or welfare, but the inclusion of which is found necessary, with or without change in
their condition, for the effective redevelopment of the area of which they are a part.
Questions and Answers

13. Economic Development and Revitalization in Leonia
What if I want to talk to someone for more information? Will there be
more information somewhere?
Yes!
You can visit our new Resource Page here:
https://leonianj.gov/econdevelopment
Or contact the Borough Planner: Erik DeLine : EDeLine@h2m.com.
Questions and Answers