52 PAGE PLAN OFFERS BREAK WITH THE MEADOWLANDS’ PAST 

Download Redevlopment Plan

The Borough Council unveiled the first draft of a long awaited Meadowlands area redevelopment plan tonight – a plan that promises to move North Arlington into a new era of  responsible development that will break the borough’s decades-long financial ties to the processing of trash, said Council President Richard Hughes.

 The first draft of the plan – which has been in works for months – was presented by planner Susan Gruel of Heyer, Gruel & Associates.  The draft plan targets redevelopment of the Meadowlands portion of the borough; the site of the once controversial Cherokee-Porete housing project – commonly referred to as the EnCap development, which has now been abandoned after the developer declared bankruptcy.

 The draft document, formally known as the Amended Porete Avenue/BCUA Redevelopment Plan, was prepared in consultation with Councilman Hughes and Councilman Steve Tanelli. The amended plan focuses on attracting commercial development to the old Porete Avenue industrial area and points east.  The Porete Avenue/BCUA Redevelopment Area (the “Area”) consists of approximately 120 acres. The borough has sought to redevelop the Porete Avenue area since 1992 and has amended the redevelopment plan in 1999, 2003 and 2005.

 Hughes says this latest redevelopment effort is coming at the perfect time as the specter of the EnCap development has faded and economic revival is in the not too distant future.    

 “We worked with the planner and shared with her our desires for what we believe is acceptable redevelopment that will provide a continuing  source of tax revenue for the borough and jobs for our residents,” said Hughes. “Ms. Gruel has outlined a very far reaching, but I believe very sound and realistic proposal that will guide the borough’s economic future.”

Hughes said the draft plan recognizes the proximity of the Meadowlands area to major transportation and commercial areas and is geared to capitalizing on those assets. “The land on Porete Avenue and beyond is valuable and it is time for the borough to reap the benefits of that value.”

 Tanelli said the draft document represents and important psychological step in getting the borough beyond the chaotic years of the proposed EnCap development

 “Now that we are finally clear of the EnCap disaster, and all the turmoil that it brought to this community, we can finally concentrate on appropriate development of the Meadowlands,” said Tanelli. “We traveled a long road to get here, but I am glad we are finally talking about the future of North Arlington in a very positive way.”

 Tanelli said he was impressed that Gruel went beyond offering basic redevelopment parameters and took the extra step of naming specific concept uses of the sites within the development area. “This is not a pie in the sky plan. It’s a realistic plan.

   The 52 page draft plan focuses on three major categories of development in the Meadowlands area Light Industrial, Warehousing and Distribution and General Business and Professional Officeswhich could be phased in over the 30 year life of the plan. The draft document, according to Gruel, is consistent with the redevelopment plans of the New Jersey Meadowlands Commission. 

The draft document outlines ten specific redevelopment options under the three major development categories. They include:

• Wholesale establishments
•  A Data Center – A centralized repository for the storage,management, and dissemination of computerized data
• Research laboratories
•  Flex space – A low rise structure with high ceilings containing an open floor plan that can be modified to accommodate individual needs of its tenants
•  Self-storage facility
•  A film Studio
•   Indoor and outdoor Commercial recreation,

 The plan also seeks to encourage the use of innovative techniques to reduce the impervious coverage created by development and to utilize “green” building standards and sustainable design techniques to the extent feasible.

BethlehemSteel & BCUA Sites

Two major areas of redevelopment concern for the borough are  the

Bethlehem Steel and BCUA Transfer Station sites. The NJMC  is in the process of  purchasing the sites from the Cherokeecompany and will sell the land to the highest bidder. Obstacles to developing those sites are poor access, and contamination, says Gruel.

Hughes said it is critical for the council to have a plan in place for those sites before they are sold by the NJMC. “We must be able to tell the NJMC what we want and what we think is acceptable for the future of our community,” said Hughes.

Gruel’s document notes: “The Bethlehem Steel Site contains approximately 41.2 acres. There is one existing structure on the site, a wastewater pumping station built in 1996 located on the southern portion of the site.”

 “The BCUA Site contains approximately 30 acres. The property is irregular in shape, with frontage along Schuyler Avenue. The site contains the former BCUA Transfer Station which has been out of operation since 2002 . The existing structure on the transfer station portion of the property is approximately 35 feet high and contains approximately 166,000 square feet of floor area.”

Gruel’s concept plan for the Bethlehem Steel site recommends the development of an industrial campus setting. “The plan proposes eight (8) buildings ranging from 49,000 to 66,000 square feet in floor

area with accompanying parking and loading spaces. The buildings front along an internal roadway that runs parallel to the Conrail Kinglsand Branch rail lines and terminates in cul-de-sacs on both ends. The internal road way is bisected by a second roadway which connects Porete Avenue and the internal access road to Baler Boulevard which leads to Belleville Turnpike.” Gruel created two concept plans for the BCUA Transfer Station  site. Both concepts make use of the existing internal driveway that connects to Disposal Road. “The first concept utilizes the same footprint and foundation as the existing 170,000 square foot structure. The intent of this concept is for the area to be occupied by one  user such as a modular home manufacturer or other space intensive user and allows space for outdoor storage in the rear, a showcase area at the entrance to the

site, two loading areas and required parking. “The second concept has been subdivided into three lots containing a building with 60,000 square foot floor area, two (2) loading areas with 20 spaces each and the required parking per building. This option is typical of smaller food distribution centers, data centers and other flex space uses. Both concepts seek to maximize the available space on the site at the base of the ridge. Hughes said the draft redevelopment “offers the mayor, the council and the planning board much to chew on. There are a lot of great ideas and some obstacles to overcome, but the plan is undoubtedly a far reaching window on North Arlington’s future.”

The Council President added that public hearings will be held on the plan shortly. “We want the people who live in the borough to give us their ideas and to share in the vision of North Arlington’s future. It’s not just my town and it’s not just my vision. It’s a vision of the future we all have a share in.”

SAYS BALER OPERATION WILL HOLD DOWN TAXES

With the signing of a multiyear agreement between the New Jersey Meadowlands Commission and Environmental Logistics LLC to reopen the NJMC trash baler in North Arlington, Council President Richard Hughes said: “This contract agreement represents a great opportunity for the borough to stabilize its taxes going forward from 2010 and into the future for next five or six years while the borough plans for its future.”

Hughes thanked the NJMC for working so quickly this year to get an agreement with Environmental Logistics, after previous attempts to get proposals from companies seeking to operate the baler failed to produce an adequate bid.
“The NJMC, and executive director Bob Ceberio, recognized the urgency with which action needed to be taken to help North Arlington create revenue to fill the budget hole we are grappling with,” said Hughes. “I applaud the NJMC’s ability to get the baler negotiations done so quickly. This is a tremendous help to our taxpayers.”

Hughes said it will take several months to get the baler operational, so the financial impact on the 2010 budget will not be as great as it will be next year. “We still face hurdles in the 2010 budget, but the baler host fees and free trash dumping will help us. The real impact will be felt in 2011.

Councilman Joseph Bianchi said the baler reopening “provides a reliable stream of revenue to the borough for the next few years as we emerge from some difficult financial years. The financial future of North Arlington is brighter today than it was yesterday.”

The borough will receive a $2 a ton host fee for every ton of trash processed at the baler. In addition the borough will receive free trash dumping, which will save the local taxpayers more than $600,000. In year three of the agreement the borough get an additional 25 cents per ton for each ton over 1,000 tons of garbage processed at the baler.
“We don’t want the borough to be in the garbage business forever, but right now, in this down economy, we have to avail ourselves of every resource we have to keep a lid on taxes,” said Bianchi. “This agreement will help us do that.”

Councilman Jon Kearney said with the baler open, the borough cannot relax on its obligation to create a redevelopment plan. “The NJMC bought us some time to implement a redevelopment program and start generating revenue from other sources besides garbage, ” said Kearney.

The following statement was issued by Mayor Peter Massa on the signing of a new agreement to open the trash baler in the meadowlands

“I want to thank the NJMC for working to help resolve one of the revenue shortfalls that North Arlington has faced. Having the trash baler re-open is a help to our taxpayers at a time when we face massive and unwarranted cuts in state aid. But let’s not fool ourselves. This is temporary relief and what the borough needs is a long term revenue solution.

“I stated last year and I will reiterate it today, the borough must take control of its redevelopment future now. We can no longer live hand to mouth hoping and praying that the NJMC finds a way to provide revenue for our community.

“We have to chart our own redevelopment course independent from the NJMC and we need to do it as soon as possible. We started on the path to independence last year with the hiring of the expert planning attorney Joseph Maraziti, who has repeatedly encouraged us to take charge of our own redevelopment destiny.

“I urge the council to work with me to create a redevelopment plan, with several options for redeveloping the meadowlands within the next 60 days and present the plan and its options to the people of North Arlington.

“We need a transparent redevelopment process that allows for the input from the public and we need it to move quickly so we can take advantage of redevelopment opportunities that may emerge in the coming months.”

Project Covered By State DOT Grant

Councilman Chris Johnson said bids for the resurfacing and repair of Sunset Avenue have come in considerably under cost projections and the entire project will be covered by a $200,000 state Department of Transportation grant.  Sunset Avenue will be repaved and new curbing will be added where needed. Handicapped accessible curb cuts will be added at the corners. New trees will also be planted.  The project could start in late April or early May.

“The project will not only beautify the area but it will help support home values on Sunset Avenue, said Johnson, who chairs the council committee on public works. The councilman said the bids for the project came in at under $130,000. Allowing for any cost overruns, the project should be completed well within the limits of the DOT grant.

“This project shouldn’t cost our taxpayers a dime,” said Johnson.

Through winter storms after winter storm and the resulting runoff of melting snow, the borough’s new storm water sewer system running under Holy cross cemetery has been severely tested.  And it has passed with flying colors, says Councilman Joseph Bianchi.

Late last year the borough replaced 762 linear feet of old, crumbling concrete storm water drainage sewers running from Rutherford Place to  Devon Street. The sewer line had become blocked in some areas and began to crumble in areas.

“Flooding was a problem in the Rutherford Place area and we needed to address it,” said Bianchi,  

The borough replaced the old concrete sewer pipe with a 27 inch plastic or PVC pipe.   The plastic pipe, according to borough engineers, provide less friction than the old concrete pipe and allows water and debris to flow more easily, thereby reducing the buildup of sludge that over years creates blockages.

“It’s a good system and should give us quality service for years,” said Bianchi.

Mayor Peter Massa said the new drainage pipe is working well and there have been no complaints from areas that used to suffer from chronic flooding.

With all the snow and rain we have had this winter, if there was a problem, we would have learned about it by now. Fortunately, the system seems to be operating efficiently.

The Mayor added that the project has come in about $8,000 under the projected budget of $81,000. The remaining money will be used for tree planting in the spring.  Trees and shrubs along the fence line of the cemetery were removed to make way for the sewer installation.

Massa said the replanting will take place in the spring, with the planting of 122 bushes.