52 PAGE PLAN OFFERS BREAK WITH THE MEADOWLANDS’ PAST
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.”
