The meeting’s focal point was the discussion of Musta’s report, which presented an extensive analysis of the study area, encompassing three downtown properties. The properties, which include a vacant and increasingly dilapidated building damaged by a motor vehicle accident and an office building with rising vacancy rates, were cited as substandard, unsafe, and potentially detrimental to community welfare. The report also pointed out their strategic location in a metropolitan planning area, close to transit facilities and existing redevelopment areas, fitting the smart growth criteria.

Beyond the condition of the buildings, the Planning Board’s discussion underscored the broader context of downtown revitalization. The board examined the goals and objectives of the master plan, which focuses on downtown revitalization, improving aesthetic character, and attracting new investment to underutilized properties. The close proximity of the study area to the township’s train station was highlighted as a factor that could support these goals.

The issue of affordable housing was also a significant component of the meeting. The township’s affordable housing settlement agreement, which requires the provision of 389 total units and/or credits, was addressed. The board noted that despite the contributions of other redevelopment projects in the downtown area towards satisfying the affordable housing obligations, there remains an unmet need of 31 units and/or credits.

The board presented a review of township records, including tax assessor, construction department, police, fire, health, and engineering records, and environmental documents. This data collection formed the basis for the evaluation of the study area properties, with tables summarizing the information on tax records, construction violations, health department records, police calls, fire department records, and NJDEP violations.

Following the review of statutory criteria and detailed evaluation of the properties, the Planning Board convened to discuss the potential inclusion of an additional property to create a more comprehensive redevelopment study area. This was in line with the board’s intent to ensure that any redevelopment initiatives are in sync with the area’s overall planning strategy.

The approach to redevelopment was debated, with discussions on whether the initiation of the process should be led by the township or property owners. The importance of the redevelopment plan was emphasized, with the board considering the option of having two separate plans for the properties or combining two of the properties for a more cohesive project. The board also addressed the recent expansion of the flood zone map, which could affect the redevelopment plans.

Public questions regarding tax implications and the official designation of the redevelopment areas were fielded, reflecting community interest and concerns. The board’s response to these queries added to the comprehensive nature of the discussion.

Concluding the meeting, the board voted on a resolution to recommend the designation of the study area as an area in need of redevelopment. This recommendation is subject to the endorsement by the council, which, if approved, will allow the township to proceed with the adoption of a redevelopment plan for the properties.