OF ELIZABETH MIDTOWN

CIT

Y O

F E

LIZ

ABETH

REDEVELOPMENT PLAN

MIDTOWN ELIZABETH

June 14, 2021

Last Revisions July 20, 2017 August 13, 2009 May 16, 2006 August 4, 1989

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ACKNOWLEDGMENTS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

PREPARED FOR City of Elizabeth 50 Winfield Scott Plaza Elizabeth, NJ 07201

MAYOR OF ELIZABETH Mayor J. Christian Bollwage

2021 ELIZBETH CITY COUNCIL Patricia Perkins-Auguste, Council President/ Councilwoman-at-Large Carlos Torres, 1st Ward Nelson Gonzalez, 2nd Ward Kevin Kiniery, 3rd Ward Carlos Cedeño, 4th Ward William Gallman, Jr., 5th Ward Frank Mazza, 6th Ward Frank Cuesta, Councilman-at-Large Manny Grova, Jr., Councilman-at-Large

The original of this report was signed and sealed in accordance with N.J.S.A. 45:14A-12. _____________________________ Victor Vinegra, PP #00467400

PREPARED BY Harbor Consultants, Inc. 302 N. Avenue East Cranford, NJ 07016

2021 ELIZABETH PLANNING BOARD Georgette Gonzalez Lugo, Madam Chair Charles T. Shallcross, Vice Chairman Thomas W. Urban, Secretary Mayor J. Christian Bollwage Charlotte V. Brown Maria Z. Carvalho Nealon A Issacs Isaias Rivera Carlos L. Torres Jairo E. Labrador, Mayor's Designee Ana Rodriguez (Alternate Number 1) Miguel A. Merino (Alternate Number 2)

WITH HELP FROM Eduardo Rodriguez, Director of Planning & Community Development Yolanda Roberts, City Clerk Monae Whitehead, Principal Planning Aide Daniel J. Loomis, City Engineer Patrick McNamara, Planning Board Attorney

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | TABLE OF CONTENTS

MIDTOWN ELIZABETH REDEVELOPMENT PLAN TABLE OF

CONTENTS

01 INTRODUCTION

02 EXISTING CONDITIONS

1.1 Introduction 1.2 Statutory Basis for the Redevelopment Plan and

Designation of the Redevelopment Area 1.3 Overview of the Redevelopment Area 1.4 Redevelopment Plan Purpose and Guiding Principles

2.1 Midtown Elizabeth Redevelopment Area Progress 2.2 Underlying Zoning 2.3 Surrounding Land Uses

03 REDEVELOPMENT PLAN REQUIREMENTS AND STANDARDS

3.1 General Development Requirements and Restrictions 3.2 Urban Design Requirements 3.2.A Building Design Requirements 3.2.B Streetscape and Landscape Requirements 3.2.C Off-street Parking and Loading Requirements 3.2.D Signage 3.3 Parcel Subsections Specific Land Use Regulations

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TABLE OF CONTENTS |MIDTOWN ELIZABETH REDEVELOPMENT PLAN

04 REDEVELOPMENT AREA VISIONING PLANS

05 RELATIONSHIP TO OTHER PLANS

5.1 Relationship to the Local Objectives 5.2 Plans of Adjacent Municipalities 5.3 Union County Master Plan 5.4 State Development and Redevelopment Plan

4.1 Open Space Plan 4.2 Circulation Plan 4.3 Commercial Frontage Plan

06 REDEVELOPMENT PROVISIONS & ACTIONS

6.1 Redevelopment Provisions and Actions 6.2 Development Requirements 6.3 Demolition 6.4 New Construction 6.5 Properties to be Acquired 6.6 Relocation 6.7 Easements 6.8 Project Phasing 6.9 Utilities 6.10 Supplementary Requirements for all Redevelopment Projects 6.11 Redeveloper Selection 6.12 “Pilot” Agreements 6.13 Approvals Process 6.14 Procedure for Amending the Approved Plan

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | REFERENCE DOCUMENTS

MIDTOWN ELIZABETH REDEVELOPMENT PLAN

REFERENCE DOCUMENTS

\

A APPENDIX

B EXHIBITS

1 CITY OF ELIZABETH COUNCIL ORDINANCE NO. DATED SEPTEMBER 16, 2009, ADOPTING AN AMENDMENT TO THE MIDTOWN REDEVELOPMENT/REHABILITATION PLAN

2 CITY OF ELIZABETH COUNCIL ORDINANCE NO. 4898, DATED SEPTEMBER 27, 2017, ADOPTING AN AMENDMENT TO THE MIDTOWN REDEVELOPMENT PLAN TO INCLUDE 56-58 MURRAY STREET

1 EXHIBIT 1: BOUNDARY MAP 2 EXHIBIT 2: TAX/PARCEL MAP 3 EXHIBIT 3: OPEN SPACE PLAN MAP 4 EXHIBIT 4: COMMERCIAL FRONTAGE PLAN MAP 5 EXHIBIT 5: CIRCULATION PLAN, DATED MAY 1, 2006

INTRODUCTION

SECTION 1

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 1: INTRODUCTION

1.1 INTRODUCTION The Midtown Elizabeth Redevelopment Area (hereinafter the “Redevelopment Area”) was originally determined to be “a Blighted Area”, within the meaning of the “Blighted Area Act” by Resolution of the City Council of the City of Elizabeth dated February 14, 1989. A Redevelopment Plan for this Area was adopted by the City Council of the City of Elizabeth on September 12, 1989 by Ordinance No. 2222. Since that time, additional properties have been added to the Redevelopment Area. Subsequently, the Midtown Elizabeth Redevelopment Plan was amended by Ordinance No. 2824, adopted by the City Council on January 9, 1996; by Ordinance No. 3843, adopted by the City Council on August 22, 2006; by Ordinance dated September 16, 2009; and by Ordinance No. 4898, adopted by the City Council on September 27, 2017. The most recent amendment to the Redevelopment Plan, titled the “New Midtown Redevelopment Plan”, noted that its purpose was to make updates to the Plan since it had been a decade since the adoption of the last amendment to the Midtown Elizabeth Redevelopment Plan and numerous changes in public policy and planning principals related to urban redevelopment in the State of New Jersey had been undertaken. These changes included the State’s development of its “Transit Village” initiatives and the adoption of “Smart Growth” principals in the State’s development and redevelopment planning process. Smart Growth and Transit Village based development seeks to promote sustainable economic and social development, by providing a variety of housing choices, pedestrian friendly streets and public rights-of-way, minimizing automobile use by maximizing the appeal of mass transit, encouraging reduced parking and shared use parking solutions, and creating a livable community by providing convenient access to commercial facilities. The previous Plan also noted that it was appropriate for the City to take a more pro-active approach to redevelopment of the Midtown Elizabeth Redevelopment Area, consistent with the principals of Transit Village development and Smart Growth, and to utilize these urban development and planning principals to serve as the basis for the updated Redevelopment Plan because the Area is extremely well suited and located for redevelopment consistent with the principals of Transit Village development and Smart Growth. The Redevelopment Area includes the Broad Street-N.J. Transit Railroad Station and is in close proximity to numerous bus routes. The Midtown Elizabeth Redevelopment Area has now been established for over 30 years, and the Redevelopment Plan has gone through a number of amendments throughout those years. As a result, the Plan was determined to be in need of a thorough review to ensure that it represented the City’s current goals and development standards. Additionally, the changing nature of the built environment has necessitated an update to the permitted and accessory uses in the Midtown Elizabeth Redevelopment Area.

1.2 STATUTORY BASIS FOR THE REDEVELOPMENT PLAN There is a long and extensive history of Redevelopment Studies (Preliminary Investigative Reports, “PIR”) and Redevelopment Plans prepared for this Redevelopment Area. The Council of the City of Elizabeth (the “City Council”) determined that certain property within the City identified as the Midtown Elizabeth Redevelopment Area qualified as a “blighted area”, by Resolution dated February 14, 1989. Thereafter, the City Council adopted a Redevelopment Plan entitled the “Midtown Elizabeth Redevelopment Plan” (the “Initial Plan”) for this area on September 12, 1989, by Ordinance No. 2222. The City Council then expanded the Midtown Elizabeth Redevelopment Area to include additional property within the City – known as the “Morris Avenue Tract” and the

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SECTION 1: INTRODUCTION | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

“Price Street Tract”, following a determination that the additional property qualified as a “blighted area”, by Resolution dated April, 14, 1992.

The City Council subsequently amended the Initial Plan by Ordinance No. 2824, dated January 9, 1996; and by Ordinance No. 3843 dated August 22, 2006 (“Amended Plans”). The City Council determined that Block 6, Lot 94 should be designated as an Area in Need of Rehabilitation, in accordance with the LRHL (the “Rehabilitation Area”). Subsequently, the City Council adopted the Amended Midtown Redevelopment/Rehabilitation Plan, dated August 13, 2009, by Ordinance dated September 16, 2009, to accomplish the effective redevelopment of the Redevelopment Area and the Rehabilitation Area (“Redevelopment/Rehabilitation Plan”).

On June 27, 2017, the City Council adopted a Resolution authorizing the Planning Board to prepare an amendment to the Midtown Elizabeth Redevelopment Plan to include 56-78 Murray Street (Block 6, Lot 652), which were then prepared in a PIR along with proposed amendments to the Midtown Elizabeth Redevelopment Plan which included the addition of 56-78 Murray Street to the Plan, dated July 20, 2017. The Council adopted this Amended Redevelopment Plan by Ordinance No. 4898, dated September 27, 2017.

1.3 OVERVIEW OF THE REDEVELOPMENT AREA

The Midtown Elizabeth Redevelopment Area, or the “Redevelopment Area,” consists of twelve (12) subsections identified as Midtown Parcels A-L as listed in Table 1.3. These subsections generally separate the Redevelopment Area by their location on City blocks as divided by the existing right-of-ways. The subsections are likewise utilzied in the following sections of this Plan to create specific bulk requirements and design guidelines that provide appropriate uses and structures for each individual area. Additionally, there are three (3) open space and park areas comprised of separate parcels, as listed in Table 1.3.

“Parcel” Identifier

Street Address Owners Parcel Tax Identifiers

Lot Area

Midtown Parcel

“A”

25 and 33-37 W. Grand Street, and 211 Union Street

Penn Central Transporation Co.; Central Railroad; United Way of Greater Union

County

Block 6, Lots 423, 1581,

1582

0.55 +/- Acres

Midtown Parcel

“B”

119 Crane Street, 230-254 Union Street, 48-54 Westfield

Avenue, 237-243 Harrison Street

City of Elizabeth

Block 11, Lots 157,

1703, 1706, 1708, 1709,

414, 415, 1710,

1710.A, 1773, 1774,

1775

2.00 +/- Acres

Table 1.3: Midtown Elizabeth Redevelopment Area City of Elizabeth, Union County, New Jersey

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Midtown Parcel

“C”

49-53 W. Grand Street and 200 Union Street

Sumo Enterprises, Inc; City Life

Properties; City of Elizabeth;

Abukwaik, Nael

Block 6, Lots 1587, 1586, 1585, 1584,

1416

1.02 +/- Acres

Midtown Parcel

“D” 100-128 Union Street

190 Union Redevelopment Urban Renewal

Portion of Block 6, Lot

1407

2.15 +/- Acres

Midtown Parcel

“E” 42-58 W. Jersey Street

Union County Improvement

Authority

Block 6, Lots 1600.A

1.01 +/- Acres

Midtown Parcel

“F” 57-77 Murray Street

Grand at Murray Street Urban

Renewl

Block 6, Lot 1600.B

1.28 +/- Acres

Midtown Parcel “G”

109-131 Union Street and 26-28 W. Grand Street

New Jersey Transit Corp; Penn Central Transp Co;

Manor R E & T Co;

Block 6, Lots 1422, 1421, 1420, 1418

0.85 +/- Acres

Midtown Parcel

“H” 14-26 Julian Place City of Elizabeth

Block 11, Lot 466

0.21 +/- Acres

Midtown Parcel “I”

200-218 Broad Street

Patel, Shailesh & Mahenra; Ladogana,

Ercole; New Jersey Transit

Corp; Yoo, S W & S J; State of

NJDOT

Block 6, Lots 71, 72, 74,

75, 76

~0.48 +/- Acres

Midtown Parcel

“J”

100 W. Price Street and 69-73 W. Jersey Street

190 Union Redevelopment Urban Renewal

Portion of

Block 6, Lot 1407

1.49 +/- Acres

Midtown Parcel

“K” 21-27 Caldwell Place

City of Elizabeth Parking Authority

Block 6, Lot 94.A

1.77 +/- Acres

Midtown Parcel

“L” 56-78 Murray Street

Elad 123 Investment Urban

Renewal

Block 6, Lot 652

1.6 +/- Acres

Park and Open Space

(Formerly Parcel J)

P-1 (Harrison Street)

New Jersey Transit

Between Parcels “A”

and “H”

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Throughout the years and various amendments to the Midtown Elizabeth Redevelopment Plan, there have been additions of both individual parcels as well as new subsections and adjustments of existing subsections. Figures 1 and 2 provide a depiction of the amended subsections as amended by this Plan and shall supersede all prior exhibits and attachments to the previous iterations of the Midtown Elizabeth Redevelopment Plan. It should be noted that while the boundary map exhibit for the 2017 Redevelopment Plan encompassed 62 W. Jersey St (Block 6, Lot 1601) owned by PSE&G, this property was not previously included in the Redevelopment Area boundary in previous iterations of the Plan (2006 and 2009) and was only included as part of the Open Space Plan vision as part of what was known as “P-5” along the riverfront park plan. Therefore, no property is being added or removed as part of this Redevelopment Plan. Rather, the parcels have been reconfigured and the uses reimagined for the area as a whole.

P-2 (Formerly designated as P-4)

City of Elizabeth Block 6, Lot

1587.A

N/A

P-3 (Formerly Part of “Parcel J”)

City of Elizabeth

Block 11, Lots 416.A, 417, 418, 419, 420, 421, 422

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Figure 1

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Figure 2

Figure 2

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1.4 REDEVELOPMENT PLAN PURPOSE AND GUIDING PRINCIPLES 1.4.A Redevelopment Plan Purpose In accordance with the Local Redevelopment and Housing Law, N.J.A.C. 40:12A-7: No redevelopment project shall be undertaken or carried out except in accordance with a Redevelopment Plan adopted by ordinance of the municipal governing body, upon its finding that the specifically delineated project area is located in an area in need of redevelopment or in an area in need of rehabilitation, or both, according to criteria set forth in section 5 or section 14 of P.L. 1992, c. 79 (C40A:12A-5 or 40A:12A-14), as appropriate. The redevelopment plan shall include an outline for the planning, development, redevelopment, or rehabilitation of the project area sufficient to indicate: (1) Its relationship to definite local objectives as to appropriate land uses, density of population,

and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements.

(2) Proposed land uses and building requirements in the project area. (3) Adequate provision for the temporary and permanent relocation, as necessary, of residents

in the project area, including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market.

(4) An identification of any property within the redevelopment area which is proposed to be acquired in accordance with the redevelopment plan.

(5) Any significant relationship of the redevelopment plan to (a) the master plans of contiguous

municipalities; (b) the master plan of the County in which the municipality is located, and (c) the State Development and Redevelopment Plan adopted pursuant to the “State Planning Act,” P.L. 1985, c. 398 (C.52:18A-196 et al.).

The Redevelopment Plan shall describe its relationship to pertinent municipal development regulations as defined in the “Municipal Land Use Law,” P.L. 1975, c. 291 (C.40:55D-1 et seq.). The Redevelopment Plan shall supersede applicable provisions of the development regulations of the municipality or constitute an overlay zoning district within the redevelopment area. When the Redevelopment Plan supersedes any provision of the development regulations, the ordinance adopting the redevelopment plan shall contain an explicit amendment to the zoning district map included in the zoning ordinance. 1.4.B Redevelopment Goals and Objectives The goals and objectives of the Midtown Elizabeth Redevelopment Plan are as follows: 1) To promote the principles of “Smart Growth” and “Transit Village” development. i.e.

sustainable economic and social development, including a variety of housing choices, providing pedestrian friendly streets and public rights-of-way, minimize automobile use by

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maximizing the appeal of mass transit, encourage reduced parking and shared use parking solutions, and creating a livable community with convenient access to commercial facilities.

2) The planning and development of the Redevelopment Area as a higher density, primarily

residential mixed-use development in order to attract market rate housing and therefore additional up-scale consumers to support the central business district.

3) Create opportunities for ground floor commercial uses where appropriate in order to

provide convenient access to commercial facilities for the expected new residents of the Area.

4) Allow for office development within the Redevelopment Area, especially within mixed-use

buildings in close proximity of the Broad Street train station in order to create new employment opportunities.

5) To provide an appropriate location for the expansion of Union County College in the

Midtown Area. 6) To provide for new open space and park areas along the Elizabeth River to meet the needs

of the new residents of the Redevelopment Area and the residents of the City of Elizabeth in general, and to provide additional open space, plazas and expanded pedestrian sidewalk areas in the Redevelopment Area in order to provide access to and between the various commercial, residential, educational, recreational, open space and transportation uses and facilities.

7) To encourage the use of mass transit in order to take advantage of local bus routes and the

Broad Street railroad station through the improvement of the pedestrian environment by the expansion of sidewalk areas; the provision of street trees, pedestrian scale lighting and other pedestrian amenities; limiting the number of vehicular ingress and egress points to major development, and generally improving the safety and operation of the pedestrian circulation system.

8) Create a positive image and central focal point for the Redevelopment Area, and the

central business district in general, through the preservation and reuse of the historic New Jersey Central Railroad Station, maintaining and utilizing the pedestrian plaza for public events and locating a new mixed-use building adjacent thereto in order to activate the streetscape and enhance the vitality and vibrancy of this important urban open space.

9) To integrate new development within the Area into the surrounding community by

encouraging the creation of a viable mixed-use residential community that will complement the existing and proposed development in adjacent areas.

10) To provide for improved traffic and pedestrian circulation, utilities utilization and other

infrastructure within the Redevelopment Area; while recognizing that it is not the purpose of this Redevelopment Plan to address or cure existing deficiencies which may exist outside the Redevelopment Area.

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EXISTING CONDITIONS

SECTION 2

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SECTION 2: EXISTING CONDITIONS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

2.1 MIDTOWN ELIZABETH REDEVELOPMENT AREA PROGRESS The Midtown Elizabeth Redevelopment Area has been in place for over 30 years, and while it has evolved over time, many of the parcels have been developed under the envisioned scenario and requirements set forth by the Plan. Figure 3 depicts the Midtown Elizabeth Redevelopment Area and provides an update previous Plans by showing the parcels that have been “built out” under the Redevelopment Plan guidelines.

Figure 3

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 2: EXISTING CONDTIONS

2.2 UNDERLYING AND SURROUNDING ZONING The Midtown Elizabeth Redevelopment Area is comprised of parcels located in the C-2 and C-5 zones primarily. These zones represent the underlying zoning, which is superseded by the Ordinance controlling the Redevelopment Plan. Figure 5 provides a depiction of the underlying zoning according to the current City of Elizabeth Zoning Map in place.

Figure 4

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SECTION 2: EXISTING CONDITIONS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

2.3 CHANGES TO SUBSECTIONS FROM THE PREVIOUS PLAN This amendment represents changes to the previous 2017 Redevelopment Plan that relate both to the updated standards, as well as an update to the previous designation and Plan for the parcels in the Midtown Elizabeth Redevelopment Area. Overall, the largest change comes in the form of a revision to “Midtown Parcel J”. This subsection previously included property along the Elizabeth River that was designated as part of the Open Space Plan of the Redevelopment Plan, for use as a public park. The largest tax lot within Parcel J - previously desingated as Block 6, Lot 867, but consolidated into Block 6, Lot 1407 - was previously under the ownership of the City and sold to a private owner. As a result, this portion of Parcel J is removed from the Open Space Plan. Additionally, the other tax lots that were part of Parcel J are now designated separately, as depicted in Figure 5 – where the Open Space parcels are shown in green. The details of the Updated Open Space Plan is provided under Section 4 of this Redevelopment Plan.

Figure 5

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REDEVELOPMENT REQUIREMENTS & STANDARDS

SECTION 3

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SECTION 3: REDEVELOPMENT STANDARDS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

3.1 GENERAL DEVELOPMENT REQUIREMENTS AND RESTRICTIONS The following standards and requirements shall apply to all applications, including but not limited to: developments, re-developments, rehabilitation, and or re-use applications within the Redevelopment Plan area: A. All utility distribution lines; utility service connections from such lines to the Redevelopment

Area's individual uses; and utility appliances, regulators and metering devices shall be located underground or within the building. No utility boxes or structure shall be permitted in sidewalk areas or exterior to the building. Remote readers are required for all utilities, in lieu of external location of the actual metering devices. Developers are required to arrange for connections to public and private utilities.

B. It is anticipated that there will be a need for improvements to and/or expansion of the

existing infrastructure in the Area and/or the construction of new infrastructure in order to accommodate the new development in the area and the anticipated demand on the roadway network, water service, sewer facilities, storm water drainage, etc. Therefore, the Planning Board and/or the City of Elizabeth shall have the authority and may require a pro-rata fair share assessment to be paid by each development within the Redevelopment Area to off-set the cost of said infrastructure improvements, expansion or new construction. The value of the assessment shall be based upon a formula to be developed by the City of Elizabeth and/or the Planning Board, with the assistance of their professional staff and consultants, and shall be determined at the time of developer designation or site plan approval as appropriate.

C. Chain link fencing shall be prohibited within the Redevelopment Area, except during

construction. Chain link fencing for construction shall be dismantled and removed prior to the issuance of a Certificate of Occupancy.

D. No billboard shall be permitted on any property contained within the Redevelopment Area. E. No signage shall be permitted within the Redevelopment Area, which includes flashing,

blinking or otherwise animated lights and/or parts, spinners, pennants, reflective materials, which sparkle or twinkle and/or similar materials; except for seasonal holiday decorations.

F. No advertising shall be permitted on parking meters, light poles, or on benches or other

street furniture within the public right-of-way. G. Upon demolition of any existing structures, the site shall be graded, planted, sodded,

and/or developed, as applicable, in accordance with this Plan. H. All trash dumpsters and/or compactors shall be located within the buildings. All outdoor

storage of materials shall be prohibited. I. All buildings within the Redevelopment Area must display the street address of the building

such that it is clearly visible from the adjoining street right of way. J. In order to facilitate the overall redevelopment of the Midtown Elizabeth Redevelopment

Area, the surrounding area, and the City of Elizabeth in general, all advertising, signage

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 3: REDEVELOPMENT STANDARDS

and other promotion of the resulting project, whether undertaken by the City of Elizabeth, or private developers, shall contain references to the proposed project’s location. They all shall clearly state it to be within the City of Elizabeth so as to promote the positive external effects for not only the project, but the entire Redevelopment Area and the City of Elizabeth as a whole.

K. Additional Bulk Requirements Applicable to All Parcels

1. Required Lot Size – There is no minimum required lot size. Each block identified on the “Development Parcel Map” shall be considered a development parcel.

2. Required Setbacks – Each development block is to be developed as a

comprehensive whole. Therefore, there are no required setbacks in the conventional sense along interior lot lines. Commercial uses may be located up to the sidewalk line.

3. Please also see additional design regulation and requirements as found in

Section 3.2, “Urban Design Requirements”. L. All development within the Midtown Elizabeth Redevelopment Area shall comply with all

requirements of the Americans with Disabilities Act (ADA) and any New Jersey state requirements.

3.2 URBAN DESIGN REQUIREMENTS 3.2.A Building Design Requirements 1. All structures within the Redevelopment Area shall be situated with proper consideration of

their relationship to other buildings, both existing and proposed in terms of light, air and usable open space, access to public rights of way and off-street parking, height and bulk. Buildings shall be designed to be attractive from all vantage points, with each façade being of equal importance. Buildings shall have a clear base, middle and top. Architectural devices, such as providing stringcourses, cornices and sub-cornices, and/or horizontally differentiating surface treatments, can be used to achieve the necessary transitions.

2. Buildings shall be oriented toward the street so as to contribute to the overall liveliness of

the pedestrian environment. On street frontages where commercial uses are provided, at least seventy (70) percent of the frontage of any project shall be dedicated to commercial uses and/or pedestrian access areas such as retail sales of good and services, restaurants, banks, offices, building entrances and lobbies; which shall have direct access from the sidewalk area. Main-building entries shall be prominent and easily identifiable, and shall not occur simply as voids within or between buildings. Canopies may be provided at main entrances and shall be constructed of materials similar to or compatible with the overall building design. On street frontages not containing commercial uses; townhouse style units shall be incorporated into the first floor of the building to help enliven the street. These townhouse style units shall each have an entry from the street and provide a raised stoop with at least three (3) risers at the entry.

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3. The base of all buildings shall meet the pedestrian level in a humane scale and manner. The base shall have articulation and/or design features that provide details to offset a blank wall. Parking levels shall be screened and designed in compliance with the design standards found in Section 3.2.C of this Plan, “Off-Street Parking Design and Loading Requirements”. The height of the base shall relate to the building’s architecture and design and must be proportional with the building’s overall height. A planting buffer, similar to a traditional front yard, must be provided at grade between the property line and the building line where residential uses occupy the first floor. Commercial uses and/or building lobby may be constructed to the sidewalk line. Tops of buildings shall be designed to create architectural interest and must be designed consistent with the “Building Design Requirements” of this Plan. Step-backs are to be provided consistent with the architectural design of each individual structure to provide additional architectural interest. The intent of these requirements is to create buildings that are vibrant and active in their appearance and do not read as uniform or continuous slabs along the streetscape.

4. It is the intention of these building design requirements to permit contemporary buildings,

but buildings which must also reference traditional design features and materials such as pre-cast lintels, water tables, cornices, traditional storefront design, etc.; especially at the lower levels of the building. These architectural building elements may be used in a contemporary manner, and upper stories of the building may take on a more contemporary appearance provided that the building as a whole presents a well-designed cohesive appearance and the quality of the building materials is maintained.

5. The windows and glazing of a building are a major element of style that gives character to

the building. Windows and glazing on ground floor commercial uses should be broad and expansive providing views into the store and display areas. At least seventy –five (75%) percent of the storefront façade shall be glass. Corner buildings shall have windows on both street frontages. If security gates are used on any part of the building or window, they shall be installed on the interior side of the window, hidden from view when closed, and be of the open grate style. Similarly, windows and doors into residential lobby areas should be broad and expansive allowing views to and from the adjoining streets.

6. Upper level facades shall be articulated in order to provide architectural interest. Walls

shall not be left blank. Frontages shall have at least one window appropriately proportioned per structural bay. Building designs may utilize various types of materials and material changes for façade articulation, as long as the differentiating materials and details are well thought-out and integrated. The intent this required articulation is to create interesting and varied building façades such that the building facades do not read as uniform or continuous slabs along the streetscape.

7. Windows in residential portions of a building shall be arranged in a contemporary and

organized manner. Windows shall not be scattered in a haphazard manner in the façade. Bay windows or other window features may also be incorporated into the façade to provide architectural interest and character, provided that their use is in a contemporary manner or material. Bays may be designed vertically or horizontally and may be angular. Each façade shall present a composition that is well laid out and thought provoking. Corner buildings shall have windows on both street frontages. The window sill of any residential window shall not be less than five (5) feet above the elevation of the adjoining sidewalk, unless the façade containing the window is setback a minimum of five (5) feet from the sidewalk and

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adequate visual landscape screening is provided. No vinyl windows are permitted, aluminum or other metals.

8. Balconies are not encouraged on any building and may only be provided as part of site

plan review and approval by the Planning Board. 9. It is the intention of this Redevelopment Plan that the facades of all building be developed

and designed using high quality materials. The building materials shall be masonry (standard or Norman brick), pre-cast stone or concrete and brick panels, and other similar materials. More contemporary materials such as glass curtain walls and composite metal panel systems may also be incorporated in the design of the building, especially at the upper levels of the building. EIFS (Exterior Insulating Finishing Systems), artificial stone and brick veneer (“Permastone” & “Brickface”) and other similar façade materials may not be used within this Redevelopment Area. No vinyl siding is permitted, hardy plank or other cement board will be permitted. Similarly, jumbo brick and concrete block of any type are not permitted as façade materials within this Redevelopment Area.

10. All mechanical equipment, generators, HVAC equipment and similar equipment shall be

acoustically buffered such that any noise generated by the equipment shall be within the applicable residential sound standards as defined by the State of New Jersey. All mechanical equipment must be screened.

11. All electronic communication equipment shall be screened from view. This shall be achieved

through creative disguises within the basic architecture of the building, such that it does not negatively impact the appearance of the building. Said screening shall be constructed in a manner that is consistent with the architecture of the building, and shall utilize the same materials used in the construction of the building, such that the screening appears to be an integral part of the building. The screening shall not impair the functioning of the equipment. Said equipment shall be located so as to minimize or eliminate the need for screening.

12. All mechanical equipment shall be screened from view, both from the street and existing or

planned neighboring buildings. Said screening shall be constructed in a manner that is consistent with the architecture of the building, and shall utilize the same materials used in the construction of the building, such that the screening appears to be an integral part of the building. The screening shall not impair the functioning of the equipment. Interior locations must be utilized where mechanically possible.

13. Wherever possible, ventilation equipment required for commercial uses shall be vented

through the roof of the building. All such equipment ventilated through the roof shall be screened in compliance with paragraph 6 above. The necessary incorporation of ventilation grillwork within the storefront façade system shall be limited to no more than 15% of the possible glazing area. Such grillwork shall be architecturally incorporated within the storefront design so as to compliment and add to the overall aesthetic affect of the commercial façade. Exposed ventilation pipes and risers are prohibited.

14. No electric heating system will be permitted, no exterior wall mounted cooling/heating

system will be permitted. All units will have an interior roomed heating/cooling systems with only external color coordinating grating for venting permitted.

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3.2.B Streetscape and Landscape Requirements 1. A streetscape plan is required for all projects and shall include proposed sidewalk and

curbing materials and treatments, street trees, tree pit grates and/or treatments, and any proposed street furniture, lighting or other features to be provided. The streetscape plan shall be submitted to the City of Elizabeth Planning Board for its review and approval as part of the project site plan application and implemented as part of the construction of the project. Only one (1) streetscape, lighting and street furniture design standard shall be used within this Redevelopment Area. The lighting standard within the redevelopment area shall be the same as, or compatible with, the light standard currently being utilized along Union Street adjacent to the parking garage. Any lighting used within the Redevelopment Area in the public right-of-way or in other public spaces shall be a fixture available from P.S.E.& G. to assure that it can be properly maintained. The Planning Board and City Staff shall review each streetscape plan to ensure that each plan is consistent and compatible with other streetscape plans in the Area, and may require modifications to same to ensure compatibility and consistency.

2. Sidewalk areas must be provided along the street rights of way and shall be properly sized

for the safe and convenient movement of pedestrians through and around the Redevelopment Area. Please see the Circulation Plan element of this Redevelopment Plan for additional standards and requirements.

3. Sidewalk areas shall be attractively landscaped and durably paved in conformance with

Municipal standards and shall be provided with adequate lighting. Decorative concrete paving materials shall be incorporated into the design and pedestrian scale lighting is required. At a minimum decorative elements shall be introduced at building entrances at street corners and along the curb line to accent and channel pedestrian flow.

4. All plant material used must be able to withstand the urban environment and shall be

planted, balled and burlapped as established by the American Association of Nurserymen. A planting schedule shall be provided by the developer and approved by the Planning Board. All landscaping shall be guaranteed for a period of two (2) years. Any landscaping which in not resistant to the urban environment or that dies shall be replaced by the developer or property owner.

5. Street trees shall be planted along all curb lines of streets within the Redevelopment Area

at a maximum of 35 feet on center. The spacing of the street trees may be adjusted to accommodate the location of utilities, street lighting, pedestrian and vehicular entrances and other similar features. Each tree pit shall contain a decorative metal grate and/or decorative paving treatment. Tree species shall be selected which will achieve a mature height of 50 feet or above and a medium spread. Fast growing trees tend to be weak wooded and inappropriate for street planting. Therefore trees shall be selected that have a medium growth rate. The crown shape of the tree should be selected to compliment the architecture and setting of the buildings. Evergreen trees and fruit trees may not be used as street trees.

6. Streetscape and landscaping plans developed for projects within the Redevelopment Area

shall take into consideration the need for additional street trees, buffers and other

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landscape treatments in the vicinity of the P.S.E. & G. property and the Northeast Corridor Railroad right-of-way.

7. Lighting within the Redevelopment Area shall sufficiently illuminate all areas to prevent

"dark corners". All lighting sources must be shielded to prevent and eliminate any glare. The area of illumination shall have a uniform pattern of at least one-half (0.5) foot-candles.

8. Outdoor landscaped areas shall be provided for all new construction within the

Redevelopment Area and shall occupy any required yard areas and/or be constructed on the deck over any parking structure. A landscaped plaza or recreation area is required at the top of all parking structures in order to provide outdoor open space for building residents and to hide the upper parking level from view from above. Additional on-site open space areas may be provided after Planning Board review and approval. All areas not covered by a building or pavement shall be landscaped with trees, shrubs, groundcovers and/or other appropriate plant material.

3.2.C Off-street Parking Design and Loading Requirements 1. Parking for all proposed residential and commercial uses shall be located within a building.

Union County College may provide a small number of surface parking spaces at the rear of their building provided that the surface parking area is adequately landscaped and screened from the street and surrounding properties.

2. All parking structures contained within residential, commercial, and mixed-use buildings are

to be designed to disguise the parking use within. All parking and mechanical related areas along all street frontages shall be wrapped along the exterior by occupied active building uses, such as commercial uses, storefronts and/or residential units in order to activate the streetscape. Parking that is located below grade beneath a building, and parking on the upper levels of any building located on Parcels C and/or F, need not be screened with an active building use. However, said parking must conform to paragraph 3 below. In no case shall parking beneath or within a building be open or exposed along any façade. The top of all parking structures contained within residential, commercial and mixed-use buildings shall also contain a landscaped plaza or recreation area on a deck over the parking structure so as to further disguise the parking use within.

3. Where an occupied active building use is not utilized to mask the parking within the building,

the façade of the parking structure shall be designed to disguise the parking use to the greatest degree possible. The exterior wall of the parking structure shall be architecturally designed to mimic and reflect the occupied portions of the building in terms of style and materials. All openings/windows in the parking structure facade shall reflect the building’s design. These openings shall be consistent with the rhythm of the window openings serving the principal uses within the building. They shall be covered by glass or metal in such a way that the exterior design is compatible with the design of the building and the actual windows of the building. The glass tint and/or reflectivity may be different so as to decrease the visibility of the garage use within. In lieu of glass, the openings may be covered by grilles or louvers as described below. Blind windows, where appropriate shall also be permitted. The intent of the above regulations is that no exposed garage exterior wall shall be detectable as a garage at the ground floor level. In no case shall parking beneath or within a building be open or exposed along any façade.

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4. In order to preserve the maximum number of on-street parking spaces possible, driveway widths and curb cuts shall be limited to the minimum width and number necessary. Driveway/curb cut widths leading to parking areas containing less than twenty (20) cars shall be no more that twelve (12) feet in width. The width of driveways and curb cuts leading to parking areas for twenty (20) cars or more shall be limited to twelve (12) feet for one-way traffic and twenty (20) feet for two-way traffic.

5. All required parking spaces must be a minimum of 8.5 feet wide by 18 feet deep. The

placement of a curb up to two (2) feet within the required 18 foot depth of the parking space is permitted, provided that there is adequate area for an automobile occupying the parking space to over-hang said curb a like distance without infringing on required landscaping or pedestrian areas. All aisles shall be a minimum of 22 feet wide. Compact spaces may be provided only with the approval of the Planning Board and shall be a minimum of 8 feet wide by 16 feet deep.

6. Off-street parking and loading areas shall be coordinated with the public street system

serving the Redevelopment Area in order to avoid conflicts with vehicular traffic and/or obstruction to pedestrian walkways and thoroughfares.

7. Light sources within any parking level shall screened in order to limit the visibility of these

light sources from the exterior of the building either from the street or from other surrounding buildings and properties. Identification of the internal fixture and its location must be provided in order for any application to the Planning Board for site plan to be deemed complete.

8. Developers shall demonstrate to the Planning Board’s satisfaction that sufficient off street

loading is provided to meet the needs of the proposed uses. 9. All parking required by this Plan for permitted commercial and residential uses and

provided within the Redevelopment Area shall be for the sole use of the residents or tenants of the Redevelopment Area. Parking may be shared between and among buildings within the Redevelopment Area. Parking may not be leased to commuters or other non-residents or non-tenants of the Redevelopment Area, except for parking provided within the existing parking garage located along Union Street.

10. Number of Required Parking Spaces:

Table 3.2 - Number of Required Parking Spaces Midtown Elizabeth Redevelopment Area

City of Elizabeth, Union County, New Jersey

Use Minimum required off-street parking spaces

Residential 1.0 per dwelling unit, 0.5 for Senior Citizen units.

Office 1.0 per 1,000 square feet

Transit Stations 0.0 required spaces

Parks & Open Space 0.0 required spaces

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College 0.0 required spaces

Retail Sales of Goods and Services, Restaurants, and other commercial uses.

1.0 per 1,000 square feet. Because commercial uses will be primarily accessory in nature, it is anticipated that most parking needs will be met through shared use of parking facilities.

Mixed-use

The total of the required spaces for each individual use. *This requirement may be reduced or eliminated by the Planning Board where it can be shown that shared use of parking will occur.

3.2.D Signage 1. All signage shall comply with the requirements of the Land Development Control Ordinance

of the City of Elizabeth. Commercial uses shall be treated as if they are located within a C-3 District. Residential uses shall be treated as if they are located in an R-4 District.

2. Additional Signage Regulations and Requirements:

a. All signs are subject to minor site plan review when not included as part of a major site plan application.

b. All buildings and/or uses shall display the street address of the building on the front facade or front door of the building such that it is visible from the adjoining street right-of-way.

c. Window signs (other than lettering as specifically permitted) shall be prohibited. Lettering shall be limited to decorative gold-leaf, flat black or etched / frosted glass style lettering and shall be limited to the name of the business occupying the commercial space / store front and shall cover no more than twenty (20%) of the window area. Window signs above the first floor are prohibited.

d. All signs may be attached to the first floor level of the building only. Where there is a two-story lobby or mezzanine space incorporated into the design of the building, the sign may be permitted to be placed above the lobby at the equivalent of the second floor or level with Board approval.

e. Tenant directories may be located within the lobby of a building. f. Sign Lighting: Signs may be lit from gooseneck fixtures, backlit halo, up-lights.

Internally lit signs and sign boxes are prohibited. g. During construction, one (1) temporary sign indicating: the name of the project or

development, general contractor, subcontractor, financing institution and public entity officials (where applicable) shall be permitted. The sign area shall not exceed Fifty (50) square feet.

3. Prohibited Signage: The following signs and devices shall not be permitted within the

Redevelopment Area:

a. Monument signs and internally or externally illuminated box signs, flashing or animated signs, spinners, pennants, reflective materials that sparkle or twinkle, roof signs, billboards, signboards, window signs, posters, plastic or paper that appear to

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be attached to the window, pole signs, free-standing signs, fluorescent and/or glowing paint for any signage or building within the redevelopment area, waterfall style awnings, plastic awnings, product advertising signage of any kind. Product advertising signage is defined here to include, but not be limited to signage on: parking meters, signage in windows, on light poles, benches or other street furniture within the redevelopment area. Nothing in this paragraph shall be deemed to prohibit either lamppost mounted seasonal banners or traditional residential holiday decorations.

3.3 PARCEL SUBSECTIONS SPECIFIC LAND USE REGULATIONS This Section of the Redevelopment Plan identifies the uses permitted within the Redevelopment Area. The Redevelopment Area has been further subdivided into Development Parcels as indicated on Map 2 Parcel Map. The permitted uses and development regulations are indicated below on a parcel by parcel basis. General development standards applicable to all parcels are also provided at the end of this section of the Redevelopment Plan. In addition, the distribution of ground floor commercial uses is also regulated by Figure 8 under Section 4.3, “Commercial Frontage Plan”. Any uses not expressly permitted by this Redevelopment Plan shall be prohibited within the Midtown Elizabeth Redevelopment Area. Cannabis uses shall be prohibited in all parcel areas unless this Plan is otherwise amended. 3.3.A MIDTOWN PARCEL “A” 1. Permitted Principal uses.

a. Residential dwelling units within multi-story buildings. b. Office uses within multi-story buildings. c. Hotels. d. Governmental use. e. Any combination of the above.

2. Permitted Accessory Uses

a. Retail sales of goods and services, restaurants, banks and financial institutions, bars, theaters and museums limited to the ground floor; when developed as part of a multi-story residential, office or mixed-use building. NOTE: Ground floor commercial uses are required to face onto the adjacent pedestrian plaza and provide pedestrian access to such uses along this façade. Active retail uses, and especially restaurants, are encouraged in this area near the plaza, as are sidewalk cafes associated with restaurants after site plan review and approval. Commercial uses are further regulated pursuant to Figure 8, Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.

b. Off-street parking, only within structures as part of the principal building.

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* Required parking for uses located on this parcel may be provided on another parcel within the Redevelopment Area, or may be provided by way of a lease in a commercial or public parking facility within the Redevelopment Area.

c. Public and private recreation facilities and areas, (indoor &/or outdoor) including

pools, landscaped yards and decks, active recreation uses, health clubs, gymnasiums, meeting rooms, exercise rooms, etc.

d. Home occupations.

3. Permitted Height - Minimum of four (4) stories and forty (40) feet; and a maximum of nine

(9) stories and one-hundred (100) feet. The building shall provide a stepback or architectural feature at the top of the 4th floor in order to provide architectural interest and better relate the scale of the building to the pedestrian environment and scale of the Historic Train Station. Any tower element above the 4th floor shall be designed to provide various stepbacks and angles in order to provide additional architectural interest.

a. Additional Height Regulations:

i. All residential floors above the first floor shall have a minimum floor to ceiling

height of nine (9) feet. Residential units on the first floor shall have a minimum floor to ceiling height of ten (10) feet. Residential units on the first floor of any building shall be raised at least two (2) feet above the grade of the adjoining sidewalk.

ii. Ground floor commercial areas shall have a minimum floor to ceiling height of twelve (12) feet. In addition, ground floor commercial space may include a mezzanine level, which shall not be counted as a floor in conformance with International Building Code standards.

iii. Parapets and other roof-top appurtenances may exceed the permitted height within the limitations imposed by the City of Elizabeth Land Development Control Ordinance.

3.3.B MIDTOWN PARCEL “B” 1. Permitted Principal uses.

a. Residential dwelling units within multi-story buildings. b. Office uses, within multi-story buildings. c. Governmental use. d. Any combination of the above.


a. Retail sales of goods and services, restaurants, banks and financial institutions, bars, theaters and museums limited to the ground floor; when developed as part of a multi-story residential or mixed-use building.

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* These commercial uses are further regulated pursuant to Figure 8 Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.


c. Public and private recreation facilities and areas, (indoor &/or outdoor) including pools, landscaped yards and decks, active recreation uses, health clubs, gymnasiums, meeting rooms, exercise rooms, etc.


3. Permitted Height - The north and south ends of Parcel B shall contain taller buildings. The

building height for the portion of the parcel near Westfield Avenue shall not exceed fourteen (14) stories and one-hundred and fifty (150) feet. The building height for the portion of the parcel near Crane Street shall not exceed eighteen (18) stories and one-hundred and ninety (190) feet. The portions of the building connecting the two ends, and located along the frontages of Union Street and Harrison Street shall be a minimum of four (4) stories and Forty (40) feet tall, and a maximum of eight (8) stories and ninety (90) feet tall. The building shall provide a stepback between or at the top of the 3rd to the 6th floor in order to provide architectural interest and better relate the scale of the building to the pedestrian environment. The stepback shall be a minimum of ten (10) feet along Westfield Avenue and five (5) feet elsewhere.






4. Intensity of Development – In addition to the ground floor commercial uses provided where

required or permitted on Figure 8, Commercial Frontage Plan under Section 4.3. A maximum of four hundred (400) residential dwelling units may be developed on this parcel. If office space is to be developed above the ground floor on this block, then one (1) dwelling unit shall be deducted from this total for every one-thousand (1,000) square feet of such office space developed. The maximum floor area ratio for this parcel shall not exceed 5.0. Mechanical and utility areas, elevator cores, parking and loading areas shall count against floor area. In addition, commercial areas on the ground floor shall not count as floor area.

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3.3.C MIDTOWN PARCEL “C” 1. Permitted Principal uses.



a. Retail sales of goods and services, restaurants, banks and financial institutions, bars, theaters and museums limited to the ground floor; when developed as part of a multi-story residential, office or mixed-use building. * Ground floor commercial uses are required to face onto the adjacent park along the Elizabeth River and provide pedestrian access to such uses along this façade. Active retail uses, and especially restaurants, are encouraged in this area near the park, as are outdoor cafes associated with restaurants after site plan review and approval. Commercial uses are further limited pursuant to Figure 8, Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.




3. Permitted Height - Maximum of twenty-four (24) stories and two-hundred and fifty (250)

feet.

a. The base of the building containing the retail, office, other commercial and parking uses shall not exceed five (5) stories. The residential portions of the building shall provide a stepback of at least five (5) at the top of the base in order to provide architectural interest and better relate the scale of the building to the pedestrian environment. Additional stepbacks, angles and cut-ins must also be provided in order to provide additional architectural interest and reduce the apparent mass of the building. Any residential tower element shall occupy no more than 80% of the base area.

b. Additional Height Regulations:

i. All residential floors above the first floor shall have a minimum floor to ceiling height of nine (9) feet. Residential units on the first floor shall have a minimum floor to ceiling height of ten (10) feet. Residential units on the first floor of

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any building shall be raised at least two (2) feet above the grade of the adjoining sidewalk.




required or permitted on Figure 8, Commercial Frontage Plan under Section 4.3. A maximum of three hundred and twenty (320) residential dwelling units may be developed on this parcel. In addition, a minimum of thirty thousand (30,000) and a maximum of fifty thousand (50,000) square feet of office space may be permitted. If additional office space is to be developed above the ground floor on this block, then one (1) dwelling unit shall be deducted from this total for every one thousand (1,000) square feet of such office space developed.

3.3.D MIDTOWN PARCEL “D” 1. Permitted Principal uses.



a. Retail sales of goods and services, restaurants, banks and financial institutions, bars, theaters and museums limited to the ground floor; when developed as part of a multi-story residential or mixed-use building.

* These commercial uses are further regulated pursuant to Figure 8, Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.

b. Off-street parking, only within structures as part of the principal building. c. Public and private recreation facilities and areas, (indoor &/or outdoor) including



3. Permitted Height - The north and south ends of Parcel D shall contain taller buildings. The

building height for the portion of the parcel near West Jersey Street shall not exceed fourteen (14) stories and one-hundred and fifty (150) feet. The building height for the portion of the parcel near West Grand Street shall not exceed Eighteen (18) Stories and

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One Hundred and Ninety (190) feet. The portions of the building connecting the two ends, and located along the frontages of Union Street and Price Street shall be a minimum of four (4) stories and forty (40) feet tall, and a maximum of eight (8) stories and seventy-five (75) feet tall. The building shall provide a five (5) foot stepback between or at the top of the 3rd to 6th floor in order to provide architectural interest and better relate the scale of the building to the pedestrian environment.







required or permitted on Figure 8, Commercial Frontage Plan. A maximum of four hundred (400) residential dwelling units may be developed on this parcel. If office space is to be developed above the ground floor on this block, then one (1) dwelling unit shall be deducted from this total for every one thousand (1,000) square feet of such office space developed. The maximum floor area ratio for this parcel shall not exceed 5.0. Mechanical and utility areas, elevator cores, parking and loading areas shall count against floor area. In addition, commercial areas on the ground floor shall not count as floor area.

3.3.E MIDTOWN PARCEL “E” 1. Permitted Principal uses.

a. County College Building. b. Governmental use. c. Any combination of the above.


a. Offices associated with the County College. b. Off-street parking, within the structure as part of the principal building. c. Off-street surface parking limited to not more than fifty (50) spaces, and further

provided that it is adequately landscaped and buffered in compliance with this Plan and municipal standards.

d. Other ancillary uses typically associated with a County College use, such as meeting rooms, exercise rooms, etc.

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3. Permitted Height - Five (5) Stories


i. Parapets and other roof-top appurtenances may exceed the permitted height within the limitations imposed by the City of Elizabeth Land Development Control Ordinance.

4. Intensity of Development – The County College building shall not exceed a floor area of

Eighty (80,000) square feet. 3.3.F MIDTOWN PARCEL “F” 1. Permitted Principal uses.

a. Residential dwelling units within multi-story buildings. b. Governmental use. c. Any combination of the above.


a. Retail sales of goods and services, offices, restaurants, banks and financial institutions, limited to the ground floor of a multi-story building.

* These commercial uses are further regulated pursuant to Figure 8, Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.




3. Permitted Height - Minimum of four (4) stories and forty (40) feet; and a maximum of

eighteen (18) stories and one-hundred and ninety (190) feet. The base of the building shall not exceed five (5) stories. The portions of the building above the base shall provide a stepback of at least five (5) at the top of the base in order to provide architectural interest and better relate the scale of the building to the pedestrian environment. Additional stepbacks, angles and cut-ins must also be provided in order to provide additional architectural interest and reduce the apparent mass of the building. Any residential tower element shall occupy no more than 80% of the base area.



height of nine (9) feet. Residential units on the first floor shall have a minimum

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floor to ceiling height of ten (10) feet. Residential units on the first floor of any building shall be raised at least two (2) feet above the grade of the adjoining sidewalk.




required or permitted on Figure 8, Commercial Frontage Plan under Section 4.3. A maximum of two hundred (200) residential dwelling units may be developed on this parcel.

3.3.G MIDTOWN PARCEL “G” 1. Permitted Principal uses.

a. Parking Garage. b. Governmental use. c. Any combination of the above.


a. Retail sales of goods and services, offices, restaurants, banks and financial institutions, limited to the ground floor of the garage structure. * These commercial uses are further regulated pursuant to Figure 8 Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.

b. Public and private recreation facilities and areas, (indoor &/or outdoor) including

active and passive recreation uses, landscaped areas and decks, and similar uses may be provided on the roof of the parking structure.

3. Permitted Height - Maximum of six (6) parking levels.



ii. Roof top structures intended to house accessory uses as described above

may also exceed the permitted height. 4. Intensity of Development – The parking garage may cover 100% of the parcel area.

However, any areas left un-built upon shall be planted and maintained as landscaped

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areas, especially along the slope of the railroad embankment near the platform access stairs near West Grand and West Jersey Streets.

3.3.H MIDTOWN PARCEL “H” (HISTORIC TRAIN STATION) 1. Permitted Principal uses.

a. Retail sales of goods and services, offices, restaurants, banks and financial institutions

b. Governmental use. c. Any combination of the above.


a. Outdoor cafe associated with a restaurant after site plan review and approval. 3. Permitted Height - The existing height of the Historic Train Station shall not be modified or

altered.



4. Intensity of Development – The existing Historic Train Station shall not be modified or

expanded, except in conformance with the Secretary of the Interior Standards for Historic Preservation and after site plan review and approval of the City of Elizabeth Planning Board.

3.3.I MIDTOWN PARCEL “I” 1. Permitted Principal uses.

a. Residential dwelling units within multi-story buildings. b. Office uses. c. Governmental uses. d. Transit stations and facilities, including those for trains, light rail, buses,

and taxis; and passenger drop-off locations. e. Parks and Open Space. f. Any combination of the above.


a. Retail sales of goods and services, restaurants, banks and financial institutions, bars and nightclubs, theaters and museums limited to the ground floor; when developed as part of a multi-story residential, office or mixed-use building.

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* These commercial uses are further regulated pursuant to Figure 8 CommercialFrontage Plan under Section 4.3; which indicates street frontages where suchcommercial uses are permitted and required.

b. Off-street parking, only within structures as part of the principal building.* Required parking for uses located on this parcel may be provided on anotherparcel within the Redevelopment Area, or may be provided by way of a lease in acommercial or public parking facility.

c. Public and private recreation facilities and areas, (indoor &/or outdoor) includingpools, landscaped yards and decks, active recreation uses, health clubs, gymnasiums,meeting rooms, exercise rooms, etc.


3. Permitted Height - Maximum of nine (9) stories and one-hundred (100) feet. The buildingshall provide a stepback at the top of the 4th floor in order to provide architectural interestand better relate the scale of the building to the pedestrian environment. Any tower elementabove the 4th floor shall be designed to provide various stepbacks and angles in order toprovide additional architectural interest.


i. All residential floors above the first floor shall have a minimum floor to ceilingheight of nine (9) feet. Residential units on the first floor shall have a minimumfloor to ceiling height of ten (10) feet. Residential units on the first floor ofany building shall be raised at least two (2) feet above the grade of theadjoining sidewalk.

ii. Ground floor commercial areas shall have a minimum floor to ceiling heightof twelve (12) feet. In addition, ground floor commercial space may includea mezzanine level, which shall not be counted as a floor in conformance withInternational Building Code standards.

iii. Parapets and other roof-top appurtenances may exceed the permittedheight within the limitations imposed by the City of Elizabeth LandDevelopment Control Ordinance.

4. Intensity of Development – The intensity of development is only limited by the number ofsquare feet which may be constructed within a building located on this parcel; given theconstraints of the size and shape of the parcel, the height limitations and other bulkrequirements.

3.3.J MIDTOWN PARCEL “J”

1. Properties included: Portion of Block 6, Lot 1407 - east of the Elizabeth River and west of Price Street.

2. Permitted Principal Uses.

a. Residential dwelling units within multi-story buildings.

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b. Open Space. c. Any combination of the above.


a. Retail sales of goods and services, restaurants, banks and financial institutions, bars, theaters and museums limited to the ground floor; when developed as part of a multi-story residential or mixed-use building. * These commercial uses are further regulated pursuant to Figure 8 under Section 4.3, Commercial Frontage Plan; which indicates street frontages where such commercial uses are permitted and required.

b. Off-street parking, within structures as part of the principal building to serve the principal and accessory uses.



4. Permitted Height - Maximum of six (6) stories and/or seventy (70) feet.


i. All residential floors above the first floor shall have a minimum floor to ceiling height of nine (9) feet. Residential units on the first floor shall have a minimum floor to ceiling height of ten (10) feet. Residential units on the first floor of any building shall be raised at least two (2) feet above the grade of the adjoining sidewalk.




required or permitted on Figure 8, Commercial Frontage Plan under Section 4.3. A maximum of eighty (80) residential dwelling units may be developed on this parcel. The maximum floor area ratio for this parcel shall not exceed 5.0. Mechanical and utility areas, elevator cores, parking and loading areas shall count against floor area.

6. Zoning Controls for Parcel “J”

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a. Parking shall be provided as one (1) parking space per unit. Tandem spaces may be utilized for multi-bedroom units if the minimum parking requirements are exceeded.

b. Additional parking may be provided on Parcel “D” if (1) the average parking ratio between the sites is one (1) parking space per unit and (2) an executed agreement for shared parking is provided to the Planning Board at the time of site plan approval.

c. All parking areas must be screened from view from Price Street and West Jersey Street through the use of masonry wall with brick and metal accents.

d. Lot Setbacks: Minimum Front yard (from ROWs) 5 feet Minimum Distance to River edge 50 feet, inclusive of riparian corridor

e. Maximum impervious coverage: 80%

f. Open Space and Amenity Requirements i. Amenity space shall be provided at a minimum of one-hundred (100) square

feet per unit, with the following standards: a. Individual unit balconies and porches shall not be included in amenity

space; b. Interior communal spaces, such as fitness/yoga rooms, meeting rooms,

lobbies, and similar shall be included in amenity space calculation; and c. Above-grade communal plazas and courtyards shall be included in

amenity space calculation.

Open space shall be provided at a minimum of two-hundred and fifty (250) square feet per unit, with the following standards: d. Exterior/outdoor yards, courts, and recreations areas with a minimum

dimension of twenty (20) feet in width or length shall contribute to the open space calculation;

e. Outdoor open space shall include amenities, such as a paved walking path, hardscaped areas, benches, exterior lighting, a dog park, and active recreation areas (i.e. pickle ball court); and

f. Landscaping shall cover a minimum of 25% of the open space. 3.3.K MIDTOWN PARCEL “K” 1. Permitted Principal uses.

a. Parking Structures. b. Office, Professional and other. c. College and Governmental uses.

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d. Any combination of the above. 2. Permitted Accessory Uses

a. Retail sales of goods and services, restaurants, banks and financial institutions, bars and nightclubs, theaters and museums limited to the ground floor; when developed as part of a multi-story parking, office or mixed-use building. * These commercial uses are further regulated pursuant to Figure 8 Commercial Frontage Plan under Section 4.3; which indicates street frontages where such commercial uses are permitted and required.

b. Off-street parking. Required parking for uses located on this parcel may be provided on another parcel within the Redevelopment Area, or may be provided by way of a lease in a commercial or public parking facility.


3. Permitted Height - Maximum of ten (10) stories and one-hundred and fifteen (115) feet.


i. Ground floor commercial areas shall have a minimum floor to ceiling height of twelve (12) feet. In addition, ground floor commercial space may include a mezzanine level, which shall not be counted as a floor in conformance with International Building Code standards.

ii. Parapets and other roof-top appurtenances may exceed the permitted height within the limitations imposed by the City of Elizabeth Land Development Control Ordinance.

4. Intensity of Development – The intensity of development is only limited by the number of

square feet which may be constructed within a building located on this parcel; given the constraints of the size and shape of the parcel, the height limitations and other bulk requirements.

3.3.L Midtown Parcel “L” 1. 56-78 Murray Street, Tax Account6-652 2. Permitted Principal uses.

a. Residential dwelling units within multi-story buildings. b. Governmental use. c. Any combination of the above.

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a. Retail sales of goods and services, offices, restaurants, banks and financial institutions, limited to the ground floor of a multi-story building.

* These commercial uses are further regulated pursuant to Map 3, Commercial Frontage Plan; which indicates street frontages where such commercial uses are permitted and required.




4. Permitted Height - Maximum of seven (7) stories and/or ninety (90) feet.


i. All residential floors above the first floor shall have a minimum floor to ceiling height of nine (9) feet. Residential units on the first floor shall have a minimum floor to ceiling height of ten (10) feet. Residential units on the first floor of any building shall be raised at least two (2) feet above the grade of the adjoining sidewalk.



5. Zoning Controls for Parcel “L”

a. Parking ratios shall be one (1) parking spaces per unit. Tandem spaces can be utilized on this lot at a percentage of two (2) parking spaces per unit. Off-site parking spaces cannot be utilized in the parking count.

b. Lot Size: One acre minimum, this condition is for Parcel “L” ONLY. c. Lot Setbacks:

Front yard 5 ft. minimum Side yard 15 ft. minimum. Rear yard 15 ft. minimum. Distance to River edge 25 ft. riparian corridor *

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* The twenty-five (25’) riparian corridor shall be dedicated to the City of Elizabeth for a proposed River Walk (if the City so desires). NJDEP has jurisdiction to all work within the riparian corridor.

d. Maximum impervious coverage: 77% e. Open Space Requirements

i. Open space shall be one hundred (100) sq. ft. per unit. ii. Exterior yards, courts and recreations areas, not devoted to auto usage, with

a minimum dimension of twenty (20) feet in width or length. iii. Balconies and porches are not included in open space. iv. Interior multi-family communal spaces exclusive of passageways with a

minimum dimension of ten (10) feet are included in open space. v. Landscaping must cover at a minimum 25% of the open space.

f. All parking areas must be screened from view from Murray Street. This must be

performed via masonry wall with brick and metal accents.

g. The exterior of the structure must contain at a minimum 60% brick masonry. This includes all sides of the structure.

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REDEVELOPMENT

AREA VISIONING

PLANS SECTION 4

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SECTION 4: REDEVELOPMENT AREA VISIONING PLANS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

4.1 OPEN SPACE PLAN It is the intent of this Redevelopment Plan to enforce an “Open Space Plan” to provide a system of public open space areas within the Redevelopment Area for the use of the new residents and employees of the Redevelopment Area; as well as visitors, shoppers, and residents of the City of Elizabeth more broadly. Individual parcels within the Redevelopment Area may provide individual public or private open space and amenities within their property boundaries, the intention of the Open Space Plan is to provide a minimum area of dedicated public open space to serve the community. Although the Open Space Plan has been reduced from previous iterations of the Redevelopment Plan, it is still envisioned to include areas along the Elizabeth river and along the Amtrak right-of-way. While these open spaces are not contiguous and will have limited physical linkages, they are intended to utilize the existing sidewalk networks along the right-of-ways within the Redevelopment Area and the greater Midtown area for connectivity to provide street trees, street furniture, pedestrian scale lighting, and other amenities that will complement the various commercial, residential, educational, recreational, and transportation uses and facilities in the area. 4.1.A OPEN SPACE PARCELS The configuration and location of the open space areas within the Redevelopment Area shall be as indicated on Figure 6, which has been amended from previous Plans. However, it should be noted that detailed design has not be performed as part of the preparation of this Redevelopment Plan. Therefore, the final location and configuration of the dedicated open space areas may differ somewhat from what has been proposed in this plan and may be modified by the Planning Board as part of the Site Plan Review process provided that the approved plan is in keeping with the intent of the Plan and the general layout of the Open Space Plan. At this time, it is the intention of the City of Elizabeth to apply for a Smart Growth Grant, and to use said grant to develop a uniform and comprehensive design for the Elizabeth River Park and open space connections.

Figure 6

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 4: REDEVELOPMENT AREA VISIONING PLANS

P-1 Pedestrian Plaza, between Parcels “A” and “H” – This space is an existing paved and landscaped public plaza. In addition to its role

as a central meeting and gathering place, and public open space. It is recommended that it continue to be used for programmed events such as concerts and holiday events. Portions of the plaza should also be used for outdoor seating and dining in conjunction with restaurants located in the Historic Train Station, or in Parcel A. The plaza also provides a means of access to the Broad Street Train Station.

P-2 West Grand River Plaza (formerly part of Parcel J and formerly identified as P-4

in previous Plans), Block 6, Lot 1587.A –

This portion of the Elizabeth River Park is constrained on its south end by the high abutment of the former CNJ right-of-way. Therefore it is important that every effort be made to enliven this space with adjoining commercial uses. It is required that any building on Parcel C provide active commercial uses along the façade of the building adjoining this portion of the Elizabeth River Park. It is strongly suggested that these commercial uses include a restaurant which includes outdoor seating and café areas. Provisions should also be made for public seating and walking areas along the river’s edge. This parcel may remain in private ownership and shall be privately maintained. A public easement shall be granted along for access along the river’s edge. Said easement area shall be open to the public from at least dawn to dusk, or for such additional time frame as may be agreed to between the City and the developer.

P-3 Elizabeth River Park North (formerly part of Parcel J in previous plans), Block 11,

Lots 416.A, 417, 418, 419, 420, 421, 422 – This area should be programmed for passive recreation, walking paths, landscaping,

benches and game tables and other similar activities. The north end of this park is rather wide at Westfield Avenue and may provide a relocation opportunity for the restaurant located on the opposite side of Harrison Street. The new restaurant building should be no more than 1 ½ to 2 stories tall and consist of only one (1) floor, or one (1) floor and a mezzanine. The restaurant shall be the only use, other than park related uses such as parking, that may be located in this parcel. The restaurant building should be designed as a sort of pavilion type building and must relate to the park both in terms of appearance and use. Outdoor café/seating areas are encouraged to be located adjacent to the building in the park to add a sense of vibrancy to the area. The area to be occupied by the restaurant may be subdivided from the rest of the parcel and be in private ownership. As the park extends to the south, it should also extend along the south side of Crane Street to provide a more attractive and pleasant landscaped link toward the Midtown area.

4.1.B OPEN SPACE REQUIREMENTS Each project shall be required to make a financial contribution to an “Open Space Trust Fund”, which shall be established and utilized by the City of Elizabeth to improve or acquire public open space. Uses of the Trust Fund monies shall include the following:

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a) The creation of a riverfront park along the Elizabeth River, Improvement and/or expansion of the pedestrian plaza at West Grand Street;

b) Aesthetic and functional improvements to areas within the former Central Railroad right-of-way; and other similar activities.

c) Open space improvements may include; trees, shrubs and other landscaping, active and passive recreation, playgrounds, and other similar facilities and activities.

The financial contribution to the “Open Space Trust Fund” shall be negotiated as part of the Redeveloper Agreement with the City of Elizabeth, and is encoruaged to be a minimum of one ($1.00) dollar for each square foot of residential and/or commercial floor area developed for each proposed development.

4.2 CIRCULATION PLAN

A. It is the intent of this Circulation Plan to provide a street layout for the Redevelopment Area

which is adequate to meet the circulation needs of the Redevelopment Area in terms of vehicular traffic and pedestrian volume, while at the same time recognizing that it is a primary purpose of this Redevelopment Plan to promote the principles of a “Transit Village”, recognizing the Redevelopment Area’s proximity to the New Jersey Transit Train Station and the numerous bus lines in the Midtown area. The principles of Transit Village Development include: providing pedestrian friendly streets and public rights-of-way, minimizing automobile use by maximizing the appeal of mass transit and encouraging reduced parking and shared use parking solutions.

B. It is anticipated that there will be a need for improvements to; and reconstruction, relocation, new construction and/or expansion of, the roadway network in the Area in order to accommodate the new development in the area and the anticipated demand on the roadway network. Therefore, the Planning Board and/or the City of Elizabeth may require a pro-rata fair share assessment to be paid by each development within the Redevelopment Area to off-set the cost of said improvements, expansion or new construction. The value of the assessment shall be based upon a formula to be developed by the City of Elizabeth and/or the Planning Board, with the assistance of their professional staff and consultants, and shall be determined at the time of developer designation or site plan approval as appropriate.

C. Sidewalk areas must be provided on both sides of the street within the Redevelopment Area, and shall be properly sized for the safe and convenient movement of pedestrians through and around the Area, taking into consideration the character and use of the adjoining street frontage. In general, sidewalks on busier, wider streets should be wider than sidewalks on side streets within the Redevelopment Area.

D. All streets and rights-of-way within the Redevelopment Area shall remain open to the public.

E. To the greatest extent practical, parking should be provided on both sides of the street. Where roadway width precludes parking on both sides of the street, every effort should be made to provide parking on at least one side of the street.

F. The configuration of all streets within the Redevelopment Area have undergone significant changes since the inception of the original Redevelopment Plan, which provided the

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following street layout in Figure 7. While Sterling Place has undergone the envisioned relocation and alignment, Price Street, and Harrison and Crane Streets have not undergone any changes. The reconfiguration of the right-of-ways is encouraged to meet the envisioned design as indicated in Figure 7.

G. The following roadway and sidewalk standards shall apply within the Redevelopment Area

to the greatest extent practical. Where the existing right-of-way is not of sufficient width to accommodate the proposed standards listed below, then additional right-of-way or a public easement shall be dedicated by the adjacent property in order to create the proper right-of-way width, carriage way and sidewalk width. It is recognized that there are specific limitations imposed by the existence and location of railroad rights-of-way, bridges and tunnels which cannot be significantly altered. It should also be noted that detailed engineering and design has not be performed as part of the development of this Redevelopment Plan. Therefore, the final configuration of the carriageways and sidewalks within the streets in the Redevelopment Area may be modified by the Planning Board as part of the Site Plan Review process, provided that the approved plan is in keeping with the intent of this Redevelopment Plan and Circulation Plan to promote the principles of Transit Village Development and Smart Growth. 1. West Jersey Street – between Union Street and the Elizabeth River Right-of-Way: 70 feet Direction: Two-way Carriage Way: 40 feet – one lane each direction, parking both sides. Sidewalk Width: 15 feet – both sides of the street.

Figure 7

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2. West Grand Street – between Union Street and the Elizabeth River Right-of-Way: 70 feet Direction: Two-way Carriage Way: 40 feet – one lane each direction, parking both sides. Sidewalk Width: 15 feet – both sides of the street. 3. West Grand Street – between Union Street and Broad Street Right-of-Way: To remain as existing. Direction: Two-way Carriage Way: As necessary to accommodate one lane each direction and

turning movements at intersections and parking garage. No Parking.

Sidewalk Width: Maximize width to accommodate pedestrian flow near train station, pedestrian plaza, and commercial areas.

4. Union Street – between West Grand and West Jersey Streets Right-of-Way: 65 feet Direction: Two-way

Carriage Way: 40 feet – one lane each direction, with center turning lane, parking on west side of street.

Sidewalk Width: 15 feet – on west side of street. 10 feet – on east side of street. 5. Union Street – between Westfield Avenue and Julian Place Right-of-Way: 60 feet Direction: One-way south bound

Carriage Way: 30 feet – one travel lane, parking both sides. Sidewalk Width: 15 feet – both sides of the street. 6. Union Street – between Julian Place and West Grand Street

Right-of-Way: 60 feet, but varies to accommodate railroad bridge and abutment. Any necessary widening must occur on west side of the street where possible.

Direction: Two-way Carriage Way: 30 feet – narrower if necessary under the railroad bridge

and near embankments, one lane each direction, with turning lane at West Grand Street. No parking on either side.

Sidewalk Width: 15 feet – both sides of the street, but can be narrowed at railroad bridge and where other physical limitations and hardships exist.

7. Crane Street – between Union Street and Harrison Street Right-of-Way: 60 feet Direction: Two-way Carriage Way: 36 feet – one lane each direction, parking both sides. Sidewalk Width: 12 feet – on both sides of street.

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8. Harrison Street – between Westfield Avenue and Crane Street Right-of-Way: 60 feet Direction: Two-way Carriage Way: 36 feet – one lane each direction, parking both sides. Sidewalk Width: 12 feet – both sides of the street. 9. Westfield Avenue – between Union Street and the Elizabeth River Right-of-Way: 70 feet Direction: Two-way Carriage Way: 40 feet – one lane each direction, parking both sides. Sidewalk Width: 15 feet – both sides of the street. 10. Julian Place – between Union Street and Morris Avenue Right-of-Way: 60 feet Direction: Two-way Carriage Way: 30 feet – one lane each direction, parking north side only. Provide access to Kiss & Ride and/or Taxi Stand on south

side of Julian Place. Sidewalk Width: 15 feet – both sides of the street. 11. Price Street – between West Grand Street and West Jersey Street Right-of-Way: 60 feet Direction: Two-way Carriage Way: 36 feet – one lane each direction, parking both sides. Sidewalk Width: 12 feet – both sides of the street. 12. Murray Street – between Westfield Avenue and Crane Street Right-of-Way: 60 feet Direction: Two-way Carriage Way: 36 feet – one lane each direction, parking both sides. Sidewalk Width: 12 feet – both sides of the street. 13. Sterling Place – between Murray Street and West Jersey Street Right-of-Way: 42 feet Direction: Two-way Carriage Way: 28 feet – one lane each direction, parking on one side. Sidewalk Width: 7 feet – both sides of the street.

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4.3 COMMERCIAL FRONTAGE PLAN

As indicated under Section 3, the commercial uses permitted in the Midtown Parcel Subsections are further regulated pursuant to Figure 8 Commercial Frontage Plan; which indicates street frontages where such commercial uses are permitted and required.

Figure 8

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RELATIONSHIP TO OTHER PLANS

SECTION 5

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SECTION 5: RELATIONSHIP TO OTHER PLANS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

5.1 RELATIONSHIP TO THE LOCAL OBJECTIVES 5.1.A Review of City Master Plan Documents The City of Elizabeth adopted a Master Plan in 1990. The 1990 Master Plan was reexamined three times between 1990 and June 2003. In October of 2005, the City of Elizabeth adopted a comprehensive Master Plan including a Housing Plan Element, Land Use Plan Element, Circulation Plan Element and Recycling Plan Element. The City of Elizabeth’s adopted another re-examination in October 2008, July 2015, and most recently in July 2020. The most recently adopted Element of the Master Plan was the Land Use Element in January 2016.

Overall, the Master Plan reports from the past 6 years have contemplated the use of Redevelopment in critical areas in the City that will help spur economic development, as well as focus intense development in appropriate areas that have the infrastructure to help absorb it. i. City of Elizabeth 2016 Land Use Element, January 8, 2016 The 2016 Land Use Element noted that it was “written to build off of these earlier planning documents, address the present day land use and development issues in the City, and establish a well-designed land use plan for at least the next ten years”. The key goal identified by this Plan was “to increase the open space and space between structures through the amendment of side, front, and rear yard setbacks, and the amount of impervious coverage throughout the city in the long-term”. Additionally, other significant goals include the following:

“7. Down zone residential density except within designated redevelopment areas. Aim to become more like a Hoboken or Jersey City, but only in designated redevelopment areas that can adequately manage the density – Baker Center and Midtown are two examples of where this type of growth can take place.”

ii. 2015 Master Plan Reexamination Report, dated July 2015 and Amended July 27, 2015 The prior 2015 Master Plan Reexamination report largely made recommendations in relation to the impact of zoning within the City. The 2015 Reexamination noted that “Since the 2007 Elizabeth Master Plan, higher density, multi-family residential developments have been encroaching into the areas that are being proposed here for re-zoning...Increasing the housing density through more units in structure has the potential to change the fabric and character of the City of Elizabeth. New, denser housing that is aimed to replace one- to two-family structures in the City will likely only exacerbate the parking issues identified in the 2005 Master Plan, as well as disturb the density and character of residential zones that allows for a diverse housing stock”. It likewise highlighted that an objective of “this reexamination report shifts to the promotion of a more general goal to protect specific zones from the encroachment of high-density residential development. The objective is to make the zoning more restrictive to lower density development as a way to preserve the existing one- to two-family dwellings that characterize many of the zones, while preventing larger, high-density buildings from slowly assuming the majority of the housing stock”. Redevelopment was noted as a means to allow higher densities in specific areas that would not drastically alter the character or certain neighborhoods, as well as locate near public transportation, require specific design standards to reduce impact, and manage parking standards. As a result of the recommended changes to the Zoning Code, many property owners seeking higher

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 5: RELATIONSHIP TO OTHER PLANS

Figure 9

density residential uses than permitted by the zoning approached the City with requests to determine if their property could be investigated as an area in need of redevelopment, pursuant to the criteria as listed in the Local Redevelopment and Housing Law (“LRHL”), N.J.S.A. 40A:12A-3. Since 2015, Redevelopment Plans to permit higher residential densities in designated areas that could support such uses were adopted for 5 Redevelopment Areas, including: a) East Broad Street Redevelopment Area; b) 56-78 Murray Street Redevelopment Area; c) Former Elizabeth General Hospital Site (901-931 East Jersey Street) Redevelopment Area; d) Hersh Tower (125 North Broad Street) Redevelopment Area; and e) Bank Street and New Point Road Redevelopment Area. iii. 2020 Master Plan Reexamination Report, dated July 2, 2020 The 2020 Reexamination Report was prepared to reinforce the City’s continuing effort to ensure that its’ planning policies and land use goals and objectives remained current and represented the issues affecting the City of Elizabeth. The Master Plan noted that the “City continues to recognize that the developed character of the community requires a planning response that focuses on supporting the established and historic character of the community, and identifying those areas warranting an upgraded planning and zoning approach to development”.

5.2 PLANS OF ADJACENT MUNICIPALITIES The Redevelopment Area is located in the central/western portion of the City of Elizabeth predominantly along the Elizabeth river. The municipalities surrounding Elizabeth in Union County include: Union City, Borough of Roselle, Borough of Roselle Park, Hillside, and Union Township; and in Essex County include the City of Newark.

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5.2.A Borough of Roselle Park The Borough of Roselle Park is a geographically small municipality located west of the City of Elizabeth. Zoning along the border of the two municipalities is for R-1 single-family residential uses. An east-west arterial road, Westfield Avenue, is the primary connector between the Borough and the City. This Redevelopment Area is located in the western portion of the City of Elizabeth, closest to Roselle and Roselle Park. While the intensity of the development permitted is higher than what exists today, this Redevelopment Area is in the heart of the Elizabeth downtown area where infrastructure such as public transportation, walkability, and jobs help to absorb the potential impacts. Therefore, this Redevelopment Plan is unlikely to affect the Borough of Roselle. 5.2.B Borough of Roselle The Borough of Roselle is a geographically small municipality located west of the City of Elizabeth, similar to Roselle Park. An east-west arterial road, Westfield Avenue, is the primary connector between the Borough and the City. While the intensity of the development permitted is higher than what exists today, this Redevelopment Area is in the heart of the Elizabeth downtown area where infrastructure such as public transportation, walkability, and jobs help to absorb the potential impacts. Therefore, this Redevelopment Plan is unlikely to affect the Borough of Roselle. 5.2.C City of Linden The City of Linden is located to the south of the City of Elizabeth, and is largely connected by Route 9 as a main corridor. This Redevelopment Area is located in the western portion of the City of Elizabeth along a corridor that is not directly connected to Linden. While the intensity of the development permitted is higher than what exists on the site today, it is unlikely to affect the City of Linden. 5.2.D City of Newark The City of Newark is located north of the City of Elizabeth. Newark Liberty International Airport lies along most of the border between the two cities. There are major north-south direction transportation corridors connecting Newark and Elizabeth which surround the airport, including Interstate 95, U.S. 9, and N.J. 27. On their eastern shores, the cities share the Port Newark-Elizabeth Marine Terminal, which is the largest port on the East coast and the third largest in the country, as operated by the Port Authority of New York and New Jersey. This Redevelopment Area is located in the western portion of the City of Elizabeth, which is some distance from Newark. In addition to geographic distance, the nature and intensity of the development contemplated and permitted by this Redevelopment Plan is unlikely to affect a large city like City of Newark. 5.2.E Township of Hillside Hillside Township is located north of the City of Elizabeth along City districts that are zoned for single-family, two-family, and four-family residential, which transitions as residential into the Township. This Redevelopment Area is not located in close proximity to Hillside and therefore, is unlikely to affect Hillside Township.

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5.2.F Township of Union The Township of Union lies northwest of the City of Elizabeth, between Roselle Park to the south and Hillside to the north. A portion of Union to the immediate west of Elizabeth contains Kean University, and is connected through the Morris Avenue Redevelopment Area. While the intensity of the development permitted is higher than what exists today, this Redevelopment Area is in the heart of the Elizabeth downtown area where infrastructure such as public transportation, walkability, and jobs help to absorb the potential impacts. Therefore, this Redevelopment Plan is unlikely to affect Union Township.

5.3 UNION COUNTY MASTER PLAN “The Union County Master Plan has a variety of planning goals and objectives designed to address major issues and influences that impact Union County’s housing, land use, transportation/circulation and economic development. The County goals and objectives recognize the interrelationships of related policies of municipalities, regional agencies and the State regarding the future development of Union County.”1 The Union County Master Plan sets guidelines for the municipalities of Union County and aims to spur economic growth through commercial, residential, and transportation development. The Union County Master Plan promotes development and redevelopment consistent with surrounding areas while revitalizing “older suburban areas through…commercial adaptive reuse…upgrading of community infrastructure, and upgrading transportation and transit facilities.”2 The Midtown Elizabeth Redevelopment Plan is consistent with the Union County Master Plan, in that it involves the construction of mixed uses of both commercial and residential development – which will likely aid in economic growth for the City, as well as housing for multiple income groups which contributes to more variety of housing types within Elizabeth. Additionally, this plan aims to promote redevelopment of vacant and blighted city lots through beautification and planning efforts.

5.4 STATE DEVELOPMENT AND REDEVELOPMENT PLAN All of the properties in the Redevelopment Area are mapped within the Metropolitan Planning Area PA I as depicted on the New Jersey State Development and Redevelopment Plan. “In the Metropolitan Planning Area, the State Plan’s intention is to provide for much of the state’s future redevelopment; revitalize cities and towns; promote growth in compact forms; stabilize older communities; redesign areas of sprawl; protect the character of existing stable communities.” In 2001, the New Jersey State Planning Commission adopted The New Jersey State Development and Redevelopment Plan. A Final Draft of the State Development and Redevelopment Plan was reissued in 2010. The State Planning Act contains three key provisions that mandate the approaches the Plan must use in achieving State Planning Goals. The Plan must encourage development, redevelopment and economic growth in locations that are well situated with respect to present or anticipated public services or facilities and to discourage development where it may impair or destroy natural resources or environmental qualities; reduce sprawl; and promote development and

1 Union County Master Plan. June 1998, 1-2 2 Union County Master Plan: June 1998, 1-3 – 1-4.

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redevelopment in a manner consistent with sound planning and where infrastructure can be provided at private expense or with reasonable expenditures of public funds. (N.J.S.A. 52:18A-196. et seq.). The general redevelopment plan strategy is to achieve all the State Planning Goals by coordinating public and private actions to guide future growth into compact, ecologically designed forms of development and redevelopment, and to protect the Environs, consistent with the Statewide Policies and the State Plan Policy Map. The New Jersey State Plan Policy Map integrates the two critical spatial concepts of the State Plan—Planning Areas, and Center and Environs—and provides the framework for implementing the Goals and Statewide Policies. Each Planning Area has specific intentions and Policy Objectives that guide the application of the Statewide Policies. The Policy Objectives ensure that the Planning Areas guide the development of location of Centers and protect the Environs. Applying the Statewide Policies through the State Plan Policy Map will achieve the goals of the State Planning Act. According to the New Jersey State Development and Redevelopment Plan, the Downtown Tier 1, Phase 1 Redevelopment Area is located in the Metropolitan Planning Area, PA1. PA1 provides for much of the state’s future redevelopment: revitalize cities and towns; promote growth in compact forms; stabilize older suburbs; redesign areas of sprawl; and protect the character of existing stable communities. As the name implies, the communities in this Planning Area often have strong ties to, or are influenced by, major metropolitan centers—the New York/Newark/Jersey City metropolitan region in the northeastern counties. The investment in passenger rail service in the Metropolitan Planning Area is represented by over 130 stations on eleven (11) heavy rail lines, two (2) rapid transit lines, two (2) light rail lines, and one (1) subway line. Over the years, both the public and private sectors have made enormous investments in building and maintain a wide range of facilities and services to support these communities. The massive public investment is reflected in thousands of miles of streets, trade schools and colleges, libraries,

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theaters, office buildings, parks and plazas, transit terminals and airports. Most of these communities are fully developed, or almost fully developed, with little vacant land available for new development. Much of the change in land uses, therefore, will take the form of redevelopment. These communities have many things in common: mature settlement patterns resulting in a diminished supply of vacant land; infrastructure systems that generally are beyond or approaching their reasonable life expectancy; the need to rehabilitate housing to meet ever changing market standards; the recognition that redevelopment is, or will be the not-too-distant future, the predominant form of growth; and a growing realization of the need to regionalize an increasing number of services and systems in light of growing fiscal restraints. In addition, the wide and often affordable choice of housing in proximity to New York and Philadelphia has attracted significant immigration, resulting in noticeable changes in demographic characteristics over time. This Redevelopment Plan is consistent with and will reinforce the goals and objectives of the State Development and Redevelopment Plan.

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REDEVELOPMENT PROVISIONS AND ACTIONS

SECTION 6

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MIDTOWN ELIZABETH REDEVELOPMENT PLAN | SECTION 6: REDEVELOPMENT PROVISIONS & ACTIONS

6.1 REDEVELOPMENT PROVISIONS & ACTIONS The following provisions and actions describe both the potential impacts that redevelopment may have on properties and the community in the prescribed area, as well as any additional requirements set forth by this Redevelopment Plan.

6.2 DEVELOPMENT REQUIREMENTS The Planning Board may authorize relief from RSIS and/or a deviation from the standards in Section 3 of the Redevelopment Plan without the need for amending the Redevelopment Plan. provided that the deviation shall not involve a “D” variance as described under Section 40:55D-70(d) of the MLUL.

6.3 DEMOLITION Projects undertaken under the Redevelopment Plan may involve the demolition of existing buildings and land improvements within the Midtown Elizabeth Redevelopment Area.

6.4. NEW CONSTRUCTION The Redevelopment Plan may involve the redevelopment of a residential community and associated roadway and amenity improvements as further described in this Redevelopment Plan.

6.5 PROPERTIES TO BE ACQUIRED The City Council shall not use condemnation and no additional properties shall be acquired.

6.6 RELOCATION In accordance with the requirements of State and Federal law, all persons (including families, business concerns and others displaced by project activities) shall be assisted in finding other locations and facilities. In order to carry out redevelopment with a minimum of hardship to persons displaced from their homes, individuals and families shall be assisted in finding housing which is decent, safe, sanitary and within their financial means in reasonably convenient locations and otherwise suitable to their needs. The required amount of relocation to fully implement the Redevelopment Plan is expected to be rather moderate given the size of the redevelopment area and the amount of new residential units and commercial development to be generated. This is the result of the high proportion of vacant and/or underutilized land within the study area. The process of relocating the affected persons and business will nonetheless receive the careful attention of local officials. The City of Elizabeth shall make relocation payments to persons (including families, business concerns and others) displaced by redevelopment, for moving expenses and direct losses of certain personal property for which reimbursement or compensation is not otherwise made. Such relocation payments

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SECTION 6: REDEVELOPMENT PROVISIONS & ACTIONS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

shall be made to the extent required by applicable law and regulations and from funds made available for those specific purposes by the federal government or other sources. Any and all relocation within the Redevelopment Area will be undertaken by the City. However, the developer, the Elizabeth Development Company and/or other public and/or private agencies may assist the City of Elizabeth in this regard as appropriate; and only in compliance with all federal, state, and local regulations.

6.7 EASEMENTS 1. All existing easements or agreements on-site or off-site shall be documented as part of this

Redevelopment Plan. Any modification or alteration to any easement or agreement or right-of-way shall require the notification and approval of all involved parties.

2. Each Party shall grant to the other the temporary and permanent easements which are

necessary for access and for the proper functioning of utility and drainage systems, for access and parking, and for roadway access, and as are otherwise necessary to facilitate construction and operation of the Redevelopment Project as contemplated by the Approvals. No Building shall be constructed over a public easement in the Redevelopment Area without prior written approval of the City Council.

6.8 PROJECT PHASING There shall be no required project phasing. Phasing may be required on a parcel by parcel basis as part of the Redevelopment Agreement terms.

6.9 UTILITIES In addition to being in accordance with City standards, the following apply to the design of stormwater management systems, water, sewer and other utility systems: 1. All new electric, telephone, television, cable, gas, and other utility service lines servicing the

buildings shall be installed underground, to the extent such underground service is commercially reasonable, available and permitted by the applicable utility companies, and in all events, shall be installed in accordance with the prevailing standards and practices of the respective utility or other companies providing such services.

2. All rooftop mechanical equipment and related rooftop appurtenances shall be screened from the view of other buildings existing and proposed as well as the public right-of-way.

3. All utility connection permits and road opening permits shall be obtained from the respective utility authority prior to the start of construction. All municipal roadways damaged by the redevelopment of the site shall be restored and/or repaved as directed by the City Engineer.

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6.10 SUPPLEMENTARY REQUIREMENTS FOR ALL REDEVELOPMENT PROJECTS

In addition to the requirements stated above, all redevelopment projects constructed within the Redevelopment Area must meet the supplementary requirements listed below as follows: 1. Remediation and cleanup of any existing contamination required by NJDEP for the specific

use. 2. Organization and consolidation of solid waste containers into screened enclosures.

3. Other building enhancements, design features or site improvements which, in the opinion of

the City Council or its designated redevelopment entity, enhance the Redevelopment Area.

6.11 REDEVELOPER SELECTION In order to assure that the vision of the Midtown Elizabeth Redevelopment Plan will be successfully implemented in an effective comprehensive and timely way and in order to promptly achieve the public purpose goals of the Redevelopment Plan, the City Council, would will select a Redeveloper for each of the parcel subsections under the final and adopted Plan. Said Redeveloper(s) would then be required to execute a Redevelopment Agreement satisfactory to and authorized by the City Council.

6.12 “PILOT” AGREEMENT The City Council may approve a long-term tax exemption pursuant to the Long-Term Tax Exemption Law, N.J.S.A. 40A:20-1 et seq., or “payments in lieu of taxes” (“PILOT”) for each separate redevelopment project on the properties identified in this Plan.

6.13 APPROVALS PROCESS This Redevelopment Plan changes the process by which approvals for the development of land are typically granted. For a typical development application, a property owner submits plans and an application to the Planning Board or Zoning Board of Adjustment, and the board schedules a hearing on the application. However, in order to comply with this Redevelopment Plan and to streamline the review process, the following procedure will be followed:

6.13.A City Council Review Process

The City Council, acting as the Redevelopment Entity, shall review all proposed redevelopment projects within the designated Redevelopment Area to ensure that any such project is consistent with this Redevelopment Plan and associated redeveloper agreement(s) (“Consistency Review”). Such review shall occur prior to the submission of the site plan application for the redevelopment project(s) to the Planning Board. During such process, the City Council may seek input from the Scotch Plains Downtown Redevelopment Committee (the “SPDRC”), which was duly formed by Resolution as an Ad Hoc subcommittee of the City

56 | P a g e


Council.. The SPDRC includes members of the City Council, City Professionals, residents, business, and property owners appointed by the Mayor and City Council. In undertaking the Consistency Review, the City Council shall review whether the land development proposal is consistent with this Redevelopment Plan and associated executed redeveloper agreement(s). Such review shall be completed within 60 days of submission to the City Clerk of the land development application (such 60 day time frame being a “target date” only, as long as the City Council is acting in good faith and with continuity of purpose within said 6045 day time frame). In no event shall such review extend beyond 60 days from submission to the City Clerk. Eight (8) copies of the land development application shall be submitted to the City Clerk. It is expressly acknowledged that the Consistency Review is mandatory and shall be a pre-condition to the submission by any redeveloper of a land development application to the Planning Board.

6.13.B Planning Board Review Process

Upon the issuance of a report by the City Council to the Planning Board and Clerk and Applicant stating that the application is “consistent” with the Redevelopment Plan and Redevelopment Agreement (assuming such report is issued within the time frame set forth in subsection i above), all development applications) shall then be submitted to the City’s Planning Board under the normal site plan and subdivision procedures outlined in the City Code and in N.J.S.A. 40:55D-1 et seq. (the “MLUL”). The Planning Board shall deem any development application for redevelopment of any property subject to this Redevelopment Plan incomplete if the applicant has not been designated by the City Council as a redeveloper(s) or the application has been submitted prior to the issuance of the above-referenced report by the City Council or the expiration of the time period for same. . It is acknowledged that a Redevelopment Agreement may provide for the development of a project or projects on one or more phases. A given site plan application may include one or more phases or, at the discretion of redeveloper, site plan approval for later phases may be obtained through separate applications.

6.13.C Variances and Design Waivers

Neither the Planning Board nor the Zoning Board of Adjustment shall grant any deviations from the terms and requirements of this Redevelopment Plan that would involve the granting of any “D” variances. There shall be no jurisdiction or authority to grant deviations from the regulations contained within this Redevelopment Plan for any of the following: (1) a use or principal structure in a district restricted against such use or principal structure, (2) an expansion of a nonconforming use, (3) deviation from a specification or standard pertaining solely to a conditional use, (4) an increase in the permitted floor area ratio, (5) an increase in the permitted density, or (6) a height of a principal structure which exceeds by 10 feet or 10% the maximum height permitted in the district for a principal structure. Unless otherwise specified in this Plan, any proposed changes to the Redevelopment Plan shall be in the form of an amendment to the Redevelopment Plan adopted by the Municipal Council in accordance with the procedures set forth in the Local Redevelopment and Housing Law,

57 | P a g e


N.J.S.A. 40A:12A-1 et seq. Notwithstanding the forgoing, the Council may, from time to time throughout the approval process, approve by resolution a deviation from the Redevelopment Plan that would otherwise involve the granting of “D” variances. Nothing shall prevent the Redeveloper from applying to the Planning Board and the Planning Board approving any waiver or “c-1” or “c-2” variance from any standard imposed by this Redevelopment Plan and/or the City’s Land Use and Development Ordinance as applicable. The standards set forth in Sections 70 “c-1” and “c-2” and Section 52 of the MLUL and/or the LRHL, as applicable, shall determine if the Redeveloper is entitled to this relief or from seeking a waiver or de minimus exception to any standard or requirement of the Residential Site Improvement Standards under the applicable regulations”.

6.13.D Approvals by Other Agencies

The redeveloper shall be required to provide the City with copies of all permit applications made to federal, state, and county agencies upon filing such applications.

6.13.E Severability

The provisions of this Redevelopment Plan are subject to approval by Ordinance. If a Court of competent jurisdiction finds any word, phrase, clause, section, or provision of this Redevelopment Plan to be invalid, illegal, or unconstitutional, the word, phrase, clause, section, or provision shall be deemed severable, and the remainder of this Redevelopment Plan and implementing Ordinance shall remain in full force and effect.

6.13.F Adverse Influences

No use or reuse shall be permitted which, when conducted under proper and adequate conditions and safeguards, will produce corrosive, toxic or noxious fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, dust or waste, undue noise or vibration, or other objectionable features so as to be detrimental to the public health, safety or general welfare.

6.13.G Non-Discrimination Provisions

No covenant, lease, conveyance or other instrument shall be affected or executed by the City Council or by a developer or any of his successors or assignees, whereby land within the Redevelopment Area is restricted by the City Council, or the developer, upon the basis of race, creed, color, or national origin in the sale, lease, use or occupancy thereof. Appropriate covenants, running with the land forever, will prohibit such restrictions and shall be included in the disposition instruments. There shall be no restrictions of occupancy or use of any part of the Redevelopment Area on the basis of race, creed, color or national origin.

58 | P a g e


6.13.H Infrastructure and Public Improvements

The Redeveloper shall be responsible for providing, at the redeveloper’s cost and expense, all sidewalks, curbs, streetscape improvements (street trees and other landscaping), street lighting, and on- and off-site traffic controls and road improvements for the specific project or required as a result of the impacts of the specific project.

6.13.I Duration of the Plan

The provisions of this Plan specifying the redevelopment of the Redevelopment Area and the requirements and restrictions with respect thereto shall be in effect in perpetuity until such time when Redevelopment has been completed. The City Council may amend this plan at any time.

6.14 PROCEDURE FOR AMENDING THE APPROVED PLAN

This Redevelopment Plan may be amended from time to time, upon compliance with the requirements of law. Appropriate fees shall be paid by the party seeking such an amendment, unless the request issues from an agency of the City. The Planning Board, at its sole discretion, may require the party requesting the amendment to prepare a study of the impact of such amendment, which study must be prepared by a Professional Planner, licensed in the State of New Jersey. The Local Redevelopment and Housing Law allows for the Planning Board and City Council to revise or amend this Redevelopment Plan prior to adoption in accordance with Section 40A:12A- 7(e) as follows:

“Prior to the adoption of a redevelopment plan, or revision or amendment thereto, the planning board shall transmit to the governing body, within 45 days after referral, a report containing its recommendation concerning the redevelopment plan. This report shall include an identification of any provisions in the proposed redevelopment plan which are inconsistent with the master plan and recommendations concerning these inconsistencies and any other matters as the board deems appropriate. The governing body, when considering the adoption of a redevelopment plan or revision or amendment thereof, shall review the report of the planning board and may approve or disapprove or change any recommendation by a vote of a majority of its full authorized membership and shall record in its minutes the reasons for not following the recommendations. Failure of the planning board to transmit its report within the required 45 days shall relieve the governing body from the requirements of this subsection with regard to the pertinent proposed redevelopment plan or revision or amendment thereof. Nothing in this subsection shall diminish the applicability of the provisions of subsection d. of this section with respect to any redevelopment plan or revision or amendment thereof."

After the Planning Board and City Council adopt the Plan, the City Council may, at its sole discretion, amend this Redevelopment Plan from time to time upon compliance with requirements under the Local Redevelopment and Housing Law, Section 40A:12A-7(f), which states:

“The governing body of a municipality may direct the planning board to prepare a redevelopment plan or an amendment or revision to a redevelopment plan for a

59 | P a g e


designated redevelopment area. After completing the redevelopment plan, the planning board shall transmit the proposed plan to the governing body for its adoption. The governing body, when considering the proposed plan, may amend or revise any portion of the proposed redevelopment plan by an affirmative vote of the majority of its full authorized membership and shall record in its minutes the reasons for each amendment or revision. When a redevelopment plan or amendment to a redevelopment plan is referred to the governing body by the planning board under this subsection, the governing body shall be relieved of the referral requirements of subsection e. of this section. P.L. 1992,c.79.s.7.”

60 | P a g e

REFERENCE DOCUMENTS | MIDTOWN ELIZABETH REDEVELOPMENT PLAN

MIDTOWN ELIZABETH REDEVELOPMENT PLAN

REFERENCE DOCUMENTS

APPENDIX 1: CITY OF ELIZABETH COUNCIL ORDINANCE NO. DATED SEPTEMBER 16, 2009,

ADOPTING AN AMENDMENT TO THE MIDTOWN REDEVELOPMENT/REHABILITATION PLAN

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ICIP

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E C

ITY

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ET

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IN T

HE

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TY

OF

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ION

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ME

NT

TO

TH

E

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TO

WN

RE

DE

VE

LO

PM

EN

T/R

EH

AB

ILIT

AT

ION

PL

AN

WH

ER

EA

S,

the

Mun

icip

al C

ounc

il o

f the

Cit

y o

f E

liza

beth

(th

e "C

ity

Cou

ncil

")

by R

esol

utio

n da

ted

Feb

ruar

y 14

, 19

89,

dete

rmin

ed t

hat

cert

ain

prop

erty

wit

hin

the

Cit

y id

enti

fied

as

the

Mid

tow

n E

liza

beth

Red

evel

opm

ent

Are

a qu

alif

ied

as a

"bl

ight

ed a

rea"

pu

rsua

nt to

N.J

.S.A

. 40

:55-

21.1

et s

eq:

(the

"In

itia

l A

rea"

); a

nd

WH

ER

EA

S,

the

Cit

y C

ounc

il

adop

ted

a re

deve

lopm

ent

plan

en

titl

ed

the

"Mid

tow

n E

liza

beth

Red

evel

opm

ent

Pla

n" (

the

"Ini

tial

Pla

n")

for

the

Init

ial

Are

a on

S

epte

mbe

r 12

, 19

89 b

y O

rdin

ance

No.

222

2; a

nd

WH

ER

EA

S,

by R

esol

utio

n da

ted

Apr

il,

14,

1992

, th

e C

ity

Cou

ncil

exp

ande

d th

e M

idto

wn

Eli

zabe

th R

edev

elop

men

t A

rea

to i

nclu

de a

ddit

iona

l pr

oper

ty w

ithi

n th

e C

ity

(the

"A

ddit

iona

l A

rea"

) fo

llow

ing

a de

term

inat

ion

that

the

Add

itio

nal

Are

a qu

alif

ied

as a

"b

ligh

ted

area

" pu

rsua

nt to

NJS

.A.

40:5

5-21

.1 e

t se

q. (

the

Init

ial

Are

a to

geth

er w

ith

the

Add

itio

nal

Are

a, t

he "

Red

evel

opm

ent A

rea"

); a

nd

WH

ER

EA

S,

the

Cit

y C

ounc

il

subs

eque

ntly

am

ende

d th

e In

itia

l P

lan

by

Ord

inan

ce N

o. 2

824

date

d Ja

nuar

y 9,

199

6 an

d b

y O

rdin

ance

No.

384

3 da

ted

Aug

ust 2

2,

2006

(th

e In

itia

l P

lan

wit

h su

bseq

uent

am

endm

ents

, th

e "R

edev

elop

men

t Pla

n");

and

WH

ER

EA

S, t

he L

ocal

Red

evel

opm

ent

and

Hou

sing

Law

, N

JS.A

. 40

A:1

2A-1

et

seq.

(th

e "L

RH

L")

aut

hori

zes

mun

icip

alit

ies

to d

eter

min

e w

heth

er c

erta

in p

arce

ls o

f la

nd

in t

he m

unic

ipal

ity

cons

titu

te a

reas

in

need

of r

ehab

ilit

atio

n; a

nd

WH

ER

EA

S,

in a

ccor

danc

e w

ith

the

LR

HL

the

Cit

y C

ounc

il

dete

1min

ed t

hat

Blo

ck 6

Lot

94

in t

he C

ity

of

Eli

zabe

th,

in t

he C

ount

y o

f U

nion

(th

e "R

ehab

ilit

atio

n A

rea"

) sh

ould

be

desi

gnat

ed a

s an

are

a in

nee

d o

f reh

abil

itat

ion;

and

WH

ER

EA

S,

the

Cit

y P

lann

er h

as c

onfi

rmed

by

Stu

dy d

ated

Aug

ust,

200

9 (t

he

"Rep

ort"

) th

at w

ithi

n th

e R

ehab

ilit

atio

n A

rea

the

wat

er a

nd s

anit

ary

sew

er l

ines

are

at

leas

t 50

yea

rs o

ld a

nd a

re i

n n

eed

of

subs

tant

ial

mai

nten

ance

in

acco

rdan

ce w

ith

the

requ

irem

ents

of N

JS.A

. 40

A:1

2A-1

4; a

nd

WH

ER

EA

S,

on A

ugus

t 25

, 20

09,

purs

uant

to

N

JS.A

. 40

:12A

-14,

th

e C

ity

Cou

n.ci

l fi

rst

subm

itte

d a

copy

of

the

prop

osed

res

olut

ion

desi

gnat

ing

the

Reh

abil

itat

ion

Are

a as

an

area

in

need

of

reha

bili

tati

on t

o th

e C

ity

of

Eli

zabe

th P

lann

ing

Boa

rd (

the

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nnin

g B

oard

") f

or r

evie

w;

and

WH

ER

EA

S,

base

d o

n th

e C

ity

Pla

nner

's R

epor

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he P

lann

ing

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rd f

ound

tha

t th

e R

ehab

ilit

atio

n A

rea

sati

sfie

d th

e st

atut

ory

crit

eria

to b

e de

sign

ated

as

an a

rea

in n

eed

of r

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ilit

atio

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nd

HE

RE

AS

th

e C

ity C

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il, p

ursu

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A.

40A

:12A

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)(3)

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is

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ent

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ursu

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hich

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em

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e op

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. p

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rsua

nt to

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rtak

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r ea

rned

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aut

hori

ty t

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prep

ared

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omrn

en a

ion

purs

uant

to N

.J.S

.A. 4

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2A-7

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on A

ugus

t 27

, 20

09,

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nnin

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oard

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a d

uly

notic

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titut

ed p

ubli

c m

eeti

ng,

revi

ewed

the

Am

ende

d R

edev

elop

men

t Pl

an,

and

allo

wed

all

ilios

e pr

esen

t who

wis

hed

to c

omm

ent t

o be

hea

rd;

and

WH

ER

EA

S,

in t

he o

pini

on o

f the

Pla

nnin

g B

oard

, th

e ad

opti

on o

f the

Am

ende

d R

edev

elop

men

t P

lan

is

nece

ssar

y an

d de

sira

ble

in o

rder

to

acco

mpl

ish

ilie

effe

ctiv

e re

deve

lopm

ent

of

the

Red

evel

opm

ent

Are

a an

d th

e R

ehab

ilit

atio

n ·A

rea,

ilie

Am

ende

d R

edev

elop

men

t Pl

an

is

subs

tant

iall

y co

nsis

tent

w

ith

Cit

y's

Mas

ter

Pla

n an

d su

ch

rede

velo

pmen

t wou

ld b

e in

the

best

inte

rest

s o

f the

City

and

its

res

iden

ts.

NO

W T

HE

RE

FO

RE

, B

E I

T O

RD

AIN

ED

by

tl1e

Cit

y C

ounc

il o

f th

e C

ity o

f E

lizab

eth

as f

ollo

ws:

I. G

ener

al.

The

afo

rem

enti

oned

reci

tals

are

inc

orpo

rate

d he

rein

as

thou

gh f

ully

set

fo

rili

at le

ngth

.

2.

Am

ende

d R

edev

elop

men

t P

lan

Rec

omm

ende

d fo

r A

dopt

ion.

T

he C

ity C

ounc

il he

reby

ado

pts

ilie

Am

ende

d M

idto

wn

Red

evel

opm

ent/

Reh

abil

itat

ion

Pla

n, d

ated

A

ugus

t 13

, 200

9, a

ttac

hed

here

to a

s E

xhib

it A

in

orde

r to

acc

ompl

ish

the

effe

ctiv

e re

deve

lopm

ent

of t

he R

edev

elop

men

t Are

a an

d th

e R

ehab

ilit

atio

n A

rea.

3.

Seve

rabi

lity.

If

any

p01

tion

or c

laus

e o

f th

is o

rdin

ance

is

decl

ared

inv

alid

for

an

y re

ason

wha

tsoe

ver,

sam

e sh

all

not

affe

ct t

he v

alid

ity

or c

onst

itut

iona

lity

of

any

othe

r pa

rt o

r po1

tion

of i

liis

ordi

nanc

e.

4.

Rep

eale

r.

All

ordi

nanc

es o

r pm

ts o

f or

dina

nces

inc

onsi

sten

t w

ith

the

prov

isio

ns

of t

his

ordi

nanc

e be

and

the

sam

e ar

e he

reby

rep

eale

d.

5. Availability of the Ordinance. A copy of this ordinance and Exhibit A shall be available for public inspection at the offices of the City Clerk.

6. Effective Date. The effective date of this ordinance shall be twenty (20) days after its final passage by City Council and approval by the Mayor at the time and

,,u,.u,v. ' law.

ATTEST:

LANDA M. ROBERTS EPUTY MUNICIPAL CLERK

I I I I I

I I I I

I I I

I I I I I

I,

I i

I I I i,

I I I I i I

I I I I

APPENDIX 2: CITY OF ELIZABETH COUNCIL ORDINANCE NO. 4898, DATED SEPTEMBER 27, 2017,

ADOPTING AN AMENDMENT TO THE MIDTOWN REDEVELOPMENT PLAN TO INCLUDE 56-58 MURRAY STREET

ORDINANCE NO. 4898

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ELIZABETH TO AMEND THE MIDTOWN ELIZABETH REDEVELOPMENTPLANPURSUANTTOTHELOCAL REDEVELOPMENT AND HOUSING LAW, N.J.S.A. 40A:12A-1 ET SEQ. TO INCLUDE 56-78 MURRAY STREET

WHEREAS, the City of Elizabeth (the "City"), a public body corporate and

politic of the State of New Jersey (the "State"), is authorized pursuant to the Local

Redevelopment and Housing Law, NJS.A. 40A:12A-1, et seq. (the "Redevelopment

Law"), to determine whether a certain parcel of land within the City constitute an area in

need of rehabilitation and/or an area in need of redevelopment; and

WHEREAS, on June 27, 2017, the City Council adopted a Resolution

authorizing the Planning Board to prepare an amendment to the Midtown Elizabeth

Redevelopment Plan in include 56-78 Murray Street (Block 6 Lot 652); and

WHEREAS, on July 20, 2017, testimony was presented to the Planning Board on

proposed amendments to the Midtown Elizabeth Redevelopment Plan to include 56-78

Murray Street as set forth in a Planning Report prepared by Victor Vinegra, City Planner,

dated July 20,2017; and

WHEREAS, on September 7, 2017, the Planning Board adopted a Resolution to

memorialize a decision made by the Board on July 20, 2017 recommending that City

Council adopt the amendment to the Midtown Elizabeth Redevelopment Plan as set forth

in a Planning Report prepared by Victor Vinegra, City Planner, dated July 20,2017; now,

therefore,

BE IT ORDAINED by the City Council of the City of Elizabeth as follows:

SECTION 1. - The foregoing recitals shall be incorporated herein as if set forth

in full.

SECTION 2. - The Planning Report prepared by Victor Vinegra, City Planner,

dated July 20, 2017, containing amendments to the Midtown Elizabeth Redevelopment

Plan, which includes the addition of 56-78 Murray Street (Block 6 Lot 652) to the Plan

and which is on file with tlie City Clerk's office and made a part hereof, is hereby adopted

pursuant to the Redevelopment and Housing Law as codified under N.J.S.A. 40A:12A-l

et seq., and it supersedes and extinguishes the existing zoning of this property.

SECTION 3. - The zoning district map in the zoning ordinance of the City is

hereby amended to include the Amendments to the Midtown Elizabeth Redevelopment

Plan dated July 20, 2017, as prepared by Victor Vinegra, City Planner and the provisions

therein.

SECTION 4. -A copy of this Ordinance and the Amendments to the Midtown

Elizabeth Redevelopment Plan dated July 20, 2017 shall be available for public

inspection at the Office of the City Clerk during regular business hours.

SECTION 5. - All Ordinances or parts of Ordinances inconsistent with the

provisions of this Ordinance be and the same are hereby repealed.

SECTION 6. - If any portion or clause of this Ordinance is declared invalid for

any reason whatsoever, same shall not affect the validity or constitutionality of any other

part or portion of this Ordinance.

SECTION 7. -The effective date of this Ordinance shall be twenty (20) days

after its final passage by City Council and approval by the Mayor at the time and in the

manner provided by law.

PASSED:

APPROVED: 09r:27-/7

CARLOS L. TORRES PRESIDENT OF CITY COUNCIL

. CHiliSTIAN BOL ,✓-/ MAYOR

EXHIBIT 1: BOUNDARY MAP

P-3

P-1P-2

B

D

F

L

K

J

E

G

CIA

Cherry StCherry St

Broad StBroad St

W Jersey StW Jersey St

W Grand StW Grand St Union StUnion St

Westfield AveWestfield Ave

Murray StMurray St

Morris Ave

Morris AveSayre

St

Sayre St

Rahway AveRahway Ave

N Broad StN Broad St

Lyon PlLyon Pl

Elizabethtown PlzElizabethtown Plz

Price StPrice St

Chestnut StChestnut St

E Broad StE Broad St

Lowden StLowden St

E Grand StE Grand StSterling PlSterling Pl

Caldwell PlCaldwell Pl

Julian PlJulian Pl

E Jersey StE Jersey St

Dickinson StDickinson St

Elizabeth AveElizabeth Ave

Jeffe

rson A

veJe

fferso

n Ave

Union

Ave

Union

Ave

Chilton AveChilton Ave

Commerce PlCommerce Pl

Crane StCrane St

S Broa

d St

S Broa

d St

Chilton HallChilton Hall

Trinit

y Pl

Trinit

y Pl

-

-

-

-

-

-

6-42.B

-

-

6-159

6-94

-

11-1046

6-1407

6-1589

13-110

6-42.A

9-777

6-652

11-1776

6-1574

13-63

-

6-158

9-797

6-1407

9-64

11-1759

6-1600.B

11-1044

6-57

9-409

-

11-961

9-320

6-1600.A

-

6-1601

6-920

6-1595

6-16396-1594

9-60

6-1613

6-1252

6-43

6-149

13-60

6-161012

-222

9-86

12-213.A

6-144.A

6-1605

6-169

6-1587

9-1172

6-91

11-963

9-578

13-1799

6-45

9-440

9-576

9-577

11-71

11-732

9-442

-

6-1614

9-368

6-167

9-367

9-407

13-1797

-

11-1703

11-157

6-46

6-1600.C

9-769

6-49

9-53

6-1615

11-954

11-956

13-1625

6-66

9-56

6-157

-

6-1638

9-61

6-578

6-53

6-994

9-766-1

632

6-1360

6-62

12-245

9-88

6-682

-

6-986

11-75

9-443

12-269

6-1616

6-695

6-157

2

11-752

6-995

6-1581

6-659

6-1604

11-677

6-55

6-1416

11-755

13-1796

6-70

11-750

6-1418

9-626-658

9-406

6-1629

6-42

11-957

12-274

.A6-654

11-154

9

11-466

9-67

9-68

9-83

13-1800

6-1579

-

9-84

6-657

11-422

11-958

6-656

6-72

6-51

11-1645

11-1042

11-1149

6-165

6-1576

11-1709

6-653

9-410

6-1367

6-156

6-1366

11-69

12-273.A

6-175

12-88

5

12-271

11-154

89-5

00

11-672

6-577

6-143.A

9-268

11-1142

6-136

5

11-11

46

11-756

11-1404

6-688

6-174

6-199

6-997

9-366

6-1578

11-95

11-1710

6-201

13-174212

-220

13-61 6-1582

6-585

6-172

11-1151

6-155

11-1753

9-582

11-1785

12-21

9

11-1380

6-1609

11-758

11-67

11-753

6-203

11-1407

11-759

13-1702

13-57

6-198.B

11-665

9-77

13-58

6-1568

13-56

13-1700

11-7311-74

13-1622

11-7611-77

11-1706

11-1396 11-1752

13-54

6-175.A

6-584

6-689

13-62

9-498

6-1364

11-1708

13-1624

6-1643

11-679

6-47

6-153

6-198.A

13-1795

9-581

11-1041

6-6609-4

05

6-151

13-1794

6-15213-1706

13-1705

13-1703

13-1704

11-1758

9-286

9-69

9-363

9-580

6-921

11-1040

6-580

11-95.

A

11-763

11-959

6-1577

9-439

9-56.A

6-1422

6-202

12-24

4

9-66

9-87

6-6856-686

13-52

12-274

9-778

9-499

6-1630

13-162311-1148

11-799

6-1361A

11-629

11-1391

11-1392 11-1406

6-575

11-614

11-1390

11-70

11-1400

11-741

6-996

11-676

12-272

9-411

9-63

9-57

12-221

13-17439-4

95

13-174613-1745

13-1744

9-445

11-1405

6-694

6-691

6-687

6-693

6-6906-692

6-572

9-78

6-164

11-1788

6-574

11-631

6-573

11-68

11-613

11-1393

11-1394

11-1386

11-804

11-743

11-746

11-1408

9-49

6-655

6-576

11-615

11-1037

9-254

6-583

9-370

12-24

2

12-24

3

6-582

9-75

13-53

6-183

11-138911-1388

6-1363

6-1608.A6-170

6-171

11-1387

6-169.A

11-1646

11-421

6-204

11-630

11-662

11-664

6-1585

11-1423

11-417

6-581

11-1397

11-93

11-414

11-1409

6-1586

11-1787

9-284

9-330

11-627

11-1761

9-1171

11-675

11-626

9-85

11-176711-1411

6-166

11-625

11-1412

6-164213-51

11-624 11-616

6-1362

11-623

9-3299-331

11-418

6-655.A

6-184

6-153.A

11-1419

6-142111-1774

9-52

11-141311-1420

11-1775

11-1410

9-78.A

11-617

11-1421

11-415

11-141811-1422

11-1694

9-371

6-205

11-1592

11-1378

9-781

11-740

6-185

9-503

11-764

9-493

11-1398

11-1378.A

11-622

11-802

H

0 330 660 990165Feet

HARBOR CONSULTANTSENGINEERS, PLANNERS & SURVEYORS

320 NORTH AVENUE EASTCRANFORD, NJ 07016

Tel (908) 276-2715 FAX (908) 709-1738

Midtown Elizabeth Redevelopment Area Border

EXHIBIT 2: TAX/PARCEL MAP

P-3

P-1P-2

B

D

F

L

K

J

E

G

CIA

Cherry StCherry St

Broad StBroad St



Murray StMurray St


Rahway AveRahway AveLyon Pl

Lyon Pl

Morris Ave

Morris Ave


Price StPrice St


Sterling PlSterling Pl


Julian PlJulian Pl

Lowden StLowden St


S Broa

d St

S Broa

d St

Harrison StHarrison St



Crane StCrane St

E Grand StE Grand St

Sayre StSayre St

Burne

t St

Burne

t St





Vine StVine St

-

-

-

-

-

-

-

6-42.B

6-159

6-94

-

6-1407

6-1589

13-110

6-42.A

-

6-652

11-1776

6-1574

13-63

-

6-920

6-158

6-1407

6-1600.B

9-64

-

11-175911-1044

6-57

6-1252

-

6-1600.A

6-1601

6-1595

6-16396-1594

9-1172

9-606-1613

6-43

6-149

13-60

6-1610

9-86

6-144.A

6-1605

12-22

2

6-169

6-1587

9-578

6-91

6-860

13-1799

6-45

11-71

11-732

-

6-1614

6-921

6-167

9-409

13-1797

-

11-1703

6-1615

11-157

6-46

6-1600.C

6-49

6-1616

9-797

9-53

11-954

11-956

13-1625

6-66

9-56

6-157

-

6-1638

9-61

6-578

6-1420

6-53

6-994

9-76

6-163

2

6-1360

6-62

9-88

6-682

6-986

11-75

13-1800

6-695

6-157

2

6-995

6-1581

6-659

6-1604

6-55

6-1416

11-752

-

13-1796

6-997

6-997.B

6-70

11-750

6-1418

9-62

6-658

9-368

6-1629

6-42

12-274

.A

6-654

6-924

9-443

11-466

9-67

9-68

9-83

11-957

12-213.A

6-1579

-

9-84

6-657

11-422

11-958

6-656

6-72

6-51

11-1042

6-165

6-1576

11-1709

6-653

9-410

6-50

6-1367

6-156

6-1366

11-69

6-175

9-11736-196

9-500

6-577

6-143.A

6-998

9-268

6-136

5

6-688

6-174

6-199

12-2

73.A

6-1578

11-1710

6-193

6-201

13-1742

13-61 6-1582

6-585

6-172

6-155

9-582

11-1785

6-1609

11-67

6-203

9-81

6-198.A

13-1702

13-57

6-198.B

11-665

6-195

9-77

13-58

6-1568

13-56

13-1700

9-777

11-7311-74

13-1622

11-7611-77

11-1706

13-54

6-175.A

6-584

6-689

13-62

9-498

6-1364

11-1708

6-572

13-1624

6-1643 6-47

13-1626

6-153

13-1795

9-581

11-1041

6-660

6-923

9-442

6-1584

6-151

13-1794

6-152

6-1000

13-1706

13-1703

13-170513-1704

11-1758

11-672

9-286

9-69

9-580

6-75

11-1040

6-580

9-320

6-1577

9-56.A

6-1422

6-202

9-66

9-87

11-753

6-685

6-686

13-52

12-274

9-499

6-996

6-1630

13-1623

6-52

11-799

6-1361A

11-629

6-575

11-614

11-7011-741

9-411

13-1707

9-63

9-5713-1743

13-174613-1745

13-1744

9-445

6-694

6-6876-6916-693

6-6906-692

9-78

6-164

11-1788

6-574

11-631

6-573

11-68

6-183

6-182

6-181

11-613

11-804

11-743

11-746

9-49

6-655

6-576

11-615

11-1037

9-254

6-583

9-370

6-582

9-75

13-53

6-1363

6-1608.A

6-1706-171

6-184

11-1760

6-169.A

6-587

11-421

6-204

11-630

11-662

11-664

6-1585

11-1423

11-417

6-581

11-414

6-1586

11-1787

9-330

11-627

11-1761

9-1171

9-447

11-626

9-85

11-1767

6-166

11-625

6-185

6-164213-51

11-624 11-616

6-1362

11-6239-3299-331

11-418

11-416.A

6-655.A

9-71

6-153.A

11-755

11-1419

6-1421

11-1774

9-52

13-50.A

11-1420

11-1775

9-78.A

11-617

11-1421

11-415

11-141811-1422

12-22

1

6-186

11-1694

9-371

6-205

13-1302

6-187

11-165

11-740

9-503

11-739

11-141311-1412

11-1696

9-284

6-684

11-618

11-622

11-1411

6-52.A

11-802

6-1592

H

0 310 620 930155Feet



Tel (908) 276-2715 FAX (908) 709-1738

Midtown Redevelopment Area Sub-SectionsOpen Space Parcels

EXHIBIT 3: OPEN SPACE PLAN

P-3

P-1

P-2

B

DC

G

IA

H

J

Union StUnion St

W G

rand

StW

Gra

nd St

Westf

ield A

veWe

stfiel

d Ave

Morris A

ve

Morris A

ve

Julia

n Pl

Julia

n Pl


Harrison StHarrison St

Cran

e St

Cran

e St

Lowden StLowden St

Price StPrice St

Mulberry StMulberry St

-

-

-

-

6-158

9

11-1

776

-

-

11-1

759

11-1

044

6-158

7

11-7

32

6-157

4

-

11-1

703

11-1

57

-

6-142

0

6-66

6-57

6-158

1

6-141

6

6-157

2

6-62

11-4

66

-

11-4

22

11-1

042

11-1

709

6-70

6-141

2

6-72

11-1

710

11-4

20

6-158

2

11-6

65

6-156

8

11-1

706

6-141

4

6-162

9

11-1

708 6-1

569

6-157

0

11-1

041

11-954

6-1584

6-877

11-1

758

11-1

040

6-157

1

6-75

6-142

2

6-157

86-1

411

6-1576

6-867

11-7

99

11-7

41

6-142

3

11-7

43

11-7

46

6-60

11-1

037

11-9

56

11-1

760

11-4

2111

-662

11-17806-1577

11-6

64

6-1585

11-4

17

11-4

14

6-1586

11-1

761

11-7

44

11-1781

11-1

710.A

11-4

18

11-4

19 11-4

16.A

6-142

1

11-1774

11-1775

6-1587.A

11-4

15

11-103

5

11-1

694

11-1782

11-1

695

11-740

11-6

17

6-1632

11-739

11-1

036

6-76

11-1

696

6-64

6-74

11-6

18

11-6

22

11-6

19

6-140

7

11-1

754

6-156711

-621

11-663

11-62

0

11-1773

6-141

8

11-80

2

11-664

.A

11-74

5

11-63

1

11-67

1

11-1783

6-71

11-661

11-74

2

11-737

11-738

11-1

697

11-1762

6-68

11-1

699

6-67

11-75

0

11-1

698

11-630

11-629

11-17

56

11-6

16

014

028

042

070

Feet

HARB

OR CO

NSUL

TANT

SEN

GINE

ERS,

PLAN

NERS

& SU

RVEY

ORS

320 N

ORTH

AVEN

UE EA

STCR

ANFO

RD, N

J 070

16Te

l (908

) 276

-271

5 FAX

(908

) 709

-173

8

Midto

wn Re

deve

lopme

nt Ar

ea Su

b-Sect

ions

Open

Spac

e Parc

els

EXHIBIT 4: COMMERCIAL FRONTAGE PLAN

P-3

P-1P-2

B

D

F

L

K

J

E

G

CIA

Cherry StCherry St

Broad StBroad St




Murray StMurray St

Rahway AveRahway Ave

Morris Ave

Morris Ave

Lyon PlLyon Pl


Price StPrice St


Sayre StSayre St


Lowden StLowden St

S Broa

d St

S Broa

d St

E Grand StE Grand St

Sterling PlSterling Pl


Julian PlJulian Pl



Burne

t St

Burne

t St


Jeffe

rson A

veJe

fferso

n Ave


Chestnut StChestnut St


Crane StCrane St

Chilton StChilton St


-

-

-

-

-

-

6-42.B

-

-

6-159

6-94

-

6-1407

6-1589

13-110

6-42.A

9-777

6-652

6-860

11-1776

6-1574

13-63

-

6-920

6-158

9-797

6-1407

9-64

11-1759

6-1600.B

-

11-1044

6-57

6-1252

9-409

-

9-320

6-1600.A

6-1601

6-1595

6-16396-1594

9-1172

9-60

11-96111-1046

6-1613

6-43

6-149

13-60

6-1610

9-578

12-22

2

9-86

12-213.A

6-144.A

6-921

6-1605

6-169

6-1587

9-576

6-91

9-577

13-1799

6-45

9-440

6-924

11-71

11-732

9-442

-

6-1614

9-368

6-167

9-367

9-407

13-1797

-

11-1703

11-157

6-1254

6-46

6-1600.C

9-769

6-49

9-53

6-1615

11-954

11-956

13-1625

6-66

9-56

6-157

-

6-1638

9-61

6-578

6-53

6-994

9-76

6-163

2

6-1360

6-62

9-88

-

6-682

6-986

11-75

9-443

12-269

6-1616

6-695

6-157

2

11-752

6-995

6-1581

6-659

6-1604

6-55

6-1416

11-755

6-997.B

-

13-1796

6-997

6-70

11-750

6-1418

6-193

9-62

6-658

9-406

6-998

6-835

6-1629

6-42

11-957

12-274

.A6-654

11-466

9-67

9-68

9-83

13-1800

6-1579

-

9-84

6-657

11-422

11-958

6-656

6-72

6-51

11-1042

6-1000

6-165

6-1576

11-1709

6-653

9-410

6-1367

6-156

6-1366

6-1001

11-69

6-837

12-273.A

6-175

9-11736-196

12-271

9-500

11-672

6-577

6-143.A

9-268

6-136

5

11-756

6-688

6-174

6-199

9-366

6-1578

11-1710

11-95

6-201

13-174212

-220

13-61 6-1582

6-585

6-1230

6-172

6-155

11-1753

9-582

11-1785

12-21

9

6-1609

11-67

11-753

6-203

11-1407

6-198.A

13-1702

11-758

13-57

6-926

6-838

6-198.B

11-665

6-195

9-77

13-58

6-1568

13-56

13-1700

11-7311-74

13-1622

11-7611-77

11-1706

11-1752

13-54

6-175.A

6-584

6-689

13-62

9-498

6-1364

11-1708

6-572

13-1624

6-1643 6-47

6-153

13-1795

9-581

11-1041

6-6609-4

05

6-923

6-151

13-1794

6-152

13-170613-1705

13-1703

13-1704

11-1758

9-286

6-179

9-69

9-363

9-580

11-1040

6-580

11-1396

11-95.

A

11-959

6-1577

9-439

9-56.A

6-1422

6-202

9-66

9-87

6-6856-686

13-52

12-274

9-778

9-499

6-996

6-1630

13-1623

11-759

11-799

6-1361A

11-629

6-575

11-614

6-840

11-7011-741

12-272

9-411

9-63

9-5712-

221

13-17439-4

95

13-174613-1745

13-1744

9-445

6-694

6-6916-693

6-6876-6906-692

9-78

6-164

11-1788

6-574

11-631

6-573

11-68

11-613

6-182

6-181

11-804

11-743

11-746

6-1002

11-1408

9-49

6-655

11-1406

6-576

12-244

11-615

11-1037

9-254

6-583

9-370

12-24

2

6-582

9-75

6-180

13-53

6-183

6-1363

6-1608.A

6-1706-171

6-169.A

11-421

6-204

11-630

11-662

12-24

3

11-664

6-1585

11-1423

11-417

6-581

11-1397

11-414

11-1409

6-1586

11-1787

9-284

9-330

11-627

11-1761

9-1171

11-626

9-85

11-176711-1411

6-166

11-625

11-1412

11-1394

6-164213-51

11-624 11-616

6-1362

11-6239-3299-331

11-418

6-655.A

6-184

6-153.A11-1419

6-1421

11-1774

9-52

11-1413

11-139311-1392

11-1420

11-1775

11-1410

9-78.A

11-617

11-1421

11-415

11-141811-1422

11-1694

9-371

6-205

11-1592

9-781

11-740

11-1391

6-185

9-503

9-493

11-1398

11-1390

11-622

11-802

H

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Commercial Frontage RequirementPermitted Commercial FrontageRequired Commercial FrontageMidtown Elizabeth Redevelopment Area Border

EXHIBIT 5: CIRCULATION PLAN, DATED MAY 1, 2006

OF ELIZABETH MIDTOWN

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