Township Projects
Redevelopment Plan

A Redevelopment Plan...What's It All About?
You’ve probably been hearing a lot about “Redevelopment Plans” lately. Under Chapter 12A of the NJ Redevelopment and Housing Law, a municipality is given the authority to establish a Redevelopment Plan within their community. At this time, the Township is simply investigating the issue in order to determine if we wish to proceed with such a plan. In simple terms, a Redevelopment Plan is essentially a “tool” that a municipality can utilize which allows them the authority to designate an area in need of redevelopment or rehabilitation and then set forth a plan to redevelop that area under very specific terms and specifications set forth in an Ordinance adopted by the Governing Body.

How does a Redevelopment Plan work?

Well, let’s start with this excerpt from “The Redevelopment Handbook”:

"The redevelopment plan is a Master Plan with ‘teeth’ – a powerful planning document that combines the vision of a Master Plan with the authority of a zoning ordinance. The redevelopment plan’s special legal status provides municipalities with a more effective way to control the nature and type of development in a redevelopment area than is possible through standard zoning. If crafted correctly, with a clearly enunciated vision and an understanding of the practical realities of the real estate marketplace, the redevelopment plan can represent a turning point in efforts to redevelop a designated area."

To clearly understand the function of a Redevelopment Plan and its benefits to a municipality, you must note the difference between a Master Plan, a Zoning Ordinance, and a Redevelopment Plan. For example, the basic purpose of a municipality’s Master Plan and zoning ordinance is to set the parameters on what a developer may do in a particular section of the municipality. It is not the purpose of the Master Plan to require a property owner to take any action to improve their property or change its use to conform to the requirements of the Plan and, therefore, the municipality may or may not substantially obtain the objectives set forth in its Master Plan.

Conversely, a Redevelopment Plan enables a municipality to take affirmative action to motivate the redevelopment of properties and can impose conditions on the redevelopment that further the goals and interests of the community. For example, in addition to encouraging the redevelopment of specific properties considered to be essential to the revitalization of Vernon’s Town Center and Commercial Recreation zone, a Redevelopment Plan would compel Developers to adhere to specific conditions which are meant to ensure the preservation of Vernon’s sense of community and protect and enhance the future interests of Vernon’s residents, its businesses, and its environment.

As required, the Township Council has requested that the Planning Board undertake an investigation pursuant to the Local Development & Housing Law to determine whether the properties listed in the Study Areas (essentially, the Vernon Town Center area, portions of Mountain Creek Resort, and the general area of the Legends Hotel in McAfee) meet the statutory criteria to be designated as an "area in need of redevelopment." If the Planning Board determines that these areas meet the statutory criteria, the Township Council may then decide whether they wish to proceed with the implementation of a Redevelopment Plan. They may include any combination of the properties within the Study Area that are determined to meet the statutory criteria. However, preliminary discussions on the issue suggest that the actual delineation of the Redevelopment Area is likely to be significantly less in size than the Study Areas which are currently in question and that existing residential properties would be eliminated from any potential redevelopment areas, should the Township Council decide to proceed with a Redevelopment Plan. It is also important to note that a Redevelopment Plan can include a phasing plan that can be spread over a number of years and, therefore, immediate action may not be taken.

It is the Township’s intention and desire to work cooperatively with property owners in the Study Areas to explore ideas and alternatives which will fulfill the best interests of the Township and also protect the rights of individual property owners. My staff and I have already met with many of the land owners within the Study Areas and will continue to do so in order to communicate the needs and concerns of the Township, as well as the property owner’s plans and ideas for their property as we continue to explore our options and evaluate the potential benefits of a Redevelopment Plan in Vernon.

The bottom line is this. The Township is actively seeking to improve the quality of life for all its residents and property owners so that we can become a self-sustaining community. We would not be doing our due diligence if we did not explore all available options in order to do so. A Redevelopment Plan, if followed closely and managed properly, has the potential to be a great benefit to any growing municipality.