Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Redevelopment topic
No spam. Unsubscribe anytime.
Council advances downtown redevelopment: PILOT introduced and redevelopment agreement authorized for Westfield Avenue project
Summary
The council introduced a pilot agreement and authorized a redevelopment agreement for a proposed four-story mixed-use building on Westfield Avenue; the package aims to add 39 residential units including six deed-restricted affordable units and requires off-site improvements and annual payments.
Clark Township council members moved forward on redevelopment actions tied to downtown Westfield Avenue on May 19, introducing a payment-in-lieu-of-taxes (PILOT) ordinance and authorizing a redevelopment agreement for the project identified as 27-29 Westfield Avenue Urban Renewal LLC.
Business Administrator Jim Ulrich summarized the project terms for the public and council: a four-story mixed-use building with about 3,000 square feet of retail space and 39 residential units (12 one-bedroom, 18 two-bedroom and 9 three-bedroom units), of which six units will be deed-restricted as affordable for 30 years. Ulrich described a graduated PILOT schedule and an administrative fee. "The fee is going to be 12.5% of annual gross revenue, not net revenue," Ulrich said, and explained staged increases in the percentage of full tax liability through the PILOT term.
Why it matters: township officials said the development advances the municipality's third-round affordable-housing commitments and downtown revitalization goals but also triggers public scrutiny about retail space size, parking and construction timing. The township will hold a public hearing on the PILOT ordinance June 2 and the ordinance becomes effective after the standard statutory notice period.
Key elements and timelines: the development agreement requires the developer to start construction within 300 days of the effective date and complete the project in approximately 20 months after the start; the agreement includes an impact fee of $125,000 split into two payments (half on execution, half before final certificate of occupancy) and requires the developer to pay for certain off-site improvements including water, sanitary, sidewalks, curbs, lighting, street trees and pavement restoration. Ownership disclosure, annual audited reports and escrow funding for township review costs were specified as requirements in the redevelopment agreement.
Related action: The council also passed a separate resolution designating Block 105 (A&P and Investors properties) as an area in need of condemnation redevelopment, citing substandard and vacant conditions and the municipality's smart-growth objectives. Council officials said the designation was supported by planning-board analysis identifying multiple statutory criteria for redevelopment.
Public comment: residents asked about retail square footage (Ulrich said plans allow up to 3,000 square feet but actual size may be constrained by parking and site requirements) and timing of hearings; officials noted the project has undergone planning-board review and that the public will have another chance to comment at the June 2 hearing. Council members stressed the township's need to incentivize difficult downtown redevelopment parcels to attract developers and meet affordable-housing obligations.
Outcome: ordinance introduction, authorization of the redevelopment agreement and a resolution on condemnation redevelopments moved forward with council approval for public hearing and final action as required by state law.
