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Palmyra council advances redevelopment steps for Rt. 73 Northern Triangle, accepts COAH settlement
Summary
Council approved resolutions restarting a redevelopment study for the Rt. 73 Northern Triangle and approved a settlement tied to the borough’s Fourth Round affordable-housing obligation; officials discussed pilot tax arrangements, developer negotiations with PURE and Kerbeck, and possible use of eminent domain if property acquisitions fail.
Palmyra’s council on April 7 moved forward on multiple redevelopment items tied to the Rt. 73 South project, approving a resolution to restart a formal redevelopment investigation for the Northern Triangle and accepting a settlement linked to the borough’s Fourth Round affordable-housing obligations.
Mayor Gina Ragomo Tait and Borough Administrator Mr. Gural described an amended redevelopment agreement with developer PURE for the Northern Triangle of Phase II and said the borough has a “determination of need” for the Armotek property; the Land Use Board will hold a public hearing May 28 if Council’s procedural resolution is enacted. Mr. Gural also said applications for affordable units in the redevelopment area will begin to be accepted on April 14 and that the Cove of Palmyra submitted a letter about the project.
Municipal counsel Mr. Brewer told the council the redevelopment report and advertisement originally omitted a block and included incorrect lot information, necessitating re-advertisement and a corrected resolution (2025-124) to restart the statutorily required process. Brewer also described environmental issues on some parcels and said the borough may allow a sub-redeveloper arrangement between PURE and Kerbeck; if PURE cannot assemble all parcels, Brewer said the borough could exercise eminent-domain powers.
Council members discussed whether to request amenities in redevelopment agreements and debated a pilot tax arrangement for new buildings while leaving existing occupied parcels on their current tax rolls. Mr. Gural said existing owners are currently paying taxes and expressed concern about shifting them into a pilot.
On housing obligations, Mr. Gural reported the borough’s attorney conveyed a settlement offer that would total 29 units (two already complete); Council placed a settlement resolution (2025-127) on the consent agenda and approved it as part of the consent package.
Votes at a glance - Resolution 2025-124 (restart redevelopment investigation for Block 78.01, listed lots): approved, roll call vote in favor: Liebe, O’Connell, O’Connor, President Howard. - Resolution 2025-127 (settlement agreement re: Fourth Round obligation): approved on consent; same roll-call pattern.
Why it matters The Northern Triangle redevelopment will reshape a portion of Rt. 73 and may affect tax arrangements, affordable-housing placement and environmental remediation. The council’s decision to restart the legal redevelopment process resets public-notice and hearing timelines and opens the project to additional public review at the Land Use Board hearing in May.
What’s next The Land Use Board is scheduled to consider PURE’s Northern Triangle application at its May meeting; staff and counsel are preparing corrected legal advertisements and the draft sub-redevelopment agreement that would permit Kerbeck to build on parcels they own under PURE’s designation as redeveloper.
