Editor’s note: This is the third in a series about the master plan re-examination report. This post focuses recommendations for the specific area of West Grand Avenue form St. Georges Avenue to Irving and Whittier streets.

West Grand Avenue seemed to be the most likely candidate for redevelopment and took up most of the discussion of any part of the Planning Board’s June 12 special meeting when the 46-page draft re-examination report was presented by Paul Phillips of Hoboken-based Phillips Preiss Grygiel Leheny Hughes, LLC.

West Grand Avenue from St. Georges Avenue to Irving and Whittier streets was among number of areas identified in the report but also suggested determining whether to include the blocks between St. Georges Avenue, Union Street, Whittier Street, Irving Street and Seminary Avenue.

The city’s draft re-examination report identified specific areas for potential redevelopment as well as recommendations to change development regulations or modify the city’s zoning ordinances. The Planning Board reviewed and accepted the report but it’s ultimately up to City Council to approve and implement any recommendations.

West Grand Avenue was among six areas identified for investigation in December 2016 when City Council authorized redevelopment studies, and later amended the resolution (AR-219-16) from condemnation redevelopment to non-condemnation redevelopment.

Among the issues that affect West Grand Avenue are generally small sizes and shallow depths of the lots amid a diverse property ownership. There also are numerous non-conforming uses: retail stores and commercial uses and multi-family residential, which are not permitted within the R-2 zone (one- or two-family residential) and on the ground floor of buildings in a B-1 zone (neighborhood business zone), where multifamily residential is only permitted on upper floors.

The area includes both street frontages on four blocks of a heavily traveled road providing access to downtown. It’s developed with a mix of commercial, residential, institutional and public uses, as well as one vacant lot.

The latest report examines West Grand Avenue, primarily in Chapters V and VI. It suggests that development regulations be amended through an overlay zone, or if all or part of the area qualifies as an “area in need of redevelopment” and/or “area in need of rehabilitation,” through a redevelopment plan:

• Revise which uses are permitted in the corridor and modify bulk regulations, particularly to provide incentives for lot consolidation or other improvements.
• Provide site and streetscape design standards, with focus on sidewalks, lighting and landscaping. Parking lot design requirements also should be included.
• Use existing and new funding sources to improve existing buildings in the corridor, such as housing rehabilitation funds and facade improvement grants and loans.

The report recommends conducting an area in need of redevelopment investigation for the northwest corner of Irving Street and West Grand Avenue, and 11 adjoining parcels: Block 164, Lots 18-24, 26.01, 27-29. The lots are outlined in the map below:

Planners also suggest determining whether a broader area would “include the entirety of the blocks” between St. Georges Avenue, Union Street, Whittier Street, Irving Street and Seminary Avenue. Based on the age of the housing stock and water and infrastructure in this portion of Rahway, the report suggests it would seem likely to qualify. The designation would allow one or more redevelopment plans to be prepared for the designated area, without the potential for condemnation.

An overlay zone could be created for the properties in the R-2 zone with frontage on West Grand Avenue. The zone could allow for commercial or mixed-use development as long as certain standards are met. Incentives could be provided for lot consolidation, such as reduced parking ratios or increased building and/or lot coverage. In the event all or part of this area is designated as a rehabilitation or redevelopment area, redevelopment plan could be prepared to provide these and other regulations.

The report also suggests looking for “other ways to leverage redevelopment funds and/or other funding sources to pay for facade and/or streetscape improvements in the area.”

Potential development regulations

Another recommended change would be to revise which uses are permitted along West Grand Avenue and modify bulk regulations, particularly to provide incentives for consolidating lots or other improvements. As an example, the report indicated multifamily residential could be permitted on all floors of buildings on lots over a certain size (such as 10,000 square feet). Minimum requirements could also be provided for lot width and/or depth while greater building height could be considered for larger lots.

Site and streetscape design standards could be provided with a focus on sidewalks, lighting, landscaping and trees. Parking lot design requirements should also be included, such as for screening, driveway widths and setbacks, the report suggested. Parking requirements also could be adjusted to account for on-street spaces and shared parking between uses.

If a redevelopment plan is prepared, the design regulations could be more stringent with regard to building materials and design than is permissible through zoning regulations. The report also suggested using existing and new funding sources to improve existing buildings in the corridor, such as housing rehabilitation funds and facade improvement grants and loans.