Sixty units around the former St. Mark’s Church property, another 76 units as part of a mixed-use development at a long-underused property downtown, and pocket parks and murals are among the major components of a new arts-focused redevelopment plan for the northern end of downtown.
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City Council accepted the Arts District Redevelopment Plan (AR-97-20) during its April 13 regular meeting and referred it to the Planning Board for review. The Planning Board has 45 days to review the plan and respond. Its next scheduled meeting will be May 26 and likely will take place via videoconference.
UPDATED: The May 26 meeting has been canceled and a June 9 special meeting will take place via teleconference.
The redevelopment area stretches from The Gallery Space building at Seminary Avenue on the north end of downtown to Elizabeth Avenue between Irving and Main streets, and encompasses Central Avenue and Hamilton Street, to include The Willows and Hamilton Stage. “None of these recommendations or concept plans are meant to be building, or act as the only option for developing these sites. These conceptual plans and recommendations are meant to provide a vision and potential starting point to demonstrate how key parcels throughout the area can contribute to the effective redevelopment,” according to the study.
The 75-page redevelopment plan was completed in February by Red Bank-based Heyer, Gruel, and Associates, which was hired in December, and can be accessed in full here. The plan aims to “capitalize on existing anchor institutions to create a vibrant area centered around the arts.”
There are numerous recommendations, including placemaking initiatives, public art, wayfinding signage, streetscape design, and arts-related commerce, as well as potential funding sources. There’s a specific focus on six sites within the 11.8-acre redevelopment zone:
- Hamilton Street Redevelopment site
- Union County College satellite building
- Pocket park near Hamilton Stage
- Incubator at the former Elizabethtown Gas building
- Sculpture walk along Robinson’s Branch of Rahway River
- Arts District Park
Hamilton Street redevelopment site
The area was designated for redevelopment last summer. The concept depicts 60 units — 16 townhouses along Gordon Place and Hamilton Street and a four-story, 44-unit building along Seminary Avenue — with parking and amenities on the ground floor. The area is zoned for a potential 16 single-family homes .
In February 2019, City Council directed the Planning Board to undertake a preliminary investigation of six properties — Block 162, Lots 8 through 13 — including the former St. Mark’s Church to determine if they should be declared a condemnation area in need of redevelopment. In June, the Planning Board recommended the area be designated a condemnation area in need of redevelopment and by August, City Council formally designated it as a redevelopment area. The designation authorizes the city to “exercise the power of eminent domain to acquire properties within the study area in the event it is determined that such acquisition is necessary.”
The redevelopment plan features a five-point roundabout at the intersection near the Union County Performing Arts Center (UCPAC) and Arts District Park where Central Avenue meets Irving, West Main and Hamilton streets.
Union County College satellite building
The concept proposes a three-story building with expanded facilities for college or office, art studio or commercial space to replace the current single-story building adjacent to the UCPAC. The footprint for the concept is about 4,900 square feet; a two-story building would be just under 10,000 square feet; a three-story building would be 14,700 square feet, and a four-story building would contain about 19,600 square feet.
Nine surface parking spaces could be accommodated on the property but any other parking would have to be provided off-site. “The limited area of the lot restricts the feasibility of providing more parking on site,” according to the plan.
Across Coach Street, the redevelopment plan proposes a mix-used building along Irving Street at what’s described as the “Tesla site,” since it was the location of Nikola Tesla’s laboratory in the 19th century. The ground-floor retail and lobby would be about 11,000 square feet, with upper floors able to accommodate about 34 apartments. The northeast corner at Coach and Main streets, could be developed with two stories, some 16,000 square feet, of recording studio, workshop, light industrial or art studio space above a single floor of parking. The area currently includes Hell Hound recording studios and other commercial businesses.
The southeast corner at Elizabeth Avenue and West Main Street could be developed with 42 units above parking in a four-story building. An amenity deck could be built in the middle of the development between the three buildings and above the parking. The block includes an existing apartment building, commercial space along Irving and an Elizabeth Avenue parcel upon which the city plans to foreclose.
Pocket park, playground
Four lots combine for a total 17,000 square feet but Blue Acres restrictions limit development potential. Instead, the location, size and restrictions make it an appropriate location for a pocket park, according to the study.
The plan suggests a music-themed playground at 324-344 Hamilton St. or other ancillary space associated with Hamilton Stage that can be used for outdoor city events.
About a decade ago, the Redevelopment Agency acquired a home along Hamilton Street to accommodate parking facilities and other needs related to Hamilton Stage. Two other lots were acquired through Blue Acres program and the fourth property currently has a two-family home.
Incubator
The Redevelopment Agency acquired the former Elizabethtown Gas building several years ago as work began on the adjacent 58-unit complex called The Willows, an affordable housing development focused on the arts.
The two-story brick building at Central Avenue and Hamilton Street, the plan suggests, would make an appropriate location for a co-working or incubator space, given its proximity to The Willows. Rooms on both floors can be leased to artists, entrepreneurs, and craftsmen, with work displayed in the windows to help communicate that it’s a creative space. The building also can serve as gallery space or as a pop-up shop or seasonal market for local artists and vendors.
Sculpture Walk
The Robinson’s Branch of the Rahway River “creates potential constraints” and is accompanied by a flood hazard area but also provides an opportunity to connect nature and greenway linkages. Consideration must be given during the conception and planning phases to “include resiliency to water and ability to be weatherproofed,” according to the study.
Installation including sculptures, light installations, or other media should be considered to create an art walk. The walkway itself can be enhanced with designs in various media.
Arts District Park
Described as a key segment of the five-point intersection, Arts District Park across from the UCPAC could be enhanced with murals painted on the walls of adjacent buildings (1588 Irving St. and 208 Central Ave.). The park also is “an appropriate location for light installations and additional treatments to the fencing and to serve as a location for pop-up markets and musicians.”
The plan also identified 1603 Coach St., fronting Main Street, and 231-233 Hamilton St. at the corner of Irving Street, referred to as the Flat Iron building, as suitable locations for murals in the short term because of their blank walls. Planners cited as an example, an ordinance in Morristown that requires developers to spend up to 1 percent of a project budget, or $100,000, for public art. The program is managed by Morris County’s arts, culture and heritage agency.
“Where public investment is available,” the redevelopment plan prioritizes improvements to “visually connect” Hamilton Stage, UCPAC and The Gallery at these locations:
- Hamilton Street, between Oliver Street and Central Avenue, especially the south side.
- Irving Street between Central and Elizabeth avenues, especially the east side.
- Irving Street between northern property line of Block 164/Lot 29, and Central Avenue, particularly along the west side.
The city and Redevelopment Agency can pursue short-term goals — such as wayfinding signage upgrades, murals on blank building walls, cycling routes, and pop-up shops and galleries in vacant storefronts– while redevelopment opportunities are reviewed and new construction projects come online.
The plan identifies medium-term goals as redevelopment projects on Hamilton Street and the Tesla site, arts playground on Hamilton Street, and studying the five points intersection. Long-term goals would include redevelopment of the UCC facility, capital improvements to the five points intersection, and environmental infrastructure upgrades to mitigate flooding along the Robinson’s Branch.
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