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1 I. REDEVELOPMENT PLANNING DEFINED Redevelopment Is Not I. REDEVELOPMENT PLANNING DEFINED Redevelopment is not just constructing buildings; it ensures that residents of a community are empowered to improve their quality of life and environment as a result of sound Planning practices. Redevelopment is typically perceived as the physical placement and regulation of land uses and structures. However, redevelopment goals should also incorporate other aspects of community development such as design, preservation of historic assets, public spaces, promotion of environmental justice, environmental remediation and even issues that enhance the level of social services provided to neighborhood residents. This document discusses the need for improved redevelopment planning, key redevelopment planning concepts and a list of policies. APA-NJ will use this policy guide as a means to substantiate its position on redevelopment planning in New Jersey; both in its legal definition as well as the practice of sound and integrated land use planning. For the purposes of this guide, there are several forms of “redevelopment”, (with a Little “r”) that is centered on re-planning efforts, zoning and private investment. The more traditional understanding of redevelopment (i.e. the Big “R”), revolves around the Local Redevelopment and Housing Law (LRHL), 40A:12A-3. It contains certain tax incentives and powers; and lastly it discusses the rehabilitation and reuse of existing structures and neighborhoods. According to the Redevelopment Handbook, A Guide to Rebuilding New Jersey’s Communities; ‘Redevelopment is defined as: “A process to rebuild or restore an area in a measurable state of decline, disinvestment, or abandonment. Redevelopment may be publicly or privately initiated, but it is commonly recognized as the process governed by the Local Redevelopment and Housing Law and undertaken in accordance with a redevelopment plan adopted by a municipality. If used correctly, it can transform an underutilized or distressed area into an economically viable and productive part of the community.” For the legal definition as it pertains to New Jersey, we refer to the LRHL, "Redevelopment" means: “…clearance, re-planning, development and redevelopment; the conservation and rehabilitation of any structure or improvement, the construction and provision for construction of residential, commercial, industrial, public or other structures and the grant or dedication of spaces as may be appropriate or necessary in the interest of the general welfare for streets, parks, playgrounds, or other public purposes, including recreational and other facilities incidental or appurtenant thereto, in accordance with the development plan.”. “Redevelopment” makes communities viable. Financial and legal tools are used to ensure that the redevelopment process is executed sufficiently. An important component that contributes to the success of redevelopment, which is sometimes overlooked, is the presence of human capital. The fabric of a community is more a function of its residents than of the bricks and mortar. When designing your redevelopment project consider how the community functions on all levels. By doing so, investors can draw on existing resources in a neighborhood to make their projects, your projects. Additionally, maximizing the relationship between the community and the landscape builds ladders that link employers to the labor market and creates stability. Redevelopment can be an 1 effective tool that addresses the environmental, economic, social and physical conditions of communities in need of revitalization. II. NEED FOR IMPROVED REDEVELOPMENT PLANNING Redevelopment planning has historically been viewed as a regulatory land use tool accompanied by the local government’s ability to execute its police powers to benefit the general public. Today, redevelopment planning is evolving. It is perceived as a tool that can enhance the economic climate of challenged communities supporting development in downtown districts/redevelopment areas. Additionally, redevelopment addresses NJ’s growth management issues (which originated from decreased available land area and a consequent lack of future sustainable development opportunities) by amending past plans and creating new plans that call for increased density and compact development patterns. APA-NJ recognizes that planning, particularly redevelopment planning, will be used as an engine to manage and support necessary future growth. Therefore, our chapter advocates the following opinions/positions. Incorporate “Value-Added Development” Concepts in Plans APA-NJ believes that “Value-Added Development” language should be included in redevelopment plans. Redevelopment plans that embody select Smart Growth and Sustainable Development principles inevitably create comprehensive regulatory tools that offer both a measured and equitable impact on communities. For example: • Include design concepts in redevelopment plans that provide illustrative options for propose redevelopment area (i.e. Transit networks, walkable communities, acceptable building scales, etc.). • Integrate affordable and work force housing in design concept. Incorporate design principles that promote the development of vibrant & interactive mixed income and diverse communities (i.e. Neighborhoods containing ethnically and culturally mixed populations and assortments of particular age groups (i.e. Seniors vs. Youth)). Highlight the Importance of Public Outreach APA-NJ encourages local government and redevelopers to increase their levels of outreach and engagement efforts as a way to ensure public involvement throughout the redevelopment planning process. Communities that engage citizens and institutions to develop sustainability principles and a collective vision for the future and that apply an integrative approach to environmental, economic, and social goals are generally likely to be more successful. Below are several APA-NJ suggestions. 2 • Establish a “community meeting” requirement in plans in addition to the public meeting requirement. i. Solicit input about neighborhood redevelopment projects from residents and stakeholders at community meetings in addition to Planning Board meetings. • Develop and adopt noticing policy specific to redevelopment area designation/project applications. • Ensure that plans address the needs of the existing population (Note: This addresses gentrification concerns). Educate the pubic about Redevelopment Planning APA-NJ promotes educating the general public on matters related to redevelopment. During public outreach sessions, often community members are provided with a brief overview of the redevelopment planning process for the first time. It is the intent of APA-NJ to establish partnerships with state and local government, planning agencies and organizations that promote sound redevelopment education. This type of collaboration can provide APA-NJ with opportunities to sponsor educational venues or develop resources for various populations in communities (i.e. Stakeholders, residents, youth groups, business owners, etc) in order to ensure that they are properly informed about initiatives that impact their neighborhoods. Some APA-NJ suggestions include the following. • Host sessions that educate the public about the “Designation Criteria”, “Just Compensation “ remuneration and the “Relocation” process. • Provide guidance to local government to identify appropriate development concepts. • Educate Redevelopment & Housing Authorities, Planning Board members and governing bodies about the potentially disruptive impacts of redevelopment in culturally sensitive communities. • Develop a forum or tool that addresses the misperceptions and inquiries affiliated with Redevelopment Planning and other relevant topics (i.e. How is a redevelopment area selected, redeveloper designation process, etc.). • Educate the Planning Board and respective governing bodies about the types and scale of development that responds to market demand. Define the Planners Role in Redevelopment Planning APA-NJ supports defining the planners role in redevelopment planning. APA-NJ realizes that public/private planners working on redevelopment projects with one another espouse to the same ethical planning principals and should therefore work together to ensure the development of a practical redevelopment plan. Several suggested role that Planners should assume in the redevelopment planning process include: 3 • Develop sound and consistent planning standards; • Adopt inclusive planning methods; • Identify interim uses for designated redevelopment areas that will reconcile long-term area planning goals to the immediate needs of the community; • Review redevelopment plans periodically to determine the suitability and validity of the zoning or redevelopment designation; and • Ensure that any Plan amendments are incorporated into the Master Plan during the renewal period. Update and clarify the Local Enabling Legislation As redevelopment planning evolves, APA-NJ supports the clarification of the definition of ‘blight’; the refinement of the blight criteria in the LRHL, and an amendment to the relocation practices. In our experience, proactive measures should be taken in order to negate blighted conditions and to facilitate life-altering processes for individuals and families affected by redevelopment planning. Ensure that Equitable Planning goals are addressed & satisfied in Redevelopment APA-NJ promotes advocating for equitable issues in the redevelopment planning process. • Identify strategies and promote venues that use
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