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Case Study of the Paterson Plank Road Area

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Case Study of the Paterson Plank Road Area Brownfields Redevelopment Opportunity in the Meadowlands CASE STUDY OF THE For more information, contact New Jersey Meadowlands Commission PATERSON PLANK One DeKorte Park Plaza Lyndhurst, NJ 07071 ROAD AREA 201-460-3879 CARLSTADT AND EAST www.njmeadowlands.gov RUTHERFORD, NJ [email protected] The New Jersey Meadowlands In September 2003, the NJMC adopted a redevelopment plan Overview Commission (NJMC) is charged with that included the study area and the former Universal Oil facilitating environmental preservation and enhancement, Products (UOP) property in East Rutherford. The UOP site had promoting quality economic development, and providing for the been the subject of a prior redevelopment plan that was not solid waste needs of the region. The 30.4 square-mile implemented. In February 2004, the NJMC amended the Hackensack Meadowlands District is located approximately five redevelopment plan to add the parcels located within the miles west of New York City in northern New Jersey. The adjacent Washington Avenue Redevelopment Area in Carlstadt. District encompasses portions of fourteen municipalities in two The three areas, now comprising the Paterson Plank Road counties: Carlstadt, East Rutherford, Little Ferry, Lyndhurst, Redevelopment Area, face similar redevelopment challenges and Moonachie, North Arlington, Ridgefield, Rutherford, South opportunities. The Paterson Plank Road Redevelopment Area is Hackensack, and Teterboro in Bergen County and Jersey City, shown in the map on page 2. Kearny, North Bergen, and Secaucus in Hudson County. This case study summarizes activities and experiences of the The Paterson Plank Road area is located within the five-year, USEPA-assisted Pilot. It has been prepared to inform Meadowlands District along a portion of the municipal boundary property owners and other stakeholders about the Pilot, to shared by the Boroughs of Carlstadt and East Rutherford. The showcase the redevelopment potential of the Pilot’s study area area consists of 148 properties totaling approximately 210 acres. and the larger redevelopment area, and to serve as a general Uses include manufacturing, vehicle and truck repair, radio reference for parties with an interest in brownfields station facilities, hotels, restaurants, and various other industrial- redevelopment. type uses. There are also several parcels of vacant land. Berry’s Creek, a tributary of the Hackensack River, bisects the area. Based on requests from municipal officials, the NJMC declared the area to be “in need of redevelopment” pursuant to N.J.S.A. 13:17-20 et seq. in January 1999. In October 1999, the United States Environmental Protection Agency (USEPA) recognized the potential of the Paterson Plank Road study area by awarding the NJMC a Brownfields Demonstration Pilot grant for environmental investigations and remedial planning activities. The USEPA defines brownfields in general terms as “real property, the expansion, redevelopment, or reuse of which may The study area contains a mix of old and modern uses, a common be complicated by the presence of a hazardous substance, indicator that an area is ripe for redevelopment on a grander scale. pollutant, or contaminant.” 1 2 The study area’s evaluated. Any improvements made would potentially benefit The Opportunity primary asset is its the NJMC study area, as well. location, adjacent to the Meadowlands Sports Complex. The Continental Airlines Arena site, located within the Sports A wealth of environmental information is available to further Complex, is planned as the future home of Meadowlands enhance the area’s redevelopment prospects. Characterizations Xanadu, a regional entertainment destination. The site plan of the area have generated high quality data and information to includes 1.76 million square feet of office, 0.5 million square effectively reduce the stigma stemming from historic industrial feet of hotel space, 1.5 million square feet of sports and family uses. entertainment, 0.3 million square feet of public space, 0.7 The NJDEP has issued No Further Action (NFA) letters million square feet for retail and service uses, and a movie regarding sixteen properties environmentally investigated in theater. The increased activity in and around the Arena site accordance with the State’s Technical Requirements for Site should provide a catalyst for the revitalization of the Paterson Remediation (N.J.A.C. 7:26E). The respective NFA letters Plank Road area. Even before the Arena plans were announced, indicate that none of these properties have been impacted by a there had been an influx of hotels and restaurants into the area. discharge of hazardous substances or hazardous wastes. The The NJMC’s redevelopment plan envisions future land uses to Borough of Carlstadt conducted the environmental complement the planned Xanadu project and to provide a investigations with the support of grant monies from the New gateway to this regional entertainment destination. The intent is Jersey Hazardous Discharge Site Remediation Fund (HDSRF). to also create a unique commercial and retail environment for the adjacent Meadowlands communities. The plan additionally provides for the region’s needs for modern, properly planned warehouses, light industrial facilities, and flex-space development according to market demands and infrastructure constraints. It divides the redevelopment area into four distinct zones, each with a theme and projected environment to maximize its potential for development. Another advantage of its location is the study area’s strategic position within the region’s transportation network, straddling Paterson Plank Road from Route 17 in the west to the interchange with Route 120 in the east. This portion of Paterson Plank Road is heavily traveled and acts as an alternative route between westbound Route 3 and northbound Route 17. The The NJMC’s redevelopment plan provides for a retail Xanadu project's traffic improvement needs are currently being entertainment district that will capitalize on the plans for the Meadowlands Sports Complex. 3 The overall conclusion of the characterizations is that the study What is a brownfield? The commonly cited definitions are area’s environmental issues are not unreasonable, given its rather general and, consequently, may be somewhat difficult to history. These issues should not preclude redevelopment from apply. The federal Brownfields Revitalization and taking place. Redevelopment activities, however, need to be Environmental Restoration Act of 2001 defines a brownfield as: based upon an understanding of the nature and distribution of environmental impacts. Real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Pilot Experiences During the five-year USEPA Pilot, the Previously, the federal government defined brownfields as: NJMC gained many insights about working through the Abandoned, idled or underused industrial and brownfields process. Key “lessons learned” are summarized commercial properties where expansion or here as a reference for parties interested in characterizing, redevelopment is complicated by real or perceived remediating, and redeveloping brownfields. environmental contamination. Why did the NJMC select the study area for a USEPA Pilot application? The study area had a concentration of known and The former federal definition was in use at the time the NJMC suspected contaminated sites. Several properties were listed in applied for Pilot funds. the NJDEP database of known contaminated sites, including the The most recent legal definition in New Jersey is found in the Berry’s Creek Drainage Basin, which has been listed as an active Brownfield and Contaminated Site Remediation Act (BCSRA), site since April 1, 1992. Portions of the study area were known enacted in January 1998. The act defined a brownfield as: to be tainted with heavy metals and other hazardous substances, in the form of both soil and groundwater contamination. Any former or current commercial or industrial site that Manufacturing and commercial activities were perceived as is currently vacant or underutilized and on which there having resulted in polluting activities and contamination at has been, or there is suspected to have been, a discharge additional sites. Other sites were suspected of being of a contaminant. contaminated, due to their proximity to the sites with known contamination. When preparing the application for the USEPA Brownfields Demonstration grant, the NJMC felt that the existing evidence of There were additional factors viewed as contributing to the area contamination, along with certain indications of underutilization, not realizing its full economic potential. These factors, resulted in most properties meeting the basic tests of the federal including flooding, inadequate roadway configurations, and state definitions. Because Pilot funds for environmental substandard and abandoned buildings, and diversity of investigations were limited, a more detailed brownfield ownership, warranted a concentrated redevelopment focus. definition or approach was required to establish priorities for 4 investigations. The intent was to encourage redevelopment of listed sites. Sites included on the federal Superfund or the entire study area by producing information regarding the New Jersey Known Contaminated Sites lists are excluded type and amount of contamination at the priority locations. from some government programs; however, their current status
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