DETERMINATION OF NEED REPORT TIMBER RIDGE BLOCK 1223, LOTS 5, 6 & 8 BLOCK 1305, LOT 7 REDEVELOPMENT AREA TOWNSHIP OF EGG HARBOR ATLANTIC COUNTY

Prepared for:

Township of Egg Harbor 3515 Bargaintown Road Egg Harbor Township, New Jersey 08234

As recommended by the Planning Board on ______by Resolution #______; Adopted by the Governing Body on ______by Resolution #______.

February 2021

PA No. 2103.81

TABLE OF CONTENTS

INTRODUCTION ...... 2 STUDY AREA ...... 4 STATUTORY REQUIREMENTS ...... 4 FINDINGS ...... 7 Land Use/Property Conditions ...... 7 Vacant Land ...... 9 Property Ownership/Liens ...... 10 Redevelopment Findings ...... 10 CONCLUSION ...... 12

APPENDIX I - Governing Body Resolution APPENDIX II - Table of Properties

EXHIBIT A - Parcel Map EXHIBIT B - Aerial Map (2017) EXHIBIT C - Zoning Map EXHIBIT D - Site Photographs

______Township of Egg Harbor Determination of Need Report – Timber Ridge Redevelopment Area Page 1 February 2021

INTRODUCTION

Egg Harbor Township is located on the Great Egg Harbor Bay at the southern tip of Atlantic County, New Jersey. The Township has a total area of 75.47 square miles with 67.05 square miles of land area and 8.43 square miles of water. Per the 2010 United States Census, the Township’s population was 43,323, and as of 2019, the population is estimated to have decreased slightly to 42,249.

The Township is bordered by the Great Egg Harbor Bay to the south, Hamilton Township to the west, Galloway Township and the City of Absecon to the north and Absecon Island to the east. Portions of the Township, notably the West Atlantic City, Anchorage Poynte and Seaview Harbor neighborhoods, are not contiguous to the main body of the municipality, having been separated from the mainland portion of the Township as municipalities were formed, largely since the boroughitis phenomenon in the 1890s.

The Township is one of 56 South Jersey municipalities that are included within the New Jersey Pinelands National Reserve, a protected natural area of unique ecology covering 1,100,000 acres, which has been classified as a United States Biosphere Reserve and established by Congress in 1978 as the nation’s first National Reserve. The Township is designated a Pinelands Regional Growth Area with the Pinelands Area located weste of the Garden State Parkway and north of Ocean Heights Avenue.

The Township of Egg Harbor recognizes the importance of improving its commercial areas and has taken steps to effectuate the rehabilitation and development of the community. On February 3, 2021, the Egg Harbor Township Committee by Resolution No. 116 of 2021 directed the Planning Board to investigate Lots 5, 6 & 8 in Block 1223 and Lot 7 in Block 1305 (the “Study Area”) to determine if they meet the statutory criteria to be declared an Area in Need of Redevelopment (non-Condemnation) in accordance with the New Jersey Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. (LRHL).

The primary purpose for this effort is to help strengthen the Township’s economic base by improving the conditions and redevelopment opportunities in the Study Area. More specifically, the Township recognizes the importance of preserving its natural resources within the community and the surrounding area. Designating the Study Area as an Area in Need of Redevelopment would also facilitate the use of additional powers permitted under the LRHL to aid redevelopment.

As provided for in the LRHL, the Planning Board must gather and evaluate existing conditions within the Study Area in order to conclude if such conditions warrant a finding that the Study Area is in need of redevelopment. Such a designation permits the municipality to undertake a number of activities to help revitalize and redevelop the Study Area, activities that would not be possible otherwise. These include, but are not ______Township of Egg Harbor Determination of Need Report – Timber Ridge Redevelopment Area Page 2 February 2021

limited to, the preparation of a redevelopment plan; the issuance of bonds for redevelopment projects; acquisition of buildings and land (through condemnation within condemnation redevelopment areas); leasing or selling property without public bidding: entering contracts with private entities; the use of various tax abatement programs and other actions in conjunction with an adopted redevelopment plan.

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STUDY AREA

The Study Area includes three tax parcels, Lots 5, 6 and 8 in Block 1223, located in the Township’s HB Highway Business zoning district and one parcel, Lot 7 in Block 1305, located in the RG-4 Residential zoning district. The parcels in Block 1223 are bounded by the Black Horse Pike, Spruce Avenue and Fork Road. A total of 4 tax lots, with a total area of 48.45 acres, comprise the Study Area. To the east of the Study Area, there are existing commercial businesses, including Bob’s Garden Center. The lots to the west of the Study Area along the Black Horse Pike are a mix of commercial businesses and vacant lots. To the north of the Study Area, there are residentially developed lots and the Davenport School and the Atlantic City Expressway. The lots to the south of the Study Area are commercially developed lots along the Black Horse Pike.

The complete Study Area is depicted on the Map in Exhibit A and each lot is identified in Table 1 below.

Table 1 - Study Area

Lot Area Zoning Block Lot Street Address Owner Description (acres) District 1223 5 6606 Black Horse Pike Leigh at EHT, LLC 18.71 HB Vacant 1223 6 6602 Black Horse Pike Leigh at EHT, LLC 17.33 HB Vacant 1223 8 2508 Spruce Avenue Leigh at EHT, LLC 5.74 HB Vacant 1305 7 2512 Spruce Avenue Leigh at EHT, LLC 6.67 RG-4 Vacant

STATUTORY REQUIREMENTS

The first part of this document consists of the "Determination of Need" report, a gathering and evaluation of existing conditions in the Study Area in order to determine whether such conditions warrant a finding by the Planning Board that the Study Area meets the statutory criteria to be designated as an area in need of redevelopment under the statutory requirements set forth in N.J.S.A. 40A:12A-5.a-h. These standards have been clarified by the courts and changed in part through legislative action over the years.

In 2013, the Legislature amended the LRHL to allow for either a “condemnation” or a “non-condemnation” Redevelopment Area Designation. These amendments also changed the statutory criteria under N.J.S.A. 40A:12A-5.e further clarifying the intent and findings necessary to meet this specific criterion. In 2019, the LRHL was again amended to expand the criteria under N.J.S.A. 40A:12A-5.b., as set forth below.

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In order to satisfy the criteria to declare an area in need of redevelopment, one or more of the following conditions listed in the Statute must be found to exist:

a. The generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions.

b. The discontinuance of the use of a building or buildings previously used for commercial, retail, shopping malls or plazas, office parks, manufacturing, or industrial purposes; the abandonment of such building or buildings; significant vacancies of such building or buildings for at least two consecutive years; or the same being allowed to fall into so great a state of disrepair as to be untenantable.

c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital.

d. Areas with buildings or improvements which, by reason of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of ventilation, light and sanitary facilities, excessive land coverage, deleterious land use or obsolete layout, or any combination of these or other factors, are detrimental to the safety, health, morals, or welfare of the community.

e. A growing lack or total lack of proper utilization of areas caused by the condition of the title, diverse ownership of the real properties therein or other similar conditions which impede land assemblage or discourage the undertaking of improvements, resulting in a stagnant and unproductive condition of land potentially useful and valuable for contributing to and serving the public health, safety and welfare, which condition is presumed to be having a negative social or economic impact or otherwise being detrimental to the safety, health, morals, or welfare of the surrounding area or the community in general.

f. Areas, in excess of five contiguous acres, whereon buildings or improvements have been destroyed, consumed by fire, demolished or altered by the action of storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the aggregate assessed value of the area has been materially depreciated.

g. In any municipality in which an enterprise zone has been designated pursuant to the "New Jersey Urban Enterprise Zones Act," P.L.1983, c.303 (C.52:27H-60 et seq.) the execution of the actions prescribed in that act for the adoption by the ______Township of Egg Harbor Determination of Need Report – Timber Ridge Redevelopment Area Page 5 February 2021

municipality and approval by the New Jersey Urban Enterprise Zone Authority of the zone development plan for the area of the enterprise zone shall be considered sufficient for the determination that the area is in need of redevelopment pursuant to Sections 5 and 6 of P.L.1992, c.79 (C.40A:12A-5 and 40A:12A-6) for the purpose of granting tax exemptions within the enterprise zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.) or the adoption of a tax abatement and exemption ordinance pursuant to the provisions of P.L.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not utilize any other redevelopment powers within the urban enterprise zone unless the municipal governing body and planning board have also taken the actions and fulfilled the requirements prescribed in P.L.1992, c.79 (C.40A:12A-1 et al.) for determining that the area is in need of redevelopment or an area in need of rehabilitation and the municipal governing body has adopted a redevelopment plan ordinance including the area of the enterprise zone.

h. The designation of the delineated area is consistent with smart growth planning principles adopted pursuant to law or regulation.

In addition to the above criteria, N.J.S.A. 40A:12A-3 of the LRHL allows the inclusion of parcels which by themselves do not meet the statutory criteria to be declared an area in need of redevelopment but which are necessary for the effective redevelopment of the area, by stating “a redevelopment area may include land, buildings, or improvements, which of themselves are not detrimental to the health, safety or welfare, but the inclusion of which is found necessary, with or without change in their condition, for the effective redevelopment of the area in which they are a part."

A determination by a Planning Board finding an Area in Need of Redevelopment shall be supported by substantial credible evidence. The findings for the determination cannot include “net opinions” and a mere recitation of the statute.

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FINDINGS

The legislature adopted the LRHL to aide local governments to help reverse conditions of deterioration in various land uses and services and an improper, or lack of proper development which result from conditions which may be corrected through concerted efforts by public bodies. The purpose of the Statute is to aide local governments in “promoting the physical development that will be most conducive to the social and economic improvement of the State and its several municipalities.” (N.J.S.A. 40A:12A- 2)

An investigation of the Study Area was conducted which included a review of the existing land uses, the physical condition of the Study Area, the relationships among uses, the relationship to the community and region and other similar items. As part of an investigation to determine if an area is in need of redevelopment, the conditions of the area should be looked at both alone and in relation to the rest of the community. The investigation concluded that substantial credible evidence exists to establish that the Study Area meets one or more of the statutory criteria to be declared an area in need of redevelopment as defined by the LRHL (N.J.S.A. 40A:12A-5.a-h).

Land Use/Property Conditions

The Study Area includes properties within the Pinelands Regional Growth Area and the Township's Highway Business (HB) and RG-4 Residential zoning districts.

The permitted uses in the HB zoning district include restaurants, including drive-in and quick-food restaurants; professional or business offices; banks; private or public schools, clubs and eleemosynary uses; food markets and supermarkets, delicatessens, bakeries; liquor stores; personal service establishments limited to shoe shops, laundries, barbershops, beauty parlors, hardware shops and drugstores; business services limited to shops of plumbers, carpenters, electricians, painters or similar tradesmen; warehouses and office buildings; furniture, furnishings and household appliance stores; commercial recreation facilities, including outdoor and indoor theaters, miniature golf and golf driving ranges, batting cages, bowling alleys, indoor soccer, skating rinks and other similar uses; funeral homes; shopping centers; banks chartered under state or federal law, not including drive-in facilities; retail sales and retail services; personal wireless telecommunications facility not to exceed 120 feet in height; car wash; home improvement stores, including the sale of building materials and lumber; fast-food restaurants; drive-in banking facilities; and a public garage, new motor sales or leasing agency or used motor vehicle sales agency (provided that it is incidental to the sale of new motor vehicles).

The HB zoning district requires a minimum lot area of 80,000 square feet and a minimum lot width of 200 feet. ______Township of Egg Harbor Determination of Need Report – Timber Ridge Redevelopment Area Page 7 February 2021

The permitted uses in the RG-4 Residential zoning district include single-family detached dwellings; public parks, playgrounds, active and passive recreation; and two-family dwellings. Single-family attached dwellings are permitted in the RG-4 zoning district providing that the minimum tract size is three acres, no single-family attached dwelling will front on a public street, a ten-foot wide perimeter buffer is provided, no more than eight (8) single-family attached dwellings shall be contained in any one continuous structure and public sewer must be provided.

The minimum lot area required in the RG-4 zoning district is 7,000 square feet and a minimum lot width of 70 feet, and 6,500 square feet with a 65-foot minimum lot width with the purchase of Pinelands Development Credits. The maximum permitted density is six dwelling units per one acre. Pinelands Development Credits (PDCs) shall be required for 25% of all units, excluding those which are made affordable for very-low, low- and moderate-income households. One-quarter of a PDC shall be purchased and redeemed for every four nonincome restricted units.

The following is an inventory of the parcels in the Study Area and current uses:

Block 1223, Lot 5

Lot 5 in Block 1223 is a 18.71 acre parcel located in the HB Highway Business zoning district. The lot has frontage on the Black Horse Pike and Fork Road. The lot also has approximately 73 feet of frontage on Goldenrod Lane. The lot is wooded and been vacant for more than 10 years.

Block 1223, Lot 6

Lot 6 in Block 1223 is a17.33 parcel located in the HB Highway Business zoning district. The lot has frontage on the Black Horse Pike and Spruce Avenue. The lot is currently wooded and has been vacant for more than ten years.

Block 1223, Lot 8

Lot 8 in Block 1223 is a 5.74 acre parcel located in the HB Highway Business zoning district. The lot has frontage on Spruce Avenue. The lot is wooded and has been vacant for more than ten years.

Block 1305, Lot 7

Lot 7 in Block 1305 is a 6.67 acre parcel located in the RG-4 Residential zoning district. The lot has frontage on Spruce Avenue. The lot is adjacent to an existing single-family development. The lot is wooded and has been vacant for more than ten years.

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The Egg Harbor Township Zoning Board of Adjustment approved a use variance in September 1985 to allow the construction of a 228,200 square foot shopping center on the lots now known as Lots 5, 6 and 8 in Block 1223. The project received preliminary and final major site plan approval in December 1985 and granted numerous extensions of time with the last extension expiring on December 31, 1998. The project was never constructed and the zoning for the site has changed since the time of the original approval. The site continues to remain vacant.

Vacant Land

The land area within the Study Area consists of four parcels which have been and continue to be underutilized. The 48.45 acres of vacant land area consist of 100% of the total area and carries a value of 100% of the total assessment1 in the Study Area.

These privately owned vacant properties have never been developed and have been vacant for over ten years. The parcels in Block 1223 all conform to the required minimum lot area for the HB zoning district, and have frontage on improved right of ways, but have remained vacant for over ten years. Lot 7 in Block 1305 conforms to the minimum lot area required in the RG-4 zoning district, and has frontage on an improved right of way, and also has remained vacant for over ten years.

Based on the vacant land analysis, each of the lots identified in this report have been vacant for over ten years and by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, it is not likely to be developed through the instrumentality of private capital.

The vacant parcels are identified in Table 1 of this report and mapped on Exhibit B. Table 2 below provides the breakdown of land uses within the Study Area.

1 All values are based on 2020 Assessed Values from the NJACTB ______Township of Egg Harbor Determination of Need Report – Timber Ridge Redevelopment Area Page 9 February 2021

Table 2 - Land Use and Assessed Land Value

Parcels Land Area Assessed Land Value

Value Land Use Percent of Percent of Percent of Acres Total Total (2020 Tax Total Assessments)

Vacant – HB Zone 3 75% 41.78 86.2% $1,210,100 92.7% Vacant – RG-4 Zone 1 25% 6.67 13.8% $95,000 7.3% Total 4 parcels 48.45 acres $1,305,100

Property Ownership/Liens

Within the Study Area, there are no known tax liens which could impede the assemblage of a larger tract for development.

Redevelopment Findings

Based upon the above findings, the Study Area meets the criteria of the Local Redevelopment and Housing Law to be declared an area in need of redevelopment. It is important to look at the entire Study Area as a whole in order to understand the impact the conditions of the Study Area have on the community and region. The following summarizes those findings.

The Study Area is located in the Pinelands Regional Growth Area and the HB Highway Business and RG-4 Residential zoning districts. The Study Area constitutes a considerable area of land that has remained vacant for a significant period of time, in all instances over ten years, despite the investment and improvements nearby. There exist limitations on the investment and development of property in this Study Area. These findings support the conclusion that there exists unimproved vacant land that has remained so for a period in excess of ten years, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital satisfying criteria (c) under the Statute (N.J.S.A. 40A:12A-5.c.).

The parcels within the Study Area, which themselves are not detrimental to the health, safety or welfare of the community, but which are necessary to include within the Study Area in order to permit the effective redevelopment of the entire Study Area. (N.J.S.A. 40A:12A-3).

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As was stated above, it is important to look at the entire Study Area as a whole in order to understand the impact the current conditions within the Study Area have on the community of the Egg Harbor Township and the surrounding region. The lack of investment in the Study Area has resulted in reduced property values, a lack of new jobs and lack of development in an area designated for growth. These conditions have an overall detrimental effect on the community and region.

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CONCLUSION

The parcels within the Study Area satisfy the following criteria under the Local Redevelopment and Housing Law and therefore, may be declared an area in need of redevelopment:

 N.J.S.A. 40A:12A-5.c. Land that is owned by the municipality, the county, a local housing authority, redevelopment agency or redevelopment entity, or unimproved vacant land that has remained so for a period of ten years prior to adoption of the resolution, and that by reason of its location, remoteness, lack of means of access to developed sections or portions of the municipality, or topography, or nature of the soil, is not likely to be developed through the instrumentality of private capital. The vacant land within the Study Area has remained vacant due to its location and lack of means of access to developed portions of the municipality, that it is not likely to be developed through the instrumentation of private capital.

 N.J.S.A. 40A:12A-3 permits a redevelopment area to include land, buildings, or improvements which of themselves are not detrimental to the public health, safety or welfare, but the inclusion of which is found necessary, with or without change in their condition, for the effective redevelopment of the area of which they are a part. There are some parcels within the Study Area which, although themselves are not detrimental to the public health, safety or welfare, have been included due to their close proximity to the core of the Study Area and the necessity to have a comprehensive Study Area and an effective redevelopment of the overall Study Area.

The patterns of land use, condition of properties and other factors as described herein, all lead to the conclusion that the general conditions of the parcels within the Study Area, and therefore the Study Area as a whole, satisfy the statutory criteria noted, N.J.S.A. 40A:12A-5 (c) and (e) and should be designated an “area in need of redevelopment”. The inclusion of all of the parcels within the Study Area is necessary for the effective redevelopment of the Study Area.

It is submitted, therefore, that substantial credible evidence has been presented to establish that the Study Area satisfies the required statutory criteria to be declared an "area in need of redevelopment,” and it is recommended that the Township Committee and Planning Board take the action necessary, after public notice and hearing as required, to make that determination according to law.

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APPENDIX I – Governing Body Resolution

Egg Harbor Township Resolution No. 116 2021 Resolution directing the Egg Harbor Township Planning Board to conduct a preliminary investigation to determine whether or not Block 1223, Lots 5, 6, 8; and Block 1305, Lot 7; qualifies as a Non-Condemnation “Area in Need of Redevelopment” pursuant to the New Jersey Local Redevelopment and Housing Law and commissioning Polistina & Associates to assist the Planning Board with such investigation

WHEREAS, the property is known as Block 1223, Lots 5, 6, 8; and Block 1305, Lot 7; and

WHEREAS, the Township is desirous of having the property redeveloped; and

WHEREAS, in 1992, the New Jersey Legislature empowered local municipalities to address conditions as exist at this property by adopting the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq. - “Redevelopment Statute”); and

WHEREAS, the purpose of the Redevelopment Statute is to provide municipalities with the tools and powers necessary to (re)plan abandoned, deteriorated, obsolescent or unproductive / under-productive portions of a municipality and to actively redevelop said areas into assets for the community. Such tools include the power to acquire (through negotiations or condemnation) private property deemed necessary to effectuate redevelopment, to clear said lands, to install infrastructure and/or other site improvements and to negotiate and enter into partnerships with public and private entities in order to accomplish certain defined municipal goals and objectives; and

WHEREAS, the first step in the redevelopment process as mandated by the Redevelopment Statute is for a municipal Governing Body to direct the municipal Planning Board to undertake what the Statute describes as a Preliminary Investigation to determine if a targeted area meets any one (1) of the eight (8) Statutory Criteria under which an area may be determined to be a “Non- Condemnation Redevelopment Area” pursuant to N.J.S.A. 40A:12A-5; and

WHEREAS, typically, a municipal Planning Board will require the services of a Professional Planning Consultant to assist the Board with such Preliminary Investigation.

NOW, THEREFORE, BE IT RESOLVED, that the Egg Harbor Township Committee hereby directs the Egg Harbor Township Planning Board to conduct the necessary investigations, make the requisite public notice and hold the Statutorily-mandated public hearing to determine whether or not the property, more particularly described as Block 1223, Lots 5, 6, 8; and Block 1305, Lot 7 on the tax map of the Township of Egg Harbor thereof, does or does not meet the statutory criteria for designation as a “Non-Condemnation Redevelopment Area” pursuant to the New Jersey Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-5).

BE IT FURTHER RESOLVED, that the Township herewith engages the services of Vincent Polistina, Polistina & Associates, a licensed Professional Planner in the State of New Jersey, to assist the Planning Board with this Investigation.

APPENDIX II – Table of Properties

STUDY AREA

Lot Area Zoning Assessed Block Lot Street Address Owner (acres) District Value (2020) 1223 5 6606 Black Horse Pike Leigh at EHT, LLC 18.71 HB $575,800 1223 6 6602 Black Horse Pike Leigh at EHT, LLC 17.33 HB $568,700 1223 8 2508 Spruce Avenue Leigh at EHT, LLC 5.74 HB $65,600 1305 7 2512 Spruce Avenue Leigh at EHT, LLC 6.67 RG-4 $95,000

EXHIBIT A - Parcel Map

PARCEL MAP .

Legend Study Area EXHIBIT B - Aerial Map (2017)

AERIAL MAP . BLOCK 1305

BLOCK 1223

BLOCK 1223 LOT 8

BLOCK 1223 LOT 6 BLOCK 1223 LOT 5 E BLOCK U N 1305 E V LOT 7 A

E C U R P S D A O BLOCK 1305 R K R O F BLOCK 1222

B LA C K H O R SE P IK E

Legend Study Area 0 150 300 600 Feet EXHIBIT C - Zoning Map

ZONING MAP .

GC

RG-4

BLOCK 1305 LOT 7

RG-4

BLOCK 1223 LOTS 5, 6 & 8

HB

Legend Study Area ZoningBoundary RG-2Zoning District GC HB RG-2 RG-4 0 150 300 600 Feet EXHIBIT D – Site Photographs

Black Horse Pike & Fork Road – Block 1223, Lot 5

Fork Road – Block 1223, Lot 5

Black Horse Pike & Spruce Avenue – Block 1223, Lot 6

Spruce Avenue – Block 1223, Lot 6

Spruce Avenue – Block 1223, Lot 8

Spruce Avenue – Block 1223, Lot 8

Spruce Avenue – Block 1305, Lot 7

Block 1305, Lot 7