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2012
The Borough of Wanaque
2012 REDEVELOPMENT MEMO-
RINGWOOD AVENUE; SOUTH OF DOTY RD. In January 2008 the Wanaque Planning Board determined that
certain properties along Ringwood Avenue, South of Doty Road, is an
area in need of redevelopment. Because of the poor economy the Borough Council did NOT designate the area in need of
redevelopment. Due to the April 10, 2012 fire in the area, the
Borough Council has decided to revisit this issue. The Council does
not want to rely solely on the prior work of the Board and the study
related thereto to declare the area in need of redevelopment.
Accordingly, the Borough Council asked the Planning Board to revisit
this issue and “refresh” the 2008 determination that the properties
identified in this memo and part of the 2008 determination are in
need of redevelopment.
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The 2012 Redevelopment Memo: Ringwood Avenue-South of Doty Road
TO: Dan Mahler, Mayor, The Borough of Wanaque
Tom Carroll, Administrator, The Borough of Wanaque
The Borough of Wanaque Council
FROM: Robert Benecke
May 18, 2012
This memo will: 1-summarize the status of the redevelopment efforts along Ringwood
Avenue, South of Doty Road; and, 2-provide an update on the property conditions in the
proposed redevelopment area, as included in the May 14, 2012 Borough Council Resolution
requesting the Planning Board re-investigate this area as an area in need of redevelopment,
pursuant to the New jersey Local Redevelopment and Housing Law.1
On January 17, 2008 the Borough of Wanaque Planning Board adopted a Resolution
determining that thirty-one (31) properties located along Ringwood Avenue, South of Doty
Road, are in need of redevelopment, and, therefore, the Borough Council may designate
(declare) the delineated area in need of redevelopment; specifically ten (10) properties identified
below. The redevelopment area map is included herein as Exhibit A. (The area in need of
redevelopment is referred to as an “ANR”.) The 2008 Planning Board Resolution is attached as
Exhibit B. Due to poor economic conditions the Council did not designate the properties as an
1 The background on Redevelopment in New Jersey is found at:
NJSA 40A:12A-2. Findings, determinations, declarations a. There exist, have existed and persist in various communities of this State conditions of deterioration in housing,
commercial and industrial installations, public services and facilities and other physical components and supports of
community life, and improper, or lack of proper, development which result from forces which are amenable to
correction and amelioration by concerted effort of responsible public bodies, and without this public effort are not
likely to be corrected or ameliorated by private effort.
b. From time to time the Legislature has, by various enactments, empowered and assisted local governments in their
efforts to arrest and reverse these conditions and to promote the advancement of community interests through
programs of redevelopment, rehabilitation and incentives to the expansion and improvement of commercial,
industrial, residential and civic facilities.
c. As a result of those efforts, there has grown a varied and complex body of laws, all directed by diverse means to
the principal goal of promoting the physical development that will be most conducive to the social and economic
improvement of the State and its several municipalities.
d. It is the intent of this act to codify, simplify and concentrate prior enactments relative to local redevelopment and
housing, to the end that the legal mechanisms for such improvement may be more efficiently employed.
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ANR. In the interim the properties immediately to the north of Doty Road along Ringwood
Avenue have been successfully redeveloped.2
On April 10, 2012 a fire destroyed two properties along Ringwood Avenue located in the
ANR being re-visited here. This has created a desire by the Borough administration to ensure
that reconstruction efforts be uniform among the properties and take into account the principles
included in the Master Plan Reexamination. The following Chart depicts the properties being
considered by the Planning Board and Council as an ANR, pursuant to the May 14, 2012
Borough Council Resolution..
{Intentionally Left Blank}
2 See Page 20 of the Wanaque Master Plan Reexamination, dated March 18, 2010; prepared by Kenneth Albert,
PE/PP.
Property ID (Block/Lot) Address Owner of Record
Block 436:
Lot 2 2 Brook Street De Leo, Dominick and Theresa
4 Brook Street Saturday’s Realty, LLC
4.01 5 & 16 Brook Street Saturday’s Realty
4.02 14 Brook Street Saturday’s Realty
Block 437:
Lots, 1 & 1.01 1089 Ringwood Ave. Bellas Investment, LLC
3 1095 Ringwood Ave. Kabakci Abibe
5 1097 Ringwood Ave. Fox, Eugene and Lisa
6 1101 Ringwood Ave. Zazzali, Michael and Daniel
9,10 (merged parcels) 1109 Ringwood Ave. American Legion
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On January 15, 2008 the final Redevelopment Investigation Report was filed by Robert
Benecke, Economic Development Consultant, Fred Suljic, P.P, and Henry Coleman, PhD. The
draft (initial) report was dated November 9, 2007. This report is on file in the office of the
Borough Clerk. At the time of the original determination by the Planning Board, these properties
were located in the state designated Town Center. Since that time the Borough has relied on the
Highlands Council planning process to continue endorsement of the Town Center. The area
subject to this memo is located in the center of the Haskell Commercial district.
To be clear: these properties, with the exception of Block 436, Lot 4, which is now being
used as a storage yard (including a large truck trailer that is a semi-permanent structure), were
determined to be in need of redevelopment by the Wanaque Planning Board, in January 2008.
The Council desires for the property owners listed above to be re-engaged (officially notified) as
to the need for a coordinated reconstruction (redevelopment) of the area, and further that those
properties not directly impacted by the April 2012 fire be redeveloped consistent with the
reconstruction efforts of the neighboring properties.3
A word is in order as to the “to be included” property; Block 436, Lot 4. It now has a
semi-permanent structure located on it. The property is generally unsafe and substandard, with
dilapidated structures located thereon. However, because the property can be improved by a
cleanup, and through the removal of the structure (trailer), that upon such clean up and trailer
removal, the property should no longer be considered as satisfying the statutory criteria NJSA
40A: 12A-5 (a) and (d).
The following is the property location map and recent photographs of the properties in
question. It is recommended that the Planning Board members and Borough Council visit the site
to have a firsthand look at the property conditions.
3 The property located at Block 437, Lot 1 has been previously designated as an ANR. It was included in the Haskell
Town Center Redevelopment Plan (SBD).
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The following are photographs showing the current property conditions along Ringwood
Avenue:
Block 437, Lot 1.01
Block 437, Lot 1
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In late 2006 and 2007 evidence was gathered as to the condition of the potential
redevelopment area through several site visits to the properties including in October 2006, and
July 10 and September 10, 2007. The investigation included taking photographs of the exteriors
of the properties, reviewing tax assessment and property maintenance records and informally
speaking to property owners; as included in the aforementioned January 2008 report. At that time
the zoning ordinances and Wanaque Town Center Plan and the State of New Jersey endorsement
of the Town Center Plan were also researched.
The properties being included in the 2012 ANR (designation) are in “worse condition”
than in 2007/2008. This is in large part due to the April 2012 fire, together with the special
conditions found at Block 436, Lot 4.
Accordingly, using the 2008 determination as the foundation of this memo; the properties
identified in the May 14, 2012 Borough Council Resolution satisfy the statutory criteria of NJSA
40A: 12A-5 (a), (d), (e), and (h).4 The investigation of these properties is a statutory requirement
found at NJSA 40A:12A-6. The map presented herein (and the “larger version” posted on the
bulletin board at the municipal building) is made pursuant to NJSA 40A:12A-6 b. (3).
This memo is addressed to the Borough Mayor and Council to provide the background
necessary to move the ANR designation forward. Upon receipt and review by the Borough
Administrator it may be presented to the Planning Board and affected property owners and be
used to help determine if this area as in need of redevelopment; of course, this determination
may be made only upon agreement of the Planning Board and Borough Mayor and Council.
Benecke Econom ics
4 See Exhibit C for a review of the statutory criteria.