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Master Plan Reexamination Report
Town 'of Kearny, Hudson County, NeuJJersey
July 2002
Prepared by
Heyer, Gruel and Associates PA
Community Planning Consultants
63 Church Street, 2nd Floor ·
New Brunswick, New jersey. 08901
1he original of this report was signed and
sealed in accordance urith NJ.S.A 45:14A-12.
Susan S. Gruel, P.P. #1955
Chrisropher Leswing, Assistant Planner .
Table of Contents
lnttoduction •.••••••.••••••.••.•....••.....•.....•••.•.•.• ~······································································ 1 .
Majo~ Issues an.d O:t>jectives in. 1991................................................................................. 3
Extent 'to which ProblemS and Objectives
have been. Reduced or In.creased Since 1991 ••••••••••••••••••••••••••••••••••••.••••••••••••••••••• ~........... 5
Signific3n.t Ch.anges im.pac~ tb.e Master Plan................................................................... 19
Local •••••••••••••••••••••••••••••••••••• ~...................................................................................... 19
Cotmty"············-···································································································~······· 20 Sta.te............................................................................................................................ 21
Recommended clianges for the ToWn's Master Plan
an.d Lan.d DevelopJ]lent Regtii.ati.ons.......................... ••••••••••••••••••••••••••••.•.••••••••.••••••••••••••• 23
Reccomendati.ons Regarding Redevelopment.................................................................. 26
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Introduction
This report constitutes the Master Plan Section A of this report identifies the goals and
Reexamination Report for the Town . objectives which were established in the 1991 Master
of Kearny as defined by the New Jersey Plan revision, Sections Band C describe what changes
Municipal Land Use Law (NJ.S.A40:55D-89). The have occurred in the Town, the County and the State
purpose of the Reexamination Report is to review since the adoption of the 1991 Master Plan Revision.
and evaluate the local Master Plan and Development Fmally, Sections D and E discuss recommended actions
Regulations on a periodic basis in order to determine to be addressed by the Town in the future.
the need for update and revisions. The Town ofKearny
adopted its last Master Plan revision in October 1990
and revised it March 11, 1991 (herein known as the
1991 Ma5ter Plan Revision). This report also serves as
an amendment to the 1991 Master Plan Revision.
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Periodic Reexamination
The New Jersey Municipal Land Use Law
requires that the Reexamination Report
contain the following:
A. The major problems and objectives relating to
land development in the municipality at the time of
the adoption of the last reexamination report.
B. The extent to which such problems and objectives
have been reduced or have increased subsequent to
such date.
C. The extent to which there have been significant
changes in assumptions, policies and objectives
forming the basis for the master plan or development
regulations as last revised, with particular regard to
the density and distribution of population and land
uses, housing conditions, circulation, conservation
of natural resources, energy conservation, collection,
diSposition, and recycling of designated recyclable
materials, and changes in State, county and municipal
policies and objectives.
D. The specific changes recommended for the master
plan or development regulations, if any, including
underlying objectives, poli~ies and standards,
or whether a new plan or regulations should be
prepared.
E. The recommendations of the planning board .
concerning the incorporation of redevelopment plans
adopted pursuant to the "Local Redevelopment and
Housing Law," P,L1992, c. 79 (C.40A:l2A-1 et seq.)
into the land use plan element of the municipal master
plan, and recommended changes, if any, in the local.
development regulations necessary to effectuate the
redevelopment plans of the municipality.
Statue of Majtrr General Philip Kearny in front of Midland Avenue Post Office.
A. Major Issues and Objectives in 1991
The 1991Master Plan Revision for the Town of
Kearny identified the Town as "a developed
municipality with well established housing,
commercial and industrial patterns". The 1991 Master
Plan recommendations were based upon "existing
development influences, established development .
patterns, the 1974 Master Plan andthe 1983 Master
Plan". The 1991 Master Plan Revision identified the
following goals, which form the basis for the plans,
policy statements and proposals· of the 1991 Master
Plan Revision.
• To rezone the South Kearny Industrial area
into two distinct districts (i.e. SKM-1 and
SKl\1~2) so as to create a better planned balance
between pure trucking terminal uses and other
uses.
• To encourage redevelopment in South Kearny
which maximizes as built tax r:atables and
readjust a land use imbalance, which exists
between the South Kearny area, which contains
a dominance of trucking terminals.
Public
• To ensure the retention of Town owned
Land Use Plan Element parkland for public use.
• To protect the character and value of
residential neighborhoods by regulating the
type and intensity ofland uses within residential
areas.
Ctm~merciOl
• To retain and encourage the development
of commercial uses in various locations in the
Town.
Industrial
• To maintain a consistent buffer between
heavy industrial and residential sections of the
community.
~ To reclassify the area along Harrison Avenue,
presently zoned for heavy industrial use, to light
industrial.
Kea~ Meadowlands
• To encourage planned, controlled growth
within the Kearny Meadowlands.
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Circulation Plan Element • To maintain and improve the street and
circulation system and provide access to all
segments of the town, where feasible.
• To relieve the congested parking situation along Kearny Avenue, Midland Avenue and in
neighborhood shopping areas.
• To improve the safety of pedestrian and
vehicular traffic flows.
• To guide the location of regional highway
facilities to avoid negative impacts to residents
and the local economy.
Housing Plan Element • To preserve and enhance the existing residential
character of the Town through maintenance
and conservation of its housing stock.
• :To promote objectives·for future residential
development which are consistent with
community goals.
• To provide for development of alternative
housing resour~es and housing types in the
Town to meet the needs of residents.
Utility Plan Element • To pursue· the improvement of the South Kearny
sewage treatment system.
• To maintain and improve the storm drainage
system serving Kearny.
• To maintain adequate water service to the
Town.
Community Facilities Plan Element • To maintain a high standard of community
services in the Town of Kearny by improving and
consolidating community facilities such that the
Town is efficiently and adequately served.
• To insure that public education is provided in
facilities, which are functionally adequate and
structurally sound.
Recreation Plan Element • To provide additional active and passive
recreation areas in the Town and expand
existing sites where feasible.
• To improve existing recreation areas to
serve community residents efficiently and
adequately.
Conservation Plan Element • To preserve the environmental resources of the
Town by:
• Limiting development in environmentally
sensitive areas.
• Encouraging general landscaping and
preservation of the Town's natural elements.
• Promoting an attractive appearance for new
development in Kearny.
B. The Extent to Which Such Problems and Objectives Have Been Reduced or Have Increased Since 1991
M any of the planning objectives detailed in
the 1991 Master Plan Revision continue
to remain yalid. Several of the objectives
no longer are valid and have been replaced with other
objectives. Many of the problems identified in the
previous Master Plan continue to remain as planning
issues while new problems have been identified.
Land Use Progress Report (1991- 2002)
The 1991 Master Plan Revision identified the Town
of Kearny as "a highly populated urban community"
with an established pattern of housing consisting of
single family, two family and multi-family residential
development." As many other inner communities,
the Town has experienced significant change during
the past eleven years; however, it continues to remain
as a strong viable community. The Town, however, has
seen the continued erosion ofits industrial base and has
experienced redevelopment of former manufacturing
sites into light industrial, warehousing, trucking,
mixed-uses and retail uses. From 1986 to 1996 the
employment in the Town declined by 26%. Much of
the decline has been in the manufacturing sector.
Kearny Urban Enterprise Zone
In order to proactively address economic development
in the Town, the Kearny Urban Enterprise Zone
(KUEZ) was established in 1985. The program was
originally limited to South Kearny and the revitalization
of the industrial activities iri the area. The boundaries
of the Zone have been amended in both 1992 ar;td
1998 to include commercial and industrial activities
throughout the rest of Kearny, including those within
the Meadowlands. As detailed on the accompanying
map, over 1,100 acres or 20% of the entire Town (1.86
square miles or 1,193 acres) is currently located within
theKUEZ.
KUEZ sponsored streetscape improvements alung Kearny Avenue. Photograph courl8sy of Kearny Urban Enterprise Zone.
July2002---------------------------
The focus of the Kearny Economic Zone Development
Corporation (KEDC), the management entity of the
UEZ, has been the following:
..i_ ~· ' ' ....
<> The revitalization of the Kearny Avenue
Commercial Corridor.
• The upgrade and economit development of the
Passaic Avenue and Schuyler Avenue areas.
o The economic revitalization of the South Kearny
industrial area.
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During the past 10 years $122 million dollars has
been expended through UEZ funds in the UEZ
designated areas to promote economic development
The program has led to the cre~tion of over 1,600
full-time jobs and over $167 million dollars of capital
improvements including:
• $3.8 million of infrastructure improvem~ts ... including roadway and flood control projects
in South Kearny along Jacobus and Hackensack
Avenues.
• $3 million of streetscape improvements along
Kearny Avenue.
., • $900,000 of public safety improvements including
the purchase of new police cars and surveillance
cameras.
./
• $57,000 thousand dollars of litter contro'l '• projects.
The KEDC has undertaken significant economic
development planning efforts over the past several
.years. The Town and the KEDC has retained a
consultant team to prepare a Strategic Plan forth~ UEZ
area in Kearny. The Plan identifies goals and objectivc:s
and establishes a comprehensive planning approach ·
to economic development within the UEZ designated
areas. Further, the Plan details action strategies
designed to implement the goals and objectives.
As part of the Strategic Plan approach, the Passaic
Avenue and the Schuyler Avenue areas have been
designated as redevelopment areas by the Town Council
in 2000. This designation provides the Town and the
KEDC with another planning/implementation tool
to be used in coordination with the UEZ regulations.
Redevelopment Plans for the designated areas have
been adopted and are elements of the KEDCStrategic
" Pl~. ( Redevelopment Area Map to be inserted)
The Redevelopment Plans supersede the existing
zoning for the areas and institute new use, bulk and
design standards to attract new investment and ensure
quality Q.evelopment .
The Passaic Avenue Plan calls for the transformation
of the industrial and commercial properties along
the Passiac River into a ·regional, mixed-use, urban
entertainment destination featuring new housing,
shopping and recreational activities. The P1an seeks
to reconnect the Area with the surrounding Uplands
neighborhoods through new pedestrian connections,
which terminate in a riverfront walkway along the
Passaic River. The Plan calls for the adaptive re-use
of s~veral of the exist.i.Jlg buildings for housing and
commercial activities and proposes detailed streetscape
improvements to enhance. the image of the Area.
The Schuyler Avenue Plan proposes to revitalize the
Area between the Eastside of Schuyler Avenue and the
Meadowlands District bOUndary with a combination ·. . of new commercial, light.:kdustrial, mixed-use and . . ··~·· . recreational uses. The Pi~. seeks to complement
~~~t Jmy2002--------------------~--------~------------------~
and expand upon recent redevelopment plans in the
Meadowlands by establishing a large-scale commercial
district along Harrison Avenue and light industrial
activities along the district boundary.· Infrastructure
improvements, including new internal roadways, are
proposed to improve access and remove truck traffic
from surrounding residential areas. The Plan seeks to
promote new economic activity within the Area while
reintegrating the properties along Schuyler Avenue
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. ' --
into the neighborhood commercial character of the
Uplands.
The Kearny Avenue Commercial Corridor, which
is part of the UEZ area, is currently undergoing a
streetscape project. The $2.5 million dollar project is
deSigned to enhance the appearance of the corridor
and includes decorative sidewalks, new street furniture
and street trees.
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As part of the UEZ efforts, the Town recently received
a USEDA Grant to extend and improve Bergen
Avenue from Schuyler Avenue to Harrison Avenue.
The $3.3 million-dollar project will assist in alleviating
the flooding in the area and provide much needed
infrastructure improvements, which will "open up" the
area between Schuyler Avenue ·and Harrison Avenue
for economic development. The project is being
coordinated with the efforts of the HMDC.
South &arrry
Although the 1983 Master Plan did not focus upon
the South Kearny Area, the 1991 Master Plan Revision
explored several issues including improving job
generation and tax ratables, and the reduction of visual
blight. The 1991 Report went on to recommend that
South Kearny be updated with more contemporary
zoning standards and rezoned into two distinct districts:
SKM-1 and SKM-2, (South Kearny Manufacturing 1 &
2).
The major difference between the two zones revolves
around trucking terminal uses. Trucking Terminals
would be permitted within SKM-1 as a matter of
right, while trucking terminals would be prohibited
in the SKM-2 Zone. The report recommended that
various incentives be employed to encourage the
transition away from trucking-oriented uses toward
light industrial and manufacturing activities in
SKM-1. This recommendation was consistent with the
stated objective of increasing ratables and reducing
the imbalance of truck oriented uses throughout the
July 2002
peninsula.
These recommendations, although not implemented,
have.become increasingly valid due to a number of
factors. These include the prevailing land use pattern,
recent redevelopment efforts and anticipated regional
port improvements.
South Kearny has developed in response to its location
at the headwaters ofN ewark Bay and its position astride
the national rail and road network. This has led the
peninsula to develop both as a manufacturing center in
south, around River Terminal, and as a transportation
center in the north, alongside the CSX and Norfolk
Southern rail depots. Decades long changes in both
manufacturing and rail transportation have resulted_in
the introductioJ?. of a third significant land use to the
peninsula, trucking/distribution. As detailed on the
Existing Land Use Map, the prevailing lapd use pattern
of South Kearny is anchored by rail facilities north of
Pennsrlvania Avenue andindustrial activities south of
Lincoln Highway with a mix of public, industrial and
trucking-related uses in between.
A number of significant projects are currently being
developed, which will increase the scope and nature
of economic activity in South Kearny. These evenJ
are centered upon the expansion of the regional port
system to capitalize upon NAFIA and other recent
free trade agreements. The most important projects
include the dredging of Newark Bay to accommodate
large-draft container ships, the construction of the
truck~dedicated· Partway system to move containers
between the ports and surrounding intermodal
facilities and the diSsolution of Conrail into privately
held CSX and Norfolk Southern. The Port Authority of
New York and New Jersey anticipates that these changes
will contribute to a doubling of port traffic by 2010 and
a ten-fold increase by 2040.
Proper planning is crucial for South Kearny to fully
capitalize upon anticipated growth. If the recent
expansion of the nation's largest port in Long-Beach-
Los Angles can serve as an example, international
trade will generate a local demand for industrial
related activities, including manufacturing, value
added manufacturing and warehousing. Increased
port traffic will also create increased intermodal
activity, as more and more containers are shipped by
a combination of rail and trucks. The core planning
issue therefore revolves around establishing a balance
between land uses to ensuie that existing activities can
continue to grow and develop.
Jmy2002----~------------------------------------------------~
Central to this balance is ensuring that intermodal
oriented truck uses do not monopolize the peninsula's
transportation network or land area. While the
continued movement of trucks in distribution-activities
is important to South Kearny's economy, the long-term
storage of trucks and trailers is not a productive use
of limited land and results in visual blight The visual
blight resulting from unregulated container storage
not only discourages revitalization of South Kearny, but
also adversely affects the entire image of the Town.
It is therefore recommended that South Kearny be
rezoned intd two separate Districts SKI-N, (South
Kearny Industrial-North) and SKI-S, (South Kearny
lpdustrial-South), with the major distinction that truck
terminals are not permi~ted within SKI-S.
As indicated on the· Proposed Land Use Map, the line
between the two zones follows the prevailing land
use pattern and recognizes the need for continued
expansion of both manufacturing and intermodal
activities.
It is also recommended that the new Zoning Districts
contain new bulk and design standards to further
.regulate the physical appearance of the Area and
create a modern, industrial setting. Particular
emphasisshould be placed upon setbacks, permitted
storage areas, container storage heights, screening
and signage.
The Meculowlands
The 1991 Report notes the 1983 General Policy .
Statement and subsequent recommendations
regarding Land Use within the Meadowlands as:
• To encourage planned, controlled growth within
the Kearny Meadowlands.
The Town continues to support plans for industrial
and commercial development in the Meadowlands
provided:
1. Necessary roadway improvements are
constructed to accommodate additional traffic
volume generated by the development.
2. Necessary utility improvements are provided to
accommodate additional infrastllJ.cture.
3. Adequate open space is provided.
A great deal of activity has occurred within the
Meadowlands Area since the 1991 Report. In 2001,
the name of the State sanctioned administrative
agency was officially changed from the Hackensack
Meadowlands Development Commission (HMDC) to
the New Jersey Meadowlands Commission (NJMC).
In ·1996, the Belleville Thrnpike Redevelopment Plan
was approved for the Area in the vicinity ofBarczewski
Street. The Plan proposes the construction of
infrastructure improvements in the forin of roadways
1~2002--------------------------------------------------------~
· and sewers to encourage the redevelopmem of the
Area as a regional warehouse-distribution center.
The improvements were completed in 2000 and new
development is currently taking place.
In 2000, the Commission adopted the Kearny
Area Redevelopment Plan for the redevelopment,
remediation and conservation of the former landfill
areas south of Belleville Twnpike and west of theN ew
Jersey Turnpike. Key economic features of the Plan
include the proposed construction of the Bergen
Avenue Extension between Schuyler Avenue and
Harrison Avenue, establishment of light industrial
activity in the vicinity of the Keegan landfill and new
large scale retail activity along Hani~on Avenue.
Key environmental features of the Plan include the
designation of the Kearny Freshwater Marsh as an
environmental conservation area for active and passive
recreation and proposed linkages of the Area to the
Meadows Path recreational trail. Planned Commercial
and light Industrial Areas within the Meadowlands were
designated as part of the KUEZ in 1998. The proposed
redevelopment of the Meadowlands is consistent with
the goals and recommendations of the 1991 Report.
General Land Use Recommendations
The following details the status of the 1991 Master Plan
Revision ·general zoning recommendations:
• New multi-family residential zone: The 1991
Master Plan Revision recommended that the
zoning ordinance be revised to include a multi
family residential zone that would incorporate
the major multi-family housing developments in
the Town. 1bis new zone which was designated
R-4 would consist of four sections in the Town in
which large scale apartment style development has
occurred. The R-3 zone which currently permits
multi-family residential apartments was to be
revised to permit multi-family development in.
the form of converted homes containing three or
four units. According to the Master Plan off-street
parking should be incorporated into this district
wherever feasible. 1bis recommendation was not
implemented but continues to be an appropriate
land use proposal.
• Devon Street, Wilson Avenue and Davis Avenue:
The 1991 plan recommended that the area located
north of the Town of Harrison, east of Devon
. Street, south of Wilson Avenue and west of Davis
Avenue be rezoned from R-3 to· R-2. The area
contains a predominance of one and two family
homes and therefore the rezoning to R-2 would
reflect the existing development pattern. This
land use recommendation continues to be valid
and should.be implemented through rezoning.
• Chestnut Street, Liberty Street, Devon Street and
Garfield Avenue: The area bound by Chestnut
Street, Liberty Street, Devin Street and Garfield
Avenue is presently zoned R-2. However, it has
a pattern of development consistent with the
surrounding R-2 neighborhood and was proposed
to be rezoned to R-2 from R-3, This recommenda
tion was not implemented but continues to be to
remain valid.
.. • South of Chestnut Street, Liberty Street, Devon
Street and Garfield Avenue: This area is presently
zoned R-3, however, exhibits the same land use
characteristics as the surrounding R-2 diStrict and
was recommended to be rezoned to R-2. This
recommendation has not been implemented but
continues to be a valid.
• NewarkandjerseyCityTumpike,commonlyknown
as Harrison Avenue: This corridor is currently
zoned M. Manufacturing and was recommended
to be rezoned to light industrial to increase the
redevelopment potential by encouraging office
research uses. This area was recently designated
a redevelopment area. Redevelopment will be
addressed through the Schuyler Avenue and
NJMC Kearny Area Redevelopment Plans of which
this area is a part.
• Public Use Zone: The 1991 Master Plan Revision
recommended the creation of a public use zone
that would include all Town OWned parkland ..
This recommendation was not implemented
but continues to remain an appropriate land use.
proposal.
The 1991 Report contained the following general
policy statement seeking to:
• maintain a consistent buffer between heavy
industrial and residential ·sections of the
community.
This goal has been addressed and expanded upon
by the Passaic and Schuyler Avenues Redevelopment
Plans, which seek to insulate the Town's Upland
residential neighborhoods by proposing the
relocation of existing heavy industrial activities away
from neighborhood areas. The Redevelopment
Plans in conjunction with the KUEZ Strategic Plan
seek to enhance the neighborhood character of the
Uplands by introducing new commercial, housing
and recreational activities in place of current heavy
industrial uses. The Plans recognize that heavier
industrial activities are more appropriately located
within South Kearny· and the Meadowlands, which
because of their geographic location are naturally
removed from surrounding residential areas.
Circulation Progress Report (1991-2002).
The 1991 Master Plan Revision established the
following General Policy Statements regarding
circulation:
• To maintain andimprove the street and circulation
system and provide access to all segments of the
Town, where feasible;
• · To relieve the congested parking situation along
Kearny Avenue, Midland Avenue and in ndghbor
hood shopping Areas.
• To improve the safety of pedestrian and vehicular
traffic flows.·
• . To guide the location of regional highway facilities
to avoid negative impacts to residents and the local
economy.
The Revision also updated the status of following
circulation recommendations from the 1983 Master
Plan, many of which are relevant in light of recent
redevelopment planning:
·J1ily2002-----------~---~-----------..
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• The development of a new industrial collector
road parallel to the east of Schuyler Avenue,
extending from Bergen Avenue to northward of
Gunnel Oval.
This recommendation has been incorporated into the
_Schuyler Avenue Redevelopment Plan as an interior
service road between Schuyler Avenue and Bergen
Avenue. Access to Schuyler Avenue 'has yet to be
determined.
• The continuation of Bergen Avenue eastward (as
a local service street, but avoid heavy commercial
traffic or connection to regional highways.)
This recommendation has been addressed through the
planned construction of the Bergen Avenue Extension.
The inclusion of large districts of light industrial
activities within the Meadowlands and Schuyler Avenue
Redevelopment Areas however, dictates that the Areas
should be connected to the regional highway network
along Harrison Avenue. This action is consistent with
the goal of insulating residential neigborhoods from
industrial activities, including heavy truck traffic:
• Schuyler Avenue to revert to local collector with
no widening.
This will be made possible by the construction of the
Bergen Avenue Extension and the construction of new
interior drives in the Schuyler Area, which will provide
a diversion for truck traffic.
• The Town solicit funding assistance to Reconstruct
Harrison Avenue and widen the arterial to four
lanes between its intersection with ~elleville
Turnpike and Interstate 280.
This recommendation has been implemented.
• The Town should also solicit funding assistance to
install a manualS-way light to regulate egress from
Gunnel Oval following major sporting events.
This recommendation has been modified and included
in the Schuyler Avenue Redevelopment Plan as part
of proposed circulation improvements.
• Pursue an off street parking study on Kearny
Avenue, Midland Avenue and in neighborhood
shopping areas to investigate possible methods
of relieving congested parking conditions.
A parking study was conducted in '1997. The plan
recommended a variety of techniques to address
parking issues in Uplands commercial areas. These
techniques included adding .meters, adjusting meter
times and increasing meter fees. While meter fees have
been increased in areas of Kearny Avenue, which have
undergone streetscape improvements, other parking
study recommendations have not been implemented.
It is recommended that the study be updated and the
finding be reevaluated.
• Traffic generated by employment, truck deliveries,
and shopping activities should be served by the
major circulation corridors, and non-local traffic
in residential areas should be discouraged where
possible.
This recommendation has· been incorporated as a
central goal in. the Schuyler Avenue, Passaic Avenue,
and KUEZ Strategic Revitalization Plans.
• The Town should guard against over-intensivifa
cation of areas already impacted by high traffic
volumes. Where heavy traffic volumes isolate and
discourage the use of parks (such as along Passaic
Avenue), the construction of pedestrian overpasses
should be considered.
_The essence of this recommendation, encouraging
pedestrian activity and enhancing the pedestrian
environment is one of the core goals of the Schuyler
Avenue, Passaic Avenue, and KUEZ Strategic
Revitalization Plans. Pedestrian access across busy
streets has been addressed through the addition of
general streetscape improvements, which incorporate
traffic calming measures. These measures include new
lights, crosswalks and signage.
• The Town should consider soliciting funding
assistance to construct pedestrian underpasses
beneath the railroad to link Gunnel oval with
the proposed bikeway/pedestrian connector to
DeKorte State Park.
The Schuyler Avenue Plan calls for establishing linkages
to the Meadowlands recreation_system. The nature of
the connections have yet to be determined. ·
• Investigate alternative alignments ofRoute 17 from
Route 3 to I-280 .
The extension of Route 17 has been proposed for
a number of years. To date, no definitive alignment
has been deternrined. Any future alignment should
consider the existing environmental conditions and
be coordinated with the Redevelopment and Strategic
PI~ of the Town of Kearny and NJMC.
Utilities and Community Facilities
The Town of Kearny purchases 12 million gallons of
water daily from the Northern Jersey District Water
Supply Commission. The Town's water needs are
approximately 6 million gallons a day. Until 2001,
the Town had a contract with the East Orange Water
Commission to operate and manage the municipal
water utility. In early 2001, the Town negotiated a
settlement to sever its contract with East Orange. The
Town has created a municipal water department, which
will continue to provide repairs and maintenance of
water mains and fire hydrants. The Town will also
continue to purchase its water from the North jersey
District Water Supply Commission, and also expects
to broker its excess water to other communities to
generate additional revenue. Meter reading, billing,
collection and customer service for the Town's water
system are being addressed through a three-year
contract with United Water.
1~2002------------~------------------------------------------
Communi~ Policing
The Town has experienced changes in the composition
and nature of its Police Department since 1991.
The tota:l number of officers in 1994 was 101. The
Department is currently up to 118 sworn members,
including recruits currently in the Police Academy.
The Department has also increased its presence
throughout the community by instituting regular
bicycle patrols and establishing a 24-hour sub station
at the intersection ofBelgrove Avenue and Grant Street
and in the South Kearny Area. Both Sub Stations were
funded by the KUEZ.
Passaic River Boat lAunch· (: The Town is continuing to ensure public access to the
Passaic River through the upgrade of the boat launch in
the vicinity of Passaic Avenue and Bergen Avenue. The
launch area provides both access and parking and is
located within a public park. The Town is investigating
minor upgrades to the facility. It is anticipated that
it will serve as a recreational feature of the planned
Passaic Avenue Redevelopment efforts.
C. Significant Changes Impacting the Master Plan .
S incetheTownadoptedits 1991 Reexamination
Report, there have been significant changes
~at the lo~al, state and county level affecting .
the assumptions, policies and objectives forming the
basis of the Master Plan. At the state and county level, a
number of new laws, programs and planning initiatives
have been adopted, which provide new technical
and financial resources for the revitalization of New
Jersey's towns and cities. Many of these programs and
legislative initiatives have had a positive impact upon
the Town and complement the Town's redevelopment
efforts. These include the following:
Changes at the Local Level
Population and Demographic Changes
The Town of Kearny has experienced a number of
significant changes in its population and demographic
characteristics since the adoption of the 1991 Maste~
Plan Revision. These changes include the following:
Population. Kearny's population is growing. According
to the 2000 US Census; the Town's population has
increased by 19.5% per.cent since 1990, or a total
of 6,6~9 persons. On face value, this increase is
significant, but may be misleading. The 2000 Census
includes the population of the County prison in South
Kearny, that was not included in the 1990 census. Actual
Town population growth, not including the prison
population has likely remained steady, with modest
uicreases due to infill. As redevelopment efforts
continue and new housing is built, it is anticipated
that the Town's population will continue to increase.
In general, K!!arny has experienced economic stability
characterized by low unemployment and service sector
growth since the peak recession year of 1992. Not only
is Kearny experiencing its lowest unemployment rate
in a decade, but the Town's 4.0 percent unemployment
rate is lower than the County's unemployment rate of
5. 7 percent.
Private Sector Employment, 1993· 1998 Town of Kearny
Number ol Employees 1993 1998
Agriculture 0 30
Construction 826 460
Monufoduring 3,295 3,286
Trons., Comm, Ut. 3,768 3,953
Wholesale Trade 1,577 1,760
Retail Trade 1,807 1,793
FIRE -564 410
Services 3,021 4,054
Total 14,856 15,926
Good-Producing Sedor 4,121 3,956
Service-Producing Sectar 10,735 11,970
Sou·rce: N1 Department of Labor
Industries are broken down into two sectors, the
goods-producing sector and the service-producing
sector. Manufacturing is part of the goods-producing
sector of the economy. The employment trends in
Kearny and Hudson County are moving away from
the goods-producing sector and toward the service
producing sector. The service-producing sector
July2002---------------------------'--~
includes: transportation, communications and utilities;
wholesale trade; retail trade; finance, insurance and
real estate (FIRE); and ~ervices.
The Town of Kearriy experienced an overall increase
in employment in the service-producing sector from
10,735 to 11,970 during the 1993-1998 period. This
trend is expected to continue as the Town's economy
continues to transition toward wholesale trade and
service based activities.
Kearny Urban Enl:erJrrise Zone
The most significant changes impacting both
the Town's long-range planning and immediate
revitalization efforts have resulted from the efforts
of the Kearny Urban EnterpriSe Zone. The KUEZ
has developed long-range redevelopment plans
for the Schuyler Avenue and Passaic Avenue Areas
as components of its Strategic ReVitalization Plan.
These plans will dramatically change the land use
pattern for these areas by introducing new economic,
residential and recreational opportunities to former
industrial Areas.
Changes at the County Level
Hudson County has eXperienced significant economic
growth within the past decade, with the vast majority of
growth occurring along the 'Gold Coast' of the Hudson
River. According to the Hudson County Strategic Plan
Hudson County has entered a period, of sustained
growth, which will result in large employment gains.
Future development activity is_ expected to produce
over 23,000 new dwelling units and 17.4 million square
feet of industrial space. It is expected that the Town
of Kearny will share in this growth.
In response to recent. physical, economic and
demographic changes, Hudson County has initiated
two significant planning efforts consisting of the 1999
Hudson CoUnty StmtegicR.evitali.zationPlan and the 2001
Hudson County Master Plan. These two documents
build upon the designation of the Hudson County
Urban Complex, which recognizes the functional
integration of the County's twelve municipalities and
the corresponding need for integrated planning.
The two documents are complementary efforts and
together provide a comprehensive framework for
coordinated county and inter municipal planning
leading towards County-wide revitalization.
Hudson County Master Plan
The 2001 Master Plan provides a technical analysis
of existing conditions and issues facing Hudson
County. The Master Plan includes nine separate
elements including a Land Use Plan, Circulation Plan,
Economic Plan, Housing Plan, Community Facilities
Plan, Utilities Plan, Social Services Plan, Conse~tion
Plan and Historic Preservation Plan.
The Hudson County Master Plan has the following
five core goals:
•
•
•
•
To improve the overall quality of life in Hudson
County.
To provide for the economic revitalization of the
C~unty's commercial and industrial base.
To preserve the character of existing· well
established neighborho~ds.
To improve the transportation network.
• To increase the Tax base.
Hudson County Strategic Revitalization Plan
The 1999 Hudson County Strategic Revitalization Plo.n
complements the Master Plan and establishes a vision
and identifies the specific action strategies, which are
necessary to achieve County-wide revitalization. The
Strategic Revitalization Plan proposes a three-tired
approach and integrates economic development, labor
force and quality of life issues together.
Changes at the State Level
The State Development and &development Plan
The New Jersey State Development and Redevelopment
Plan was readopted on March 1, 2001. The Plan was
prepared through a cross-acceptance process that
compared ~e planning policies among various
government levels with the purpose of attaining
compatibility among Municipal, County and State
Plaris. Hudson County has taken a unique approach
to the SDRP by being designated an Urban Complex.
The Urban Complex designation recognizes Hudson
County's highly urbanized and integrated character
and provides the opportunity to implement the
SDRP on a County-wide basis. The SDRP emphasizes
center-oriented development patterns to create
'Communities of Place.'
As part of the County's second cross acceptance
process, a report was completed and adopted in
May 1988. The report assesses the County's present
situation and provides for a comparison with 1991
issues. The report established an umber of significant
issues important to the health, safety, welfare and
quality of life for Hudson County residents.
Council on Affordable Housing (COAH)
Under the Fair Housing Act and COAH Regulations,
each municipality has a fair share affordable housing
obligation. The Town of Kearny adopted a Housing
element Fair share Plan in 1989 in order to address its
affordable housing obligation. Due to the continuing·
need for affordable senior housing an affordable senior
housing development has recently been proposed off
of Schuyler Avenue. The Schuyler Avenue and Passaic
Avenue Redevelopment Plans also contairi districts to
provide for anticipated senior housing needs
Telecommunications Facilities
The siting of telecommunications facilities has become
a significant land use issue. It is recommended that the
Town consider adopting an ordinance which regulates
their locations and establish standards consistent with
Federal and State regulations and law.
Jruy2002--------------------------------~------------------~~
Group Homes
In January of 1998 the Municipal Land Use Law was
amended to address group homes in residential
neighborhoods. NJ.S.A. 40:55D-66.1 states that
"community residences for the developmentally
disabled community shelters for victims of domestic
violence, community residence for the terminally
ill and community residence for persons with head
injuries, shall be a permitted use in all residential
districts of a municipality, and the requirements
therefore shall be the same as for single-family dwelling
units located within such distrlcts." This change should
be incorporated into the revised Land Development
Ordinance.
Residential Site Improvement Standards
The Residential Site Improvement Standards (RSIS)
were adopted in January 1997 and govern any site
improvements carried out in connection with a
residential development application. According
to the Statute, the RSIS are intended to create
uniform guidelines and ensure predictability. The
rules supersede municipal standards for residential
development. The rules took effect June 3, 1997.
It is recommended that the Town join with other
municipalities in the County as recommended under
the County Strategic Plan and request a Special Area
Waiver to amend the Land Development Ordinance
requirements of the RSIS.
·Montclair Connection
The Montclair Connection consists of the electrification
and construction of a rail link between NJT's Boonton
and Montclair Branch Lines. The project will create
high-speed rail service for western Essex County
communities, but will result in the elimination of
rail service through Hudson County on the Boonton
Branch and the subsequent closure of Ar1ignton
Station in Kearny. Approximately sixty passengers
utilize the station on a daily basis. It is recommended
that alternative commuter rail service options be
pursued with New Jersey Transit.
D. Recommended Changes for the Town's Master Plan and land Development Regulatious
K earny haS recently undergone a series of
significant planning efforts by both the
KUEZ and NJMC, which has resulted in
redevelopment plans for the Passaic Avenue, Schuyler
Avenue, Belleville Turnpike and Meadowlands Areas ·
as well as a Strategic Revitalization Plan for the Urban
Enterprise Zone. Additionally, South Kearny is currently
in the midst of potentially significant changes resulting
from regional planning efforts and changes including
the break up of Conrail into Norfolk Southern and
CSX, the expansion of the Northern New Jersey-New
York City port system and the Partway Project. These
plans and events will fundamentally alter the land
use, circulation, housing, economic, open space and
recreational patterns of the Town while opening up
large tracts of land for new uses and activities.
The redevelopment of the Meadowlands Area, while
under the jurisdiction of the NJMC, will dramatically --impact surrounding land uses and open up thousands
I 1 of acres of previously underutilized land within Town
for more productive economic and recreational use.
The establishment of new economic activities and
transportation. improvements combined with the
environmental remediation of the Kearny Marsh will ~
\ significantly change the overall land use pattern of the
Town by connecting the Uplands with South Kearny
and creating a completely new activity center.
The redevelopment and remediation of the
Meadowlands will most directly impact the Schuyler
Avenue Are·a, creating new economic, housing,
commercial recreational and light industrial
opportunities that are contained within the
redevelopment Plan.
The Passaic Avenue Redevelopment Plan will further
expand the residential and neighborhood commercial
areas of the Uplands to the Passaic River. Additionally,
the Passiac Avenue Plan will create new recreational
opportunities by establishing public access to the
Passaic waterfront.
As a result of KUEZ planning efforts, the Town's
upland commercial core, centered along Kearny
Avenue, is being revitalized with new businesses
and improvements. These efforts may lead to the
establishment of increasing smaller-scale mixed-uses
replacing larger exclusively commercial activities.
While the Strategic Revitalization Plan provides
comprehensive economic framework for the
revitalization of the Town's commercial and industrial
sectors the redevelopment plans and action strategies
also create new housing, recreational and open space
opportunities.
The sum of these new opportunities results in a
fundamental restructuring of the Town land use pattern
and correspondingly impacts almost every element of
Jmy~02----------~------------------------------------------~
the Master Plan. It is therefore recommended that to
fully capitalize upon these significant planning efforts
tJ:e Tom1 consolidate these separate planning analyses
and policies into a single, comprehensive document
and prepare a new Master Plan for the 21st century.
A new Master Plan presents the Town "with the
opportunity to address,recent and potential change
by establishing a comprehensive vision for the future
that for the first time integrates the Uplands, the
Meadowlands and South Kearny under a single plan.
A new Master Plan will allow the Town to prepare a
new base map indicating the limits of the entire Town
and reflecting the zoning and circulation changes
resulting from recent redevelopment efforts and the
Partway Project The current municipal maps were last
amended in 1965 and separately depict the Uplands
and South Kearny, while ignoring the Meadowlands
altogether.
A new Master Plan will allow the Town to update its
Housing Plan to accurately reflect changes to both the
1990 and 2000 Census and to address the resulting
demographic changes, which include an increased
need for senior housing. ·
open space
The Town has an extensive open space system along
the Passaic River north of Bergen avenue and west
of Passaic Avenue to the municipal boundary with
the Borough of North Arlington. There are however
a number of outparcels that are privately owned or
developed. It is recommende:d that the Town consider
purchasing these out-parcels and incorporate them
into the existing park and open space system. It is also
recommended that a continuous waterfront walkway
be established along the Passaic river that connects the
existing Park system with the Redevelopment Area.
One of the Recommendations in the Schuyler
Avenue Redevelopment Plan is the creation of a
linear greenway system connecting Town, County and
Meadowlands open space and recreation areas utilizing
the existing rail right of way that serves as the NJMC
District boundary. This recommendation is consistent
with the NJMC recreation and open space Plan and
improvements should be coordinated between the
Town and NJMC.
In order to create a comprehensive open space
and recreation network it is recommended that a
comprehensive open space plan be prepared, which
is consistent with the NJDEP regulations. This will
enable the Town to tap into State Green Acres funding
sources.
Senior Hou.sing
The Town has responded to the increased need for
affordable Senior Housing. Developers were ~elicited
for the redevelopment of a former industrial site
along Schuyler Avenue. A developer was chosen who
proposes to create approximately 40 affordable Senior
units.
Land Development Regulations
The Town Planning Board completed a comprehensive
review ofT own Development Regulations in 1997. This
resulted in a number of recommended changes and
a revised zoning map. The Town adopted the South
Kearny zoning changes in 1999*. The zoning changes
were subsequentially invalidated on procedural
grounds. It is recommended that the Council review
the 1997 changes as well as the recommended changes
to South Kearny and other changes contained within
this Reexamination report
* The 1991 Master Plan ReviiiD'T! and this both recommended
m.D'Tiing South Kearny into two distinct districts. The plans differ
D'TI the location of the proposed wning boundary and the names of
the districts. For clarity, this report designates the two umes South
.Kearny M~nufacturing North and South .Kearny Manufacturing
South instead of South Kearny Manufacturing 1 &2
Jmy2002------------------------------------------------------11
E. Recommendatious of the Planning Board Conceroing the Incorporation of Redevelopment Pbms into the Land Use Element of the Master Plan
S ince 1991 the Town has adopted the Passaic
,~')Avenue Redevelopment Plan in October of
~ 2001. The Schuyler Avenue Redevelopment
Plan was recently adopted by the Town Council.
Finally, the Belleville Turnpike Redevelopment
Plan and the Kearny Area Redevelopment Plan were
adopted by NJMC in 1996 and 2000 respectively. The ·
Redevelopment Areas should be delineated on the
Kearny Zoning Map.
It is recommended that the South Kearny Area be
reviewed as a potential Area in need of rehabilitation.
This potential designation will assist the Town in its
economic revitalization efforts.
Newark Waterfront Page 1 of2 ·
home I abouJ. tJ'Ie pro5;~ I site.~ontext I d~lgn 8t plannlnQJo:Y_ork I cas~ st!J~ti..~ 1 wh"-t n,akes a_ great .w:~t~ront
new:
March 4 Placemakln_g Workshop Res!JitS
also:
Jan 13 Placemaklng Workshop Results
key participants and stakeholders:
Abutters and Neighbors:
N~. Jersey Performing Arts Q;!JJter General Services Administration I Federal Bureau gf Jnvestlgatlon Matrix Development Group Newark Real Estate Board Public Service Electric & G<!S Company Rutgers - Newark Seabra Group Ironbound COmmunity Corporation
Agencies:
New Jersey Department of Transportation · <;:lty of Newark Federal Highway Administration U.S. Arrriy Corps of Engln~rs New Jersey Transit New Jersey Department of Environmental Protection New Jersey_ Ecoi]Qmlc Deyelopment Authority
Consultants:
Edwards a~ Kelcey, Inc. P.ro!ect for Public Spaces, Inc. Connection-Newark \{ql1rijer Associates, LLP J>ctul Segal Associates, ..;rchlteqs
New Jersey Department of Transportation Newark Waterfront Community Access Study
The Newark Waterfront Community Access Study (NWCAS) is a Public Outreach Program being implemented by the New Jersey Department of Transportation to determine pedestrian access links from Downtown Newark to the Passaic Riverfront park across McCarter Highway (Route 21), which is currently being widened and realigned, from Raymond Boulevard to Bridge Street in Newark's central business district.
Over the past several years, in consultation with the CitY of Newark, the engineering firm of Edwards and Kelcey, Inc. of Morristown, NJ has designed and prepared construction plans for a length of Route 21 that includes this segment. In the spring of 2002, a construction contract for this portion of the highway was awarded, with construction work beginning this past summer.
While the Route 21 widening is under construction, NJDOT is working to build consensus among local stakeholders for ' provisions along the highway to enhance pedestrian access. As a result of further consultation in 2002 between NJDOT and the City of Newark, chqnges of plans have already been implemented to mod·ify turning lane provisions at Raymond Boulevard and Lombardy Street to enhance pedestrian movement at these intersections.
Currently, at the Center Street intersection, both at-grade and grade-separated solutions are being explored. Edwards and Kelcey is heading a public outreach team for NJDOT that includes Project for Public Spaces, Inc., a NYC-based organization that specializes in creating ·successful urban places; Vollmer Associates, who have supplieq landscape· design elements to the Route 21 widening project, and Connection-Newark. As the result of numerous meetings with the City of Newark and local stakeholders, this team of consultants has investigated numerous design alternatives for the Center Street/Route 21 intersection. Several concepts have been developed to enhance the at-grade pedestrian crossing, and a number of designs for a pedestrian overpass have been sketched as well.
On December 2, 2002, NJDOT gathered a group of City of Newark officials, state agency representatives, and local stakeholders at Newark City Hall to explore various funding sources, align project objectives, and solidify next steps. At this and a subsequent meeting it was determined that prior to agreeing upon and designing a crossing solution or solutions to be built by NJDOT at
http://www. pps.orglnewark/process.htm
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4/16/2007 .
Newark Waterfront
c;Jar~e, .~a~gn, HJ11tz J;hrenkranz, Ec_k~ut & Kt,~))n Louis Berger Group, Inc. URS/BRW
© 2003 Project for Public Spaces
this location, uses of the space and programming of activities on either side of McCarter Highway need to be determined by a
. cross-section of stakeholders, neighbors, and the general public, with input from various agencies. Taking a Context-Sensitive approach to this i]lnovative transportation project, NJDOT is committed to the belief that the right solution will emerge only after efforts are made to consider the ideas and needs of those who will be regular users of the facility.
On January 13, 2003, NJDOT and the City of Newark gathered a committee of local stakeholders together with a broad array of public agency representatives and consultants to participate in a Placemaking charrette. The intent of this exercise is to begin creating a collective vision for Newark's waterfront among the entities most closely associated with it.
On December 2, 2003 a public meeting was held for the purpose of presenting the vision that has emerged from this collaboration to all stakeholders and obtain feedback on the concept that has been developed thus far.
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4/16/2007