History of the Emerson Redevelopment: Part VI (January through June 2016)
This is the sixth in a series of historical background facts on the history of Redevelopment in Emerson.
2016 was indeed a pivotal year for Emerson’s downtown business district. By Resolution dated January 6, 2015, the Council, in a vote of 4-2, authorized issuance of our fourth Request for Proposals (RFP). That RFP was issued on January 8, 2016. (See link to Resolution 21-16 and January 8, 2016 RFP ) That request included all but two of the properties which comprise Block 419; the parcel that was occupied by Ranchero Cantina (and presently by Cinar) was not included, as well as the new building constructed next to it. The “subject area” is set forth on page 4 of the RFP, which provided that “any proposed redeveloper will be required to establish a plan to address the existing businesses for the purpose of limiting any disturbance to their ongoing operations”.
Four (4) redevelopers submitted proposals, JMF Properties, Woodmont Properties, Merida, Capodagli Properties and Hornrock Properties. JMF and Woodmont presented their proposals to the Council on March 1, 2016 (see link to Minutes of 3 1 16 meeting), with Merida, Capodagli Properties and Hornrock Properties presenting to the Council on March 15, 2016. (See link to Minutes of 3 15 16 meeting and links to articles from the Record dated March 3 , 2016 and March 17, 2016)
During the March 15 presentation, a representative of the owner of the Ranchero Building, Al Lapatka, appeared together with George Capodagli, advising the Borough that he wanted to have the restaurant property included in the project. As a result, the developers were asked to amend their plans to include that property. It was decided that the developers would present their revised plans to include the restaurant property at the next Mayor and Council meeting. (See 3 17 16 Record Article)
On March 29, 2016, the Borough Administrator and I met with a representative of the Cork and Keg business for the purpose of discussing its relocation next door to the newly constructed retail space. The meeting, which included the owner of the newly constructed building, was summarized by our Borough Administrator with the observation that “[t]here is a very good possibility that the Cork & Keg will relocate from 188 Kinderkamack Road to 200 Kinderkamack Road (literally next door)”. (See Borough Administrator’s email dated March 29, 2016) Favorable terms, including a period of free rent, were offered and the space was kept vacant for many months while the business contemplated the move. (See link to March 29, 2016 email from Borough Administrator Hoffmann to various parties)
The three (3) finalists (Woodmont had dropped out after making its initial presentation) presented again on April 5, 2016. Capodagli proposed 229 units, Hornrock 155 units and JMF 134 units. (See link to Minutes of 4 5 16 meeting) By Resolution 129-16 dated April 5, 2016, the Council, by unanimous vote of 6-0, ranked the three (3) remaining developers selected JMF as the first choice, followed by Hornrock and Merida. The developers were ranked for the purpose of continuing negotiations towards an acceptable Developers Agreement. (See link to Resolution 129-16 dated April 5, 2016 and The Record article dated April 6, 2016)
By letter dated May 13, 2016 Department of Community Affairs Commissioner Charles Richman confirmed that the properties which comprised the Redevelopment Zone were “within the Metropolitan Planning Area...Designated Centers...where the SDRP encourages development and redevelopment”. He also wrote that “[t]his designation is a tribute to the work Emerson has done”. (see link to May 13, 2016 letter)
A Redevelopment Agreement was negotiated with JMF which the Council, by Resolution 173-16 voted 4 to 0 to accept, with one abstention and one absence.(see link to June 14, 2016 Resolution 173-16 Authorizing execution of a redevelopment agreement with JMF Properties and initial Redevelopment Agreement)
The 2016 Council was initially comprised of four (4) Republicans, two (2) Democrats and a Democratic mayor. In June 2016, Chris Knoller (currently the Council President) changed his registration to Democratic, thus making the council evenly split with three (3) Republicans and three (3) Democrats, with a Democratic mayor. Thus, bi-partisan efforts continued to improve a deteriorated downtown business district.
As usual, please feel free to reach out with any questions to mayor@emersonnj.org.
I will pick up with the developments occurring in the second half of 2016 in my next offering.
Below is a link to Resolution 21-16 and the January 8, 2016 Request for Proposals, Minutes of 3 1 16 and 3 15 16 meetings, articles from the Record dated March 3, 2016 and March 17, 2016, Borough Administrator’s email dated March 29, 2016, Minutes of 4 5 16 meeting, Resolution 129-16 dated April 5, 2016, The Record article dated April 6, 2016, May 13, 2016 letter from DCA Commissioner Richman, June 14, 2016 Resolution 173-16 Authorizing execution of a redevelopment agreement with JMF Properties and initial Redevelopment Agreement.
Resolution No. 21-16 Authorize Reissuance of RFP for Central Business
Central Business District Request for Proposals 1-8-16
Mayor and Council Meeting Minutes of March 1, 2016
Mayor and Council Meeting Minutes of March 15, 2016
Record articles dated March 3, 2016 and March 17, 2016
Email from Borough Administrator Robert Hoffmann dated March 29, 2016
Mayor and Council Meeting Minutes of April 5, 2016
Resolution No. 129-16 dated April 5, 2016
Record article dated April 6, 2016
May 13, 2016 letter from DCA Commissioner Richman
June 14, 2016 Resolution 173-16 Authorizing execution of a redevelopment agreement with JMF Properties and initial Redevelopment Agreement.