Visioning

 VISION STATEMENT:2025 (PDF)

Subject: Rutherford to refer proposal to Visioning Committee

On Tuesday, January 24, 2006 the Mayor and Council passed a resolution to refer a proposal by the redevelopers, Linque Tarragon to the Borough's Visioning Committee.  The proposal envisions changes in the current plan for the area known as the Highland Cross Redevelopment Area. 

In 1999, the Highland Cross Redevelopment Area ("HCRA") was created after joint public hearings and approvals from the Borough and the NJ Meadowlands Commission ("NJMC") that were held throughout 1998. The area was the former site of the Borough's Joint Meeting property, a sewerage authority area that was contaminated.  The approval of the 26-acre area (approximately) included a designation that the area was in need of redevelopment in accordance with the findings of the public bodies and the State Statute governing redevelopments.  

Linque HC Partners LLC ("Linque") was designated as the redeveloper and a redevelopment agreement was executed between the Borough and Linque.  The redevelopment agreement called for the Borough to sell land to the developer, and for the developer to be responsible for environmental clean-up and remediation costs and liabilities.  Further, the developer was to and did construct a new DPW garage structure on part of the land while bearing $700,000.00 in costs towards its construction.  

Presently, it is the understanding of Borough officials that the designated redeveloper, together with a partner named Tarragon Corp., proposes to expand the HCRA and substantially change the current permitted project to a new project that will include residential, commercial-retail, and hotel construction, as well as public amenities.  The proposal includes the possibility of expanding the current HCRA to a total of approximately 52 acres, through purchase of land by the developers. The current approvals are for the development of two office buildings and a  hotel.

The proposal has been informally discussed with Borough officials.  An investigation for purposes of performing a fiscal impact study has been undertaken with cooperation of the Borough department heads, including the Superintendent of Schools.  An informal review of the proposed expansion lots is being conducted by the Borough Planner.  A brief presentation has been individually presented to members of the Governing Body.

To determine the impact the proposal will have on the Borough, its taxpayers, business owners, and school system requires careful review and analysis, substantial input from the public, the Borough, the Board of Education, and professionals before a decision can be made as to whether it is the type of project that will be a benefit.

The Visioning Committee will provide a forum for presentation to the public and discussion of the merits or demerits of the various parts of the proposal. The Visioning Committee was established to implement the goals and objectives of the Borough's Visioning Statement 2025. The statement, available on the Borough's website at www.rutherford-nj.com , was adopted in 2005 and plans the borough's future for 2025.   The Visioning Committee will review the proposal to determine whether it is in keeping with the goals and objectives of the statement.  

The current HCRA and the proposed final HCRA are partially located within the jurisdiction of the New Jersey Meadowlands Commission.   Thus, the public presentations and the legal zoning and site plan application process of all of the various elements of the project will be the responsibility of both the NJMC and the Borough.  Accordingly, representatives of the Borough will continue to solicit the NJMC's   input as well.

During this evaluation process the Borough will look towards its legal, financial and planning consultants for advice and assistance.  For this reason, the Borough required Linque to establish an escrow account to ensure that no taxpayer money is expended to evaluate the redevelopment proposal.  

According to Mayor McPherson, "I believe that I have a duty to our residents to carefully and thoughtfully review development proposals when they are presented to us for consideration.  They must be evaluated to determine if they preserve and protect the quality of life and character of our town. They must be evaluated for their impact on our schools and municipal services.  They must be evaluated for their ability to provide tax relief while following smart growth principles and meeting our affordable housing requirements.  I believe a methodical and thorough approach to the review process is the only way to ensure that the Borough's interests are protected, provided for and carefully considered.&nbs p; The Visioning Statement provides the right guidance. The process we have undertaken to date, and that I have described above, is designed to meet those goals.  It does not mean that I, or my fellow council members, favor or disfavor the proposal. "  

She continued, "We are at the beginning of a process that may, or may not, result in an expanded HCRA, amended redevelopment agreement, and revised redevelopment project.  The Borough will carefully review and consider the proposal and will seek professional advice and substantial public input before any decision is made by its elected officials.  Of this I am certain.  In the end, only a full and complete exploration of the pros and cons associated with the proposal will allow us to determine whether, and in what form, we can ensure any development proposal is in the best interest of the Borough."

1-24-2006

RESOLUTION FORWARDING PROPOSED DEVELOPMENT FOR CROSS REDEVELOPMENT AREA TO BOROUGH VISIONING COMMITTEE

BOROUGH OF RUTHERFORD
COUNTY OF BERGEN

            WHEREAS, the Mayor and Council of the Borough of Rutherford have received a request that a proposed development plan including a zoning change for the Highland Cross Redevelopment Area ("HCRA")  be presented to the Borough's Visioning Committee;

            WHEREAS, the request is made by Linque H-C Partners, LLC, ("Linque"), the entity that has previously been designated as the developer of the HCRA, and Tarragon Corporation, a co-venturer in the proposed development;

            WHEREAS, development of the HCRA has generated considerable concern among the Council members as to impacts upon the Borough's municipal services, including school, fire, police, DPW, health, and building department services;

            WHEREAS, development of the HCRA has generated considerable concern with respect to impacts upon traffic and other regional impacts;

            WHEREAS, development of the HCRA will require substantial analysis of the financial benefits and detriments, NJMC tax-sharing, provision for municipal amenities and services, and the like;

            WHEREAS, the Mayor and Council are determined to garner and receive public input on the nature and extent of development that should be undertaken at the HCRA;

            NOW THEREFORE, BE IT RESOLVED by the Mayor and Council of the Borough of Rutherford as follows:

            The designated re-developer is referred to the Borough Visioning Committee for discussion and presentation of plans for development of the HCRA.  

Bernadette P. McPherson
Mayor of Rutherford,NJ
Chairwoman, Bergen County Board of Chosen Freeholders