HILLSDALE—Approximately 70 properties near and around the borough’s downtown will be reviewed and evaluated to find out if they meet any of the state’s statutory criteria as properties in need of rehabilitation.
That’s per a $12,700 contract with DMR Architects that Borough Council approved, 5-0, on June 14.
However, the borough administrator told officials at a mid-June meeting that the properties — identified by lot and block number only — constitute an “initial list of properties” that can be added to or deleted from and that a final list will be based on the rehabilitation study’s findings.
Borough administrator David Troast said that based on the study’s review of identified properties based on the state-mandated rehabilitation criteria, properties may move on to or off of the list of properties requiring rehabilitation.
He said the council must make sure that all properties that meet the criteria are on the list that eventually goes to the Planning Board for review and consultation.
No timeline is provided in the proposal, though it notes DMR “will work with the borough to develop a mutually acceptable schedule for the completion of these tasks. It is anticipated DMR will provide the draft investigation study three weeks from when the borough provides the background information identified in the Analysis and Investigation Phase.”
The DMR rehabilitation study contract notes five meetings are included: a project kick-off meeting with borough and staff; presentation of findings to Planning Board; and three more meetings, not all necessarily evening meetings.
No meeting dates have been set, said officials. The next regular council meeting is July 12.
Troast said those properties identified will eventually be part of an adopted rehabilitation plan that is “ready to go” when the economy improves and developers look to invest locally.
Mayor John Ruocco questioned why certain properties were included and excluded but seemed satisfied with Troast’s explanation that properties will be added and deleted as part of the study’s findings.
Part of a process
The contracted rehabilitation study sets in motion the process to declare specific properties, and areas, as in need of rehabilitation.
“Based on our previous conversations, it is our understanding the Borough of Hillsdale would like to conduct a preliminary investigation study to determine if the Commercial (C) Zone as well as some additional ancillary parcels to the downtown meet the statutory criteria to be designated as an area in need of rehabilitation pursuant to N.J.S.A. 40A:12A-14a,” states the DMR Architects’ proposal.
“The subject area contains a total of 70 properties. It includes properties within commercial, retail, residential, vacant and surface parking. Consistent with the [borough’s] request, we have included our scope of service and cost proposal for investigating the study area in the context of the criteria to be designated as an area in need of rehabilitation pursuant to the criteria at N.J.S.A. 40A:12A-14a,” read the DMR Architects’ proposal.
The preliminary study was not to exceed $12,700, said council resolution 22-115. According to DMR’s contract, the $12,700 estimate consists of due diligence at $1,650; analysis and investigation report, $8,800; meetings (five maximum), $1,650; and reimbursables, $600.
Due diligence
- The due diligence phase of investigation will include:
- Preparing a map of the area;
- DMR reviewing any available maps. surveys, reports and other data provided by Hillsdale or the county;
- DMR reviewing all available/provided data from fire, police and DPW departments, plus tax assessor and tax collector’s offices; and
- DMR performing a site visit to review and photograph conditions.
The analysis and investigation report will analyze all information gathered during the due diligence phase to determine what properties meet the statutory criteria. This will include: an area description, review of constraints, ages of the housing stock, patterns of property tax vacancy, abandonment, and property utilization.
Other information examined will be zoning context, consideration of planning context, evaluation of criteria for rehabilitation, and final conclusions and recommendations.
The consultant will provide deliverables including a report to borough administrator for review and use at the Planning Board public hearing; one printed copy and one digital copy of draft report for review by borough, Planning Board, and staff; and final deliverables in digital format (MS Word, Adobe PDF) and hard copies.
Councilman Frank Pizzella, a longtime supporter of downtown redevelopment who has also been a strong advocate for downtown rehabilitation, noted that the downtown has lost Friendly’s restaurant and a Starbucks coffee shop recently.
He said taking steps to create a rehabilitation plan will provide direction to investors and developers looking to move shops and businesses into Hillsdale.
“It’s a very good thing. I’m very happy that it’s going to be going on now,” Pizzella told Pascack Press on June 28.
“The revitalization study is in its very preliminary stages. It is my understanding that the planner is conducting some preliminary work for the economic development committee to look at so that the committee can provide recommendations on proceeding. More to come,” he added.
The May 10 DMR proposal provides a street map of the “proposed rehabilitation area” and highlights the current properties to be investigated in the study.
The Rehabilitation Investigation Study for the Commercial Zone includes: Block 1201 Lots 5, 6, 7, 8, 9, 10, & Block 1206 Lots 2, 10, & Block 1209 Lot 1 & Block 1306 Lot 1, 10, 11, & Block 1307 Lot 1, 13, & Block 1308 Lot 1, 19, 20, 21, & Block 1309 Lots 12, 13, 14, 15, 16, & Block 1401 Lot 8, & Block 1409 Lots, 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, & Block 1101 Lots 4, 5, 6, 7, 8, 9, & Block 1102 Lot 1, 2, 3, 4, & Block 1103 Lot 1, & Block 1104 Lots 1, 2, 3, 4, 5, & Block 1105 Lots 1, 2, 3, 4, 5, & Block 1107 Lots 19, 20,
Additional properties outside the Commercial Zone include: Block 1107 Lots 1, 2, 3, 4, 5, 6, 7, 8, & Block 1201 Lot 11.