1. “The Vision for the Main Street Rehabilitation Area is to
promote the creation of a livable and real downtown
district with clear boundaries and gateways, which
strengthen existing businesses and provides
opportunities for new mixed use development which will
become the social, cultural and economic heart of the
City of Hackensack and Bergen County through the
design and development of an immersive, authentic,
place-based urban environment.
The plan promotes a diversity of land uses, businesses
and housing types with high quality architecture
designed from the street up which includes improved
infrastructure, streetscape and a hierarchy of parks and
open spaces to support a business friendly atmosphere
with a diverse population of varied ages, races and
socio-economic backgrounds.”
City of Hackensack
NJ Future Redevelopment Forum
March 1st, 2013
www.mainstreethackensack.com

2. PRESENTERS
Karen Sasso Nancy Kist, Esq
City of Hackensack Redevelopment Counsel
Councilwoman Decotiis Fitzpatrick & Cole
Steve LoIacono Francis Reiner , PP – LLA
City of Hackensack Redevelopment Consultant
City Manager DMR Architects
www.mainstreethackensack.com

3. HACKENSACK
Steve LoIacono
City Manager
www.mainstreethackensack.com

4. ASSETS:
Location:
• Located in Bergen County
• East Access to Manhattan
• County Seat – 43,010 Population
• Great Scale / Bones for Development
Proximity:
• 8 miles to GW Bridge
• 13 miles to Lincoln Tunnel
• 14 miles to Hoboken Ferry
• 16 miles to Holland Tunnel
Access:
• Route 4 Route 17 Route 46
• I - 80 NJ Turnpike Garden State Pkwy
Transit:
• Anderson Train Station (41 min. to Penn Station)
• Essex Train Station (39 min. to Penn Station)
• River Street Regional Bus Terminal
www.mainstreethackensack.com

5. ASSETS:
Employment / Anchors:
“By bringing together
• Hackensack University Medical Center (6,700)
- Medical / Healthcare Offices the business community,
city officials and
• Bergen County Complex (2,700)
redevelopment consultants,
- Major Mid Atlantic Law Firms
we developed an exciting
• Higher Education Institutions
plan that
- Fairleigh Dickinson University
lays the groundwork
- Bergen Community College Satellite Campus
- Eastwick Business College for the next
decade of development
• Riverside Square Mall – Major Retailers
in Hackensack
• Ice House (World Class Training Facility) Steve LoIacono, City Manager
• Every Major Bank
Strong Business District: “Bergen County has
• Day Time Population +100,000
• Chamber of Commerce +/- 165
17 Fortune 500
• Upper Main Street Alliance +/- 325 Companies”
www.mainstreethackensack.com

6. CHALLENGES:
1. Struggling Downtown District
- Higher Vacancy Rates /Lower Rental Rates
- No Defined District
- Poor Circulation Pattern (One way System)
- No Clear Sense of Arrival
- No Residential Development
2. Outdated Zoning (1960‟s / 1970‟s)
- Outdate Parking Requirements
- Variance Approval Process
3. Difficult Approval Process
4. Need to Increase RATABLES
5. Municipal Options Include:
- Increase Revenues / Decrease Spending
www.mainstreethackensack.com

7. THE HISTORY
Karen Sasso
Councilwoman
SOURCES:
Hackensack, A Pictorial History Six Guys from Hackensack, Coming of Age in the Real NJ
Authors: A. Petretti, B. Gooding, T. Jones, T. Sellarole Author: G. Kirsch
Publisher: Nostalgia Publications, Inc. Publisher: Infinity Publishing
Hackensack – Heritage to Horizons Hackensack Transit Oriented Development Report, Draft
Editors: T. Lark, Dr. I. Talbot, PHD and D. Karsian NJIT, College of Architecture and Design, Infrastructure Planning
Publisher: The Hackensack Bicentennial Committee
“Ode to Hackensack”
The City of Hackensack – Three Centuries of Prosperity Author: S. Norton
Authors: L. Steuerwald and B. Iozzia www.hackensacknow.org
Publisher: The City of Hackensack
www.mainstreethackensack.com

8. HISTORIC CONTEXT:
1683 Founded - Hackensack River
1700‟s River used for Ag. trade
1764 County-wide Public Transportation
1800‟s Regional Stage Coach Hub
1860‟s Railroads / Commuters
1880‟s Second largest Brick
Manufacturing in the country
1905 Primary Commercial Center
(services and entertainment)
1931 G W Bridge opens (suburbanization)
1950‟s Major Shopping Destination
www.mainstreethackensack.com

9. HISTORIC CONTEXT:
1950‟s Suburban Malls Open
- Automobile - Suburbanization
1970‟s Decline of Main Street
to - One Way Street Conversion
2000‟s - Lower Rental / Higher Vacancy
- No Residential
- Inappropriate Zoning / Parking Req‟s
2004 BID Forms
2005 Changes Start
2009 BID Hires Street Works
- Public Outreach
- Initial „Vision‟
2010 City Initiates Rehabilitation Plan
www.mainstreethackensack.com

10. HISTORIC CONTEXT:
2010 - Current
- Adopted Rehabilitation Plan (163 ac)
- Adopted Streamlined Development Process
- Adopted Public Parking System Study
- Adopted Traffic Study
- Adopted State Street Redevelopment Plan
Negotiated a PILOT Agreement
- Purchased / Renovated / Opened the
Cultural Arts Center
- Awarded a $265,000 Open Space Grant
(Atlantic Street Public Park)
- Adopted Complete Streets Resolution
- Applied for Transit Village Designation
- Applied for NJEIT Grant ($3 mil)
- Developer Symposium
- On going Developer Meetings
www.mainstreethackensack.com

11. THE PROCESS
Nancy Kist, Esq
Redevelopment Counsel
DeCotiis, FitzPatrick & Cole, LLP
www.mainstreethackensack.com

12. PROCESS:
1. The City Needed a Champion…..
- A Leader………..
- A Vision…………
- Of course EVERYONE NEEDS an Attorney……..
2. 2010 City Formed a Steering Committee
- City of Hackensack
- Upper Main Street Alliance (SID)
3. Determined Area for Revitalization
- Focused on Downtown
- Inside the boundary is more valuable
4. Created the „Vision‟
Vibrant Mixed Use Pedestrian Friendly
Active Streets Cultural Arts Residential
Density Rateables Parking & Circulation
www.mainstreethackensack.com

13. PROCESS:
1. Needed to Change the Zoning
- Wanted Progress not more Plans
2. Rehabilitation verse Redevelopment
- Legal issues with Redevelopment
- Gallenthin Realty v. Paulsboro
- Kelo v. City of New London
3. Rehabilitation
- 5 Year Tax Abatement
- New Zoning
- Limited Likelihood of Litigation
- Immediate Progress
- No Eminent Domain
- Option for Redevelopment Plans within Rehab Area
www.mainstreethackensack.com

14. REDEVELOPMENT GOALS:
Avoid the risks of costly litigation or delays associated with
challenges to redevelopment area designations;
Pursue Redevelopment Area Designations on a case by
case basis, preferably with the consent and participation of
affected property owners;
Use Rehabilitation Area Designation Strategically to promote
revitalization;
www.mainstreethackensack.com

15. REHABILITATION CRITERIA - NJSA40A:12A-14
Significant portion of structures in the area are in a deteriorated or
substandard condition and there is a continuing patter of vacancy,
abandonment or underutilization of the properties in the area, with a
persistent arrearage of property tax payments thereon; or
More than half the housing stock in the delineated area is at least 50
years old, or the majority of water and sewer infrastructure in the
delineated area is at least 50 years old and is in need of repair or
substantial maintenance and
A program of rehabilitation as defined in NJSA 40A:12A-3 may be
expected to prevent further deterioration and promote the
overall development of the community.
www.mainstreethackensack.com

16. REDEVELOPMENT vs. REHABILITATION
Redevelopment Rehabilitation
Eight (8) available criteria found in NJSA Three (3) available criteria found in NJSA 40A:12A-
40A:12A-6 14; criteria may extend to the entire community
Area can only be Designation after Area is designated after City Council refers proposed
investigation is conducted by Planning resolution to Planning Board which may provide
Board recommendations and modifications to the resolution to
the City Council
After adoption of redevelopment plan City After adoption of redevelopment plan for the
can undertake all actions authorized by rehabilitation area, the City can undertake all actions
NJSA 40A:12A-8, including authorized by NJSA 40A:12A-8 except it cannot
condemnation. acquire property by condemnation unless the area is
also within a redevelopment area or the exercise of
eminent domain is authorized by other laws of the State
Long Term Tax Exemptions available to Five Year Exemption and Abatement available to
qualifying projects. See NJSA 40A:20-1 et qualifying projects. See NJSA 40A:21-1 et seq. Term
seq. Term of agreement, no longer than of agreement no longer than 5 years. Can exempt or
30 years. PILOT based upon Total Project abate certain improvements from taxation for up to five
Cost or Percentage of Gross Revenues years.
www.mainstreethackensack.com

17. THE PLAN
Francis Reiner, LLA - PP
City Planner – Redevelopment Consultant
DMR Architects
www.mainstreethackensack.com

18. THE PLAN:
Project Size:
• 163 acres
• 39 City Blocks
• 389 Properties
“Vision – Sense of Place”:
• Mixture of Uses (18 hr Environment)
• Critical Mass of Development
• Outdoor Dining
• Two Sided Retail
• Convenient Parking
• 1200‟ Length
• Public Open Space
• Mature Streetscape
• Quality Architecture and Scale
• Distinct Brand
Street-Works
www.mainstreethackensack.com

19. THE PLAN:
Opportunity:
• Missed the “Economic Boom”
• Under Valued & Under Utilized Properties
• Well Defined Downtown Area
• Initial Phase of Revitalization Efforts
Adopted Zoning Promotes:
• Increased Development Rights
• Reduced & Shared Parking Requirements
• Streamlined Process
• Rehabilitation of Existing Buildings
• Circulation Recommendations
• Financial Recommendations
www.mainstreethackensack.com

20. ZONING CRITERIA:
Non-Catalyst Development:
• 5 Story / 72‟-0” Height
• 450 sf Minimum Unit Size
• 12‟ - 18‟ Building Setbacks (BOC)
• Reduced/Shared/Off-site Parking Ratios
• Design Standards
Catalyst Development:
• 14 Story / 176‟-0” Height
• 450 sf Minimum Unit Size
• 12‟ – 18‟ Building Setbacks (BOC)
• Further Reduced Parking Ratios
• Design Standards
• Minimum Project Size 400,000 SF
• 50% of One Block on Main Street
• Change the Physical Character
www.mainstreethackensack.com

21. +/- On-StreetSpaces
2,012 Municipal Spaces
62410,500 Total Spaces
7,875 Private Spaces
PARKING:
Other than Zoning……
Parking is the KEY Component:
• Over 40% of Land Area is Surface Parking
• Vertical Parking
• Promote Public Private Partnerships
Public Parking System Elements:
• Utility vs Authority
• Ratios that promote the „Vision‟
• Shared and Off-Site Provisions
• Public Parking System
• Manage the System Appropriately
• Generate Revenue
www.mainstreethackensack.com

22. PARKING RATIOS:
USE NON-CATALYST CATALYST
Multi-Family Studio 1.0 sp per unit 1.0 sp per unit
Multi-Family 1.25 sp per unit 1.0 sp per unit
Retail 4.0 sp/1,000 gfa 3.0 sp/1,000 gfa
Restaurant 8.0 sp/1,000 gfa 7.0 sp/1,000 gfa
Medical Office 4.0 sp/1,000 gfa 3.5 sp/1,000 gfa
General Office 3.5 sp/1,000 gfa 3.0 sp/1,000 gfa
Hotel 0.75 sp per room 0.75 sp per room
INCENTIVES FOR REHABILITATION:
- No Visitor Parking required
- Off-Site Parking allowed within 1,600 lf
- Outdoor seating does not count toward parking requirements
- Restaurants with under 600 sf requires no parking
- Conversion of first floor to a restaurant requires no additional parking
www.mainstreethackensack.com

23. DEVELOPMENT VALUE:
Created Value: “The hardest thing is to get
Previous Zoning New Zoning these things started,
Retail: 10,000 sf Retail: 10,000 sf who goes first…
Res: 100 units Res: 100 units Once that happens
Parking: 280 spaces Parking: 165 spaces developers will come in,
Cost: +/- $ 6 mil. Cost: +/- $ 3.6 mil. property values will
skyrocket and we will be on
* $2.4 million in development savings our way”
David Sanzari, Sanzari Enterprises
Off-Site Parking Value: “We have confidence in the
plan. It does not contemplate
Project can only accommodate 100 sp on site
any use of eminent domain,
Lease remaining 65 sp (Public or Private) rather it seeks through the
power of the market
* Additional $1.4 million in savings to rebuild our downtown”
Jerry Lombardo President SID
www.mainstreethackensack.com

24. CIRCULATION PLAN:
Circulation Recommendations:
• Convert Downtown Streets to Two Way
• Promotes Economic Development
• Better Accessibility and Mobility
• Safer (Vehicles & Pedestrians
• Alternative Routes
• Historically Two Way
www.mainstreethackensack.com

25. DESIGN STANDARDS:
Architectural Design Standards:
• Character & Orientation
• Entrances & Storefronts
• Materials & Uses
• Screening & Services
• Parking & Open Spaces
Neighborhood Design Standards:
• Streetscape & Materials
• Lighting & Trees
• Sidewalks & Seating
• Signage Standards
“Ensure Quality Development - Level Playing Field”
www.mainstreethackensack.com

26. STREAMLINED REVIEW PROCESS:
New Zoning Creates: “The City is implementing
• Fewer Variances a streamlined
• Planning Board Review Only submittal, review
• Fewer Submission Requirements and approval process
to encourage
• Reduced Upfront Fees
high quality, innovative
• Standard Forms mixed use development in
order to be much more
Pre-Application Review Committee:
developer friendly
• City Representatives
than we have been
• Optional to Developer in the past.”
• Minimal Cost – Significant Benefits Steve LoIacono, City Manager
• Immediate Feedback on Proposed Projects
www.mainstreethackensack.com

27. BENEFITS:
Comprehensive Approach:
1. Improved Zoning
2. Increased Development Rights
3. Streamlined Process
4. Market Driven Parking Requirements
5. Value Added
6. More Certain Development Process
7. Financial Incentives / Options
8. Increased Tax Revenues
9. Stronger Downtown District
www.mainstreethackensack.com

28. TAKE-AWAYS
www.mainstreethackensack.com

29. TAKE-AWAY‟S:
1. Understand the Goals and Objectives
- Unique to each Municipality
2. Four C‟s for Success
- Collaboration - Consensus
- Communication - Coordination
3. Significant Level of Commitment
- Persevere (Marathon not a sprint)
4. Comprehensive Approach
- Zoning (Use / Density / Height)
- Parking (Shared / Off-site / Allocation)
- Financial Tools / Mechanisms
- Circulation / Traffic
- Public & Developer Outreach (Marketing Plan)
5. Be willing to Adapt and Change
6. Early Successes & Manageable Steps
www.mainstreethackensack.com

30. QUESTIONS
www.mainstreethackensack.com