Development, Part 2: Telling the good from the bad

I favor the Transit Village approach for Plainfield but I have reservations which I will explain below.

Transit Village is a concept whose time has come, especially for a densely populated state like New Jersey. It means redirecting development away from our shrinking farmlands and green space and concentrating it where the infrastructure already exists - where the mass transit is, near shopping and jobs. In Plainfield, it means concentrating development around one or more train stations. We are currently in the pre-construction phase of a large mixed use residential and retail project across from our downtown train station.

The Transit Village approach can reduce the tendency towards suburban sprawl and revitalize urban centers. But it can also be an excuse for poorly conceived projects that benefit “in and out” developers but not neighbors and property tax payers.

Remember urban renewal? It was supposed to eliminate slums in the 1960’s. Until recently, the empty Park-Madison block in downtown Plainfield was an all too real example of the failings of good intentions and big picture planning. How do we use the transit village concept so that all stakeholders benefit from development? Here are some ways:

1. Mix of commercial and residential

Development must benefit property taxpayers. Even though most of the development profits seem to be with residential projects and the denser the better, commercial development must be part of the mix in tax starved urban towns like Plainfield. These towns already carry undue burdens of costly public safety and human services. Residential tax ratables do not solve town’s tax problems because the new revenue is offset by the cost of services to the new residents. Municipal tax experts are telling us that commercial ratables are necessary to reduce the property tax burden. A healthy development mix that includes commercial and retail is good for everyone as it is creates more local jobs and reduces vehicular traffic. Towns will have to take a strong negotiating approach with redevelopers to accomplish this goal.

2.Dependence on sound land use planning

Downtown living is a good thing as long as open space, security, parking and traffic congestion are addressed. Although towns are competing for experienced developers and must be responsive to their needs, the driving force for development must be the needs of the town residents. Their elected officials and volunteer land use board members must be proactive in creating a vision that works for everyone. The town Master Plan and Zoning Ordinance must be used to guide beneficial development. After land use plannning comes project planning. Residents and business owners must feel confident that their input is important and that plans are not just developer driven.

3. Competition

A town like Plainfield, with unique features, will not benefit from cookie cutter development. In order to attract developers that respect our cultural diversity and history, we will need to use competitive bidding for some projects. Its not just about price, it's about finding creative partners that are the right match with Plainfield.

Tomorrow my blog will continue with "telling good development from bad". Let me know what you think at corys37@aol.com.

Monday night Council agenda

I am posting to alert citizens to the fact that there are two new items on the Council's agenda for Monday's business meeting:

1. A resolution for the transit oriented vision study. The city will apply to use $80,000 from our Urban Enterprise Zone (UEZ) fund to pay Rutgers and NJIT to assist Plainfield in creating a vision for our downtown and along our rail corridor. I plan to vote yes for this resolution.
2. An ordinance creating an IT position including a salary range and job description. I will vote yes for this also.

These items should have been on the agenda for last Mondays meeting. I was expecting to see them at that time. It is unfortunate that we are not following our normal procedure for these important and necessary initiatives. I hope an explanation is provided for this. Nevertheless we need to move forward on both fronts.

Since I have been very involved with the vision proposal I can shed more light on that process than on the IT initiative. We have been working hard with Rutgers and NJIT to craft the vision proposal so it meets Plainfields needs. There has been input from the Council, the Mayor, City Administrator and the Planning Board members. This proposal has received attention from the Courier News (a favorable editorial this past spring) and I have reported on it at several Council and Planning Board meetings. In addition to meeting Plainfields needs the study needs to align with the academic calendars of both partner institutions. We have a timetable that all parties agreed to and it includes an approved Council resolution by 8/17. That sets the stage for an application to the state UEZ office and eventual approval so that all partners can get to work this fall and into 2010. So I am not happy that this was not up for discussion last week and I promise to have a full discussion this coming Monday. But we need to approve this resolution now.

I should also note that there is a lot of speculation that the Monarch tax abatement will be put back on the agenda Monday. I have not heard this and I do not believe that a group of Council members would orchestrate such a move without disclosure to the rest of the Council. Call me naive but we will know for sure on Monday. This has become a hot button issue because people are upset about their taxes and PMUA fees. When this does come back to the Council and if we do vote on it, many will say a yes vote puts you in the developers and Jerry Greens pocket. All I can say is that neither Jerry Green or the developer has lobbied me for this tax abatement. I am not categorically against tax abatements and am still gathering and weighing the facts in this particular proposal. If I do vote against it, I will still be open to the possibility of tax abatements in the future if I think they will help Plainfield.

Lets focus on the facts and not the personalities.

New Jersey Redevelopment Forum

I attended the annual Redevelopment Forum held by New Jersey Future last Friday (fyi - no cost to Plainfield for my attendance). This full day learning and networking event had much information relevant for Plainfield.

Of great interest was the New Jersey economy report by Rutgers/Bloustein School economist Joe Seneca. He shared some sobering data on jobs and real estate markets. New Jersey (and the nation) may have seen a Wall Street recovery but a jobs recovery will take at least 10 years before we gain back the jobs lost in the last three years. And the new jobs will be mostly lower paying ones than the ones lost. This has already had a negative impact on the real estate market. Seneca believes we are on the verge of a triple dip in residential home prices - the double dip happened last April with the expiration of the federal tax credit for home buyers.

At the same time, rental vacancies are down so rent costs are rising for residential. Rentals will also rebound because much of the new construction in the last four decades has been for owners, not renters - so the rental market is underbuilt. We are seeing this unfold in downtown Plainfield with the difficulties selling condos at the Monarch and with West 2nd St Commons being planned as rental units.

Seneca's predictions for the future:
1. 2011 - 2020: a slow, lengthy and painful economic recovery in New Jersey
2. 2011: accelerated foreclosures, financing is scarce
3. 2012: the beginnings of a housing recovery, redevelopment planning off the back burner
4. 2013 - 2017: Generation Y peak home buying years, economy slowly recovers, redevelopment projects shift back into gear

Seneca drove home a point about "rail towns" and transit villages. They are an emerging market and development outlook and real estate value is better in these areas than for New Jersey in general. He shared data to prove his point. He responded to a question from a Somerville planner regarding the Hudson River tunnel, saying the the new tunnel proposal is a real opportunity for the Raritan Valley. Even though there are fewer new "slots" going to Manhatten than with the canceled ARC tunnel, Bergen and Passaic counties are not included in the new proposal. Still there will be competition among rail lines and Plainfield will have to have a strong presence within the Raritan Valley Coalition.

For me the take home lesson for Plainfield: we are on the right "track", having started our planning with the vision study and having a developers agreement with Landmark for downtown projects. Planning for the future must continue, particularly on the economic development, transit area zoning and downtown parking fronts. The downtown streetscape improvements begun under the McWilliams administration must continue. We must re-organize citizens and legislators to advocate for the Raritan Valley Line (remember CLANG? - we need it back).

Seneca's look into New Jersey's future included the following statement: WINKs (single women with no children) and minorities will lead the way with residential housing demand.

Transit oriented visioning study

Plainfield is considering a community visioning study for the land around our two train stations. This study would be a partnership between the city, Rutgers and NJIT. Some of New Jersey's leading development and transportation experts would work with graduate students, local residents and business owners to shape a blueprint for the future of Plainfield's land around the downtown and Netherwood train stations. Here are the arguments against doing this study and why they can't be allowed to derail the community visioning process:

• We've studied the train station development options to death. In fact there has been much planning done around the downtown station. Thanks to the current and previous city administrations and the Planning Board, we have the North Avenue redevelopment areas, Phases One and Two. We also have a redevelopment agreement with a designated developer, Landmark. We have not, however, created an overall plan for the whole train station area. Doing this is extremely important if we want a well coordinated plan for this area, which is the centerpiece of all future Plainfield development. We will need to include the following into our overall vision:

1. the downtown station south area,

2. the area around Union County College (with the college as a partner)

3. the huge and mostly vacant parking lot between the Green Brook and Front St between Roosevelt and Watchung

4. Furthermore, the overall downtown plan needs to mesh with planning around the West End study area (aka the POWER study) and the Netherwood station.

• We already have input from the community. After all, our hard working Planning Board meets in public and advertises its activities in the Courier-News. But if you have attended a Planning Board meeting in any town, you know that the usually small and devoted public struggles to follow the highly technical discussions and often has to wait several hours to ask questions or state concerns. Not exactly a community oriented process. It is safe to say that new Planning Board members (myself included) need about a years worth of meetings to get up to speed. So how difficult it is for the average citizen to influence the process? Very. And how many have the perseverance to stay with the process? Very few.
• We can't afford it - the only valid concern in my opinion. Considering that we spend over $70 million each year on city government and property taxes continue to escalate, we should think hard about any new initiatives. They need to be either: 1) absolute necessities, 2) expenses that lead to cost savings or 3) investments in Plainfield's future that will bring significant value to residents. This study definitely fits the investment criterion and also the cost savings one when you think about an engaged, supportive community as opposed to a fearful, resistant one that creates roadblocks to Plainfield's future plans. Funding for this study can come from the UEZ fund, not from property taxes. We have spent UEZ funds on things with much less lasting value than the proposed study.

The new Manhatten tunnel is coming with a one seat ride from Plainfield. Development and economic growth opportunities will arise in advance of its expected completion date in 2017. Unlike the past, this time Plainfield must be ready. I say to my fellow Council members and to the Mayor: our leadership is needed to create a vision for Plainfield's future, a future that holds much promise as long as we are ready for it.

Economic Growth Committee minutes, March 2 2009

Present: Cory Storch, Rashid Burney, Marc Dashield (city administrator), Jacques Howard (city staff), Ken Robertson Planning Board), Jeff Dunn and Jim Uffer from Plainfield Chamber of Commerce, members of the public and Mark Spivey from Courier News


1. Discussion of NJIT/Rutgers community visioning process for transit hubs/rail corridor - the purpose of this visioning study is to get input, support and full engagement of local residents and business owners to create a guiding vision for future development at our two train stations and along the rail corridor. The resulting study would position Plainfield for future development opportunities and grants. While the economy is slumping, we can make preparations to "hit the ground running" with all stakeholders on board. It was noted by Councilman Burney that development means job creation as well as residential development.

Input was received from Marc Dashield and Ken Robertson to help tailor the proposal to Plainfields' needs. Members of the public were supportive of the proposal, feeling that it would be an opportunity to engage the community to educate, get their input, and to get buy-in and active support for Plainfields future development efforts. Cory Storch will follow-up with Marc Dashield and the proposal writers to address the concerns expressed at the meeting including the need for articulating specific deliverables/outcomes of the visioning process and to clarify the roles of the graduate student facilitators, the city administration, the council and the planning board. It was expressed by the council members present that this is an investment in Plainfield's future.

2. Discussion of the downtown summer concert series - the goal of this initiative is to stimulate business activity in the central business district. There was consensus around the table that consideration should be given to having some of the concerts in the early evening. One idea was to schedule one of the events on Thursday shopping night and recruit downtown restaurants to offer promotional deals for dinner. Having more than one venue was discussed with the possible locations being Park Madison Plaza and the North Ave block in front of the train station.

Cory Storch mentioned that the SID president was invited, could not attend but expressed a desire to have the SID participate in the concert series planning. Jim Uffer from the Chamber mentioned that their membership was from more than downtown businesses, that there are overlapping memberships with the SID and that the SID represented many more downtown merchants. Marc Dashield indicated that the administration was already considering the evening concert idea.

It was felt by all present that the concert series presents a great opportunity to unite city hall, the police department, public works and the merchants in a concert series that would provide new shoppers, many of them Plainfield residents, a positive experience in the downtown shopping district. There was discussion on how to engage hispanic business owners and shoppers in the concert series. Cory Storch agreed to reach out to the SID president and the SID Council representatives to share the ideas from this meeting.

Meeting adjourned at 7 pm.

New Development Ordinances Come to City Council

Mayor Adrian Mapp and his administrative team have proposed  new tools for Plainfield's redevelopment arsenal.  The Council will vote on second reading on Monday night on the following:

1. a redevelopment plan for North Ave around the Netherwood Station.  This plan will set standards for what the city wants from developers.  The plan covers North Ave between Leland  and Berkman Avenues, mostly on the train tracks side of the street. This is where a long row of mostly vacant factory buildings has gradually deteriorated for decades.  This is part of the Netherwood transit village vision for mixed use residential living and commercial uses.

2. a proposal to make Plainfield's Urban Enterprise Zone (UEZ) an area in need of rehabilitation.

3. a proposal to update Plainfield's 5 year tax abatement ordinance to spur investment for improvements to the mostly vacant and dilapidated upper floors of buildings in our downtown that are now only used for first floor retail.  The UEZ also covers East 2nd Street and South Second Street, underutilized commercially zoned areas in our First and Fourth wards that need incentives for revitalization. 

     buildings in need of improvement near the downtown station

The second and third ordinances mentioned above are tied together in that tax abatements are generally allowable only in areas of New Jersey declared in need of rehabilitation or redevelopment.

An objection was made at the last Council meeting on the grounds that when we give tax breaks, the Plainfield is losing revenues and that has to be made up by increasing homeowners' property taxes.  Actually the opposite is true.  Under the 5 year tax abatement ordinance, the base property assessment is still taxed at the going rate.  It's only the improvements that are not taxed for the 5 year period and after that the taxes will go up based on the value of the new improvements.  A good deal for Plainfield, especially considering that many properties in the UEZ are deteriorated and have not been maintained or improved for many years.

My Accomplishments as a Councilman

I love Plainfield and I am proud to have been of service as a team player to unlock the incredible potential that exists in our city. My opponent, Tony Rucker is campaigning on his main position: "Cory Storch hasn't done anything. It's my turn". Tony, if you hadn't stopped following the City Council after you lost the election 4 years ago, you would know better. Do your homework!

Below are some of the recent accomplishments that I have achieved. Much more needs to be done.

Public Safety: advocate for surveillance cameras and supporting use of Urban Enterprise Zone funding to make it happen. I am a long time advocate for enforcement of our speeding laws. I was an advocate for the creation of our Curfew Ordinance (needs the leadership of the Mayor to enforce it).

Recreation: advocate for creation of a Recreation Commission. Although the Mayor vetoed this Council ordinance, I will fight to bring it back and get it approved. Only with a commission can residents be assured that Plainfield recreation programs will be held accountable to do what needs to be done for our children and seniors.

Easing the Tax Burden: as a member of the Finance Committee for each year on Council save one, responsible for budget reductions saving residents millions in property taxes. I was co-author and primary sponsor of FY 2012 budget planning resolution calling for 5 year budgeting, earlier budget adoption and a more collaborative process. I am long time advocate for competitive bidding for engineering, legal and insurance services (opposed by Mayor).

Banking Ordinance - As member of the Finance and Administration Committee I assisted with the creation of, and the adoption of an ordinance that directs the Administration to issue an RFP for banking services. Such an RFP will ensure the City receives the greatest return on the money it invests in financial institutions. This also prevents the Administration from making arbitrary investment decisions with our tax payers’ money.

Bid Threshold Ordinance: As a member of the Finance and Administration Committee I assisted with the creation of, and the adoption of an ordinance that lowered the bid threshold from $39,000 to $17,500 so as to promote greater competition amongst vendors while preventing the Administration from awarding non professional service contracts above this $17,500 pay to play limit without approval from the Council.

Road Program: as a member of Council Finance Committee, created the original road paving program in 2004, leading to first city-wide paving program in 30 years. I was a leading advocate for purchase of road maintenance equipment - milling/paving machine, hot patch and crack sealing equipment.

Roads: I supported bond ordinances that led to the reconstruction of numerous roads including Kensington Ave, Thornton Ave, Stilford Ave, Oak Lane, Evergreen Avenue, Watchung Avenue, Carnegie Ave, Central Street, Cedarbrook Road, Brook Lane, to name just a few.

South Ave Road Reconstruction – I advocated for and supported the funding for the reconstruction of South Avenue from Terrill Road to Woodland Avenue, a project that will get under way this year.

CFO Resolution: I supported a resolution that was sent to the NJ Division of Local Government Services encouraging the DLGS to appoint a CFO. This caused the State to intervene thus forcing the Mayor to appoint a CFO after nearly three years.

Dudley House: I supported the transfer of Dudley House to a non-profit organization at a significant cost savings to tax payers. Instead of being a cost to the City, Dudley House is now a generator of revenue for the City. Services are operated by a qualified non-profit service provider with an excellent reputation.

Advocate against hate and bias crimes: I was author and primary sponsor of the resolution against hate crimes and ugly free speech.

Environmental Advocacy: I was the first LEED advocate in Plainfield, got LEED commitment into downtown redevelopment agreement. This makes Plainfield a leader in making our downtown a healthier place to live and shop.

Environmental Advocacy: I was a primary sponsor and long term supporter of Shade Tree Commission and as a Council advocate, provided tree planting funding.

Library Advocacy: I protected our library from budget cuts that would reduce hours of operation and reduce access of citizens to educational and career resources they need to succeed.

Flood Control: I was a leading advocate for the North Ave flood control and road improvement project.

Economic Development:
• primary sponsor of transit village vision study, finally giving residents a say in how we want Plainfield to develop. Now we have a blueprint with which to attract and guide developers.
• leading advocate and co-sponsor of Rutgers Economic Development study, currently under way. This will be Plainfield’s road map for job creation for our residents.
• leading advocate and sponsor of resolutions creating downtown streetscape
• primary sponsor of abandoned properties ordinance

Checks and Balances:
• In the 5+ years that Mayor Robinson Briggs has served, I have blocked bad ideas and proposals that were not in the city’s interests. Unfortunately there are too many of these to list. To name a few: the firing of the best city administrator Plainfield has had in many years, the proposed Monarch tax abatement and the city’s proposed purchase of the YWCA building.
• Much more can be done but the Mayor needs to be pushed hard to deliver good services to Plainfield residents. A strong City Council is needed more than ever.

Vote for the Democratic team in Column C: Dee Dameron and I for Council and City Committee candidates as well. It's time to take back Plainfield.