I. INTRODUCTION................................   1
 II. REDEVELOPMENT CONTEXT.......................   2
III. REDEVELOPMENT OPTIONS.......................   5
     Option 1: Dean Oil Site.....................   5
     Option 2: Dean Oil and Auto Sites...........   5
     Option 3: Entire Block......................   8
     Option 3A: Supermarket......................   8
     Option 3B: Infill Retail and
     Residential and/or Office...................  10
 IV. IMPLEMENTATION..............................  14

              LIST OF MAPS
Redevelopment Context............................   3

Redevelopment Option 1:Dean Oil Site Only:
Residential and/or Office........................   6

Redevelopment Option 2: Dean Oil and Former
Auto Detailing Site:Residential and/or Office....   7

Redevelopment Option 3A: Entire Block: Supermarket  9
Redevelopment Option 3B: Entire Block Infill
Retail and Residential and/or Office.............  11
    


1. INTRODUCTION
    The purpose of this report is to set forth the redevelopment options for property located within a single block located
    in downtown Fanwood, bounded by South Avenue on the north, Second Street to the west, LaGrande Avenue to the
    south and Martine Avenue to the east, so as to help revitalize the Borough's central business district.
    The aim of the investigation which underlines this plan is to formulate a conceptual plan which breathes new life into
    the downtown, to strengthen its retail function and to enhance its identity as the heart of the community. The focus
    in this effort is a series of vacant and underutilized properties within the block that heretofore have not stimulated
    developer interest, but which with the intervention of the Borough, and in the forging of a relationship between the
    government and private developers, could be used as a catalyst for introducing new and higher-order uses in the
    downtown, providing public improvements without cost to the taxpayers and stimulating redevelopment and
    rehabilitation in the wider downtown area and in the community. The report provides a series of potential
    redevelopment options, and outlines the steps necessary to achieve them. The report is not based on detailed
    studies, and certain issues such as contamination and the strength of the market, would require further study and
    analysis if the plans are to go forward. However, the report does lay out the conceptual framework and methodology
    for redeveloping ail or a part of the block so as to enhance the revitalization of the downtown.
    This study could not have been completed without the valuable assistance and input of Mr. Clayton Pierce, who has
    been instrumental in providing information, insights and ideas, and feedback with respect to the various plans which
    have been formulated thus far.
   

   
II. REDEVELOPMENT  CONTEXT
    The block bound by South Avenue, Second Street, LaGrande Avenue and Martine Avenue became the focus of the
    study due to its strategic location at the heart of the downtown, the existence of retail elements which help to give
    the downtown its identity as well as its primary function, as well as the existence of several vacant and underutilized
    lots and inefficiently laid out parking lots which represent opportunities for redevelopment. The first and foremost of
    the latter is the Dean Oil site, located at the comer of Second Street and LaGrande Avenue, but there are also
    several vacant properties (now used for parking mostly) along Second Avenue, that along with other public and
    private parking lots, hold the potential for new development.
    Developed properties in the block consist of retail stores located along South Avenue and Martine Avenue - most
    pedestrian-oriented and located at the street line, but interspersed with automobile oriented stores (the drive-thru
    bank, and repair garage) and vacant property and parking lots which represent gaps in the retail frontage (see Map
    1). The central portion of the block, as well as the frontage along LaGrande Avenue, is devoted to parking lots,
    either public or private, and used by shoppers as well as commuters. The parking lots are inefficiently laid out and
    have duplicative access, such that if combined into a single whole could yield many more parking spaces, more
    convenient and safer ingress and egress, and a more aesthetic appearance.
    Land uses which are located across the road from the block form an important land use context in which future
    redevelopment must fit; redevelopment must be compatible with these land uses, and their appearance and design
    are important in establishing a visual identity and market appeal for redevelopment and rehabilitation. Across the
    street on South Avenue moving in a clockwise direction is a small auto-oriented retail development and a parking lot
    for the Fanwood train station (the former Scotty's garage is being redeveloped for parking). The train station behind
    the parking lot is an important element in the downtown's potential redevelopment: it draws commuters from within
    and beyond the community that represent potential shoppers in the downtown, on their way to and from work. The
    train station is a potential catalyst for residential redevelopment - for commuters who wish to leave their car at home
    and commute by train to employment opportunities in New York or Hudson County. The train station building is an
    historic landmark; its Victorian architecture provides Fanwood with an architectural identity and potential for a
    coherent design theme for a revitalized downtown.
    Across from Martine Avenue is a series of automobile-oriented stores. There are retail uses that provide their own
    on-site parking, such that they serve predominancy single destination shoppers who
   

   
   Map #1
   

   
    drive to and from the store without walking in the downtown and visiting other stores. They are different from the
    pedestrian-oriented stores located along South Avenue and the other side of Martine Avenue, which are more
    closely identified with a Main Street" or Downtown environment, where people park on the street or a common
    parking lot, and walk along a consistent retail frontage and shop in a number of stores, on foot, in a single visit.
    Diagonally opposite the Martine Avenue portion of the block are Dunkin Donuts (another auto-oriented retail store to
    the north), and a dentist's office (to the south).
    Opposite LaGrande Avenue is a parking lot for the First Presbyterian Church, and four single-famity residences.
    Opposite Second Street are some older townhouse units with a drive-thru bank (another auto-oriented retail store)
    to the north. Generally, the development context is auto-oriented retail opposite South Avenue and Martine Avenue,
    and residential opposite LaGrande Avenue and Second Street.
   

   
III. REDEVELOPMENT
    There are three redevelopment options available to the Borough of Fanwood. The first is constituted by the
    redevelopment of the Dean Oil site alone. The second is to combine the vacant former auto detailing business with
    the Dean Oil site located to the north on Second Street, for a slightly larger development. The third is a
    comprehensive redevelopment of the entire block, leaving the stronger existing pedestrian-oriented retail elements in
    place, recognizing the parking in the center of the block and encouraging new development on the vacant
    properties on the perimeter of the block. Within each of these options, different land uses and different plans can
    be formulated.
i
    OPTION 1: DEAN OIL SITE
    The first redevelopment option is to allow redevelopment on the Dean Oil site by itself. It is vacant, although
    contamination issues have not been fully resolved. Nevertheless, based upon developer interest in the site, it does
    represent by itself the first redevelopment option. The potential of this site for future retail development is very
    limited because its location. Unlike South Avenue and Martine Avenue, it does not have sufficient visibility and
    frontage to draw customers from the stream of traffic on the roadway. The most likely redevelopment scenario
    (shown in Map 2) is for either office or residential development, with a single building fronting LaGrande Avenue
    and with parking and access to the rear.
    The only governmental action necessary for this to occur is the grant of a variance or change in zoning, as well as
    making sure the contamination issue has been resolved. However, sufficient developer interest has been indicated,
    such that redevelopment would go forward without further action by the Borough. Insofar as its impact on the
    downtown is concerned, there would not be many benefits. The project would stand alone; there would be no
    physical or functional tie-in with the downtown other than perhaps sharing of access to the Borough's parking lot.
    Nor would such a development be likely to stimulate interest or generate funds needed to make other improvements
    in the downtown.
    OPTION 2: DEAN OIL AND AUTO DETAILING SITES
    The second option would essentially be to undertake the same type of development, but on an expanded scale,
    including the former auto detailing site with the Dean Oil site (see Map 3) Essentially, the redevelopment would
    encompass the same low level or governmental intervention, and its impacts would be similar, i.e., without much
    benefit to the overall downtown. The remainder of the
   

   
Map #2


Map #3


    block - its uses, parking, access,  remain unchanged. The redevelopment would be oriented both toward LaGrande
    Avenue and Second Street, helping to provide a transition between the residential neighborhood to the south and
    west, and the downtown retail areas to the north and west.
    In both Options 1 and 2, the residential market appears stronger than the of rice market, although from a land use
    viewpoint both would be appropriate and compatible uses. The residential development would either be apartment -
    two-story stacked units, or townhouses - 2-story units attached side-by-side Densities would be in the range of 8 to
    12 units per acre for townhouses and 12 units per acre and up for apartments.
    OPTION 3: ENTIRE BLOCK
    The context for Option 3 is the notion that insofar as utilizing the redevelopment of the block for revitalizing the
    downtown is concerned only the pedestrian-oriented retail stores are worth keeping. The vacant parcels, combined
    with the inefficient parking lots, and the removal of auto-oriented stores which produce unwanted "gaps" in the retail
    frontage on South Avenue and Martine Avenue, would allow large-scale redevelopment on the block that would
    completely revitalize the downtown. A central parking court in the center which yields far more parking spaces more
    efficiently, and with safer and more direct ingress and egress, could be provided, allowing development to be
    placed at the perimeter of the block. Also, access into the parking could be controlled in such a way that it prevents
    traffic from passing in front of existing residential uses opposite LaGrande Avenue and Second Street.
    OPTION 3A: SUPERMARKET
    Map 4 shows one of the redevelopment scenarios in which the focus would be the provision of a retail use that
    would strengthen downtown Fanwood as a destination shopping area. The only use which could do that in this
    context is a supermarket. It would bring more shoppers from within the community to the downtown, and may even
    attract shoppers from further away, from adjacent communities. In so doing, the downtown would attract more
    customers, who might then frequent other retail stores in the downtown.
    By today's retailing standards most suburban supermarkets are in the 60,000 to 70,000 square foot range. In
    certain instances some supermarket chains may be willing to build new stores as small as
   

   
   Map #4
   

   
40,000 square feet, but no smaller. As indicated in Map 4, the supermarket and its parking would consume all of the
    remaining vacant land and parking areas for itself, and leave no space for commuter parking or shopper parking for
    other stores (the supermarket needs 4 acres for both store and parking). Thus a 40,000 square foot supermarket
    store would be practically infeasible. Moreover, its location off and away from South and Martine, i.e., of visibility,
    would also be problematic. Shifting the store to the front of the block on South Avenue would not provide a practical
    layout, and the customer access, delivery and service access would be substantially disruptive to the adjacent
    residential community.
    Substituting a smaller retail strip in place of the supermarket, while allowing for some parking for commuters and
    other retail stores, is also infeasible since their exposure to customer traffic is too small for them to be successful.
    (The presence of vacancies in retail stores on South Street indicates a weakness in the market, even a on street
    with much better visibility and access.) In sum, retail development in the form of a supermarket or other retail uses
    located off LaGrande and Second is not feasible.
    OPTION 3B: INFILL RETAIL AND- RESIDENTIAL AND/OR OFFICE
    The second alternative for the redevelopment of the entire block leaving the pedestrian-oriented retail uses in place
    is to fill in pedestrian-oriented retail stores in the "gaps" along South Avenue and Martine Avenue, to develop
    residential and/or office uses along the Second Street and LaGrande Avenue frontage, with a single parking court
    in the center of the block (see Map 5). This would work well from a land use planning viewpoint - the type of
    development mirrors that across the street from each side of the block - residential on Second and LaGrande, retail
    on South and Martine. More importantly, however, sufficient new development can be provided (provided sufficient
    density is permitted), such that a single developer would not only be able to afford the land necessary for the new
    development, but also to reorganize and pay for the improvements necessary to support such development - namely
    the central parking court and access improvements.
    Residential may be the preferred development type over office uses on Second and LaGrande. First, there appears
    to be many opportunities for office development elsewhere in Fanwood. Second, developer interest, both with
    respect to the Dean Oil site and in relation to the vacant sites in Fanwood in the past 10 years, seems to be in
    multifamily residential development. Third, the location close to the train station and to shops in the downtown has a
    particular appeal to the multifamily market. Fourth, a residential presence encourages stores to remain open after
    hours, and to provide
   

   
Map #5


    more entertainment-oriented uses (restaurants, coffee shops, bookstores, etc.), and additional retail dollars for the
    downtown. Fifth, residential uses can more easily "share" parking with retail uses, being more heavily used
    overnight when stores are closed, and lightly used during the day, when stores most need parking.
   With respect to retail, the opportunity to fill in the :gaps" in the retail frontage would help to provide a more consistent
    and coherent "main street type of environment that is most attractive to pedestrian-oriented shopping. With short-
    term convenience parking on the street for short-term shoppers, and longer-term parking in an attractive,
    convenient parking court in the center of the block for destination or multiple-trip shoppers, the "main street" retail
    environment is strengthened. Also, the introduction of newer stores stimulates competition, adds to the mix of stores
    and encourages rehabilitation and higher-order tenants in the existing retail stores.
    The parking court in the center of the block would provide not only more spaces, but a more attractive envirionment.
    With the introduction of landscaping in the parking lot, and some green space with an architectural feature such as
    a gazebo or water feature, it can be used to host community events (e.g., sidewalk sales, farmers markets, etc.)
    and help to unify the residential and retail elements. It would also enhance the attractiveness of the residential units
    fronting on Second and LaGrande.
    In fact, as part of the whole redevelopment scheme, attempts would be made to tie in uses on opposite sides of the
    street. On South and Martine, with new paving, lighting, street furniture, street trees, traffic calming measures (e.g.,
    pedestrian-friendly crossings), the "main street" environment would encompass both sides of the street. With similar
    types of improvements on Second and LaGrande, a "downtown residential transition" area could be created. Of
    particular importance would be improvements at the gateways to the "main streets areas (i.e., intersection of
    Second and South, at South and Martine and at Martine and LaGrande), so as to slow traffic and "announce" the
    entrance into Fanwood's downtown. The provision of the parking count architectural feature, along with enhanced
    views of the new clock, the landmark train station building, and an architectural element on the new residential
    building at the comer of LaGrande and Second, could help to unify and provide the downtown with a coherent
    architectural theme. Redevelopment and rehabilitation of existing stores on the whole, and possibly across South
    Avenue and Martine Avenue, would be more likely and possible at a later time, which would enhance the
    revitalization of the downtown.
    Other benefits would ensue from the plan - higher ratables and municipal revenues, without the expenses
    associated with providing education to school-ace children. (Neither apartments or town-


 houses generate many school-age children.) The infusion of new development stimulates interest,
   not only in the retail sector but the residential and-office sectors as well. Moreover, the provision of a
   real downtown would enhance the Borough's image and sense of community.
  

  
IV. IMPLEMENTATION
    For Options 1 and 2, aside from monitoring the cleanup of contamination and a change of zoning or grant of a
    variance, no further intervention by the Borough Council or other Board is necessary. For Option 3, the means of
    implementation is the partnering of government with the private sector, through the redevelopment process. Step 1
    would be directing the Planning Board to undertake a study of whether the block in question, in whole or in part,
    would qualify as an "area in need of redevelopment" consistent with the criteria provided for in the State statute.
    Assuming such a study were undertaken and successful, a redevelopment plan for the whole block would be
    formulated which represents both a blueprint for redevelopment as well as the controlling legal document (i.e., it
    preempts zoning regulation), and would dictate not only which uses are permitted and at what density, but also
    design standards and required improvements.
    The third step would be to send out a request for qualifications to developers, so that a single deve!oper can be
    designated to undertake the redevelopment plan. The developer who is most qualified on the basis of experience,
    financial wherewithal, quality of work, commitment to the project goals, etc. would be chosen, and given a certain
    period of time to formulate a plan, acquire property, seek approvals, etc. for implementing the redevelopment plan.
    in this fashion, a partnership between government and the private sector would be necessary to implement Option
    3B.
    On the basis of this report, the Borough Council of Fanwood is provided with a series of options for undertaking
    redevelopment that could help to revitalize downtown Fanwood.