The Keyport Borough Council will create a redevelopment plan to address several properties along West Front Street, including a portion of Brown’s Point Marina.
The borough Planning Board unanimously approved designating the area “in need of redevelopment” at a June 25 meeting, which means the borough has more control in determining the future of the 12.48-acre site that extends along North W. First Street, Washington Street and Broadway.
“The tools that come with the designation … once the plan is developed, it supersedes the underlying zoning and allows [a developer] to walk in knowing what they’d have to build and knowing what we would approve,” Business Administrator Stephen Gallo said at the meeting.
“There are incentives like tax abatements, both short-term and long-term, to incentivize the financial aspects of any development.”
In addition, designating the area in need of redevelopment triggers potential benefits for developers from the county and state, Gallo said.
The study area includes Brown’s Point Marina, Endeavor House group home and several residential properties.
The preliminary redevelopment investigation determined that the residential properties, which are occupied, should not be included in the redevelopment area.
Borough officials, including Planning Board attorney Marc Leckstein, repeatedly stated that labeling the area in need of redevelopment does not mean the site would definitely be redeveloped or determine what future uses might be seen there. There was no discussion at the meeting of potential future development. The redevelopment plan will be created by the Borough Council and sent to the Planning Board for input.
The preliminary redevelopment investigation report, which was presented by Stan Slachetka of T&M Associates, finds that lots 6, 6.01 and 9 of block 20 are eligible for redevelopment “by reason of dilapidation, faulty arrangement and design and deleterious land use.”
According to Slachetka, the primary factor is debris left over from superstorm Sandy, though he also cited pavement and drainage issues as minor considerations.
“The area meets the ‘d’ criteria of the [local housing redevelopment] statute,” Slachetka said, which includes dilapidated buildings, faulty arrangement or design and deleterious land use “detrimental to the safety or health” of the public.
Slachetka pointed to several photos of debris piles throughout the property.
“They represent an attractive nuisance, and they pose negative impacts to the community,” Slachetka told the board.
However, several residents questioned the report’s reliance on the debris left over from Sandy, stating that the council had already started pursuing the issue as a property maintenance violation.
“Lot 9 wasn’t demonstrated as a lot covered with debris; it’s operating as a normal marina operation, so I would continue to look at how it fits the criteria,” First Street resident Michael Lane said.
He added he would prefer to see the preliminary investigation include more information about why the area was in need of redevelopment.
“I think [Slachetka] should do some more work,” Lane said.
Lisa Rebelo, whose property at 18 Broadway is adjacent to the study area, agreed with Lane and questioned why there was no prior enforcement of the cleanup.
However, according to Gallo, the anticipated cleanup is not within the study area, and the concerns that were raised are better suited for the planning stage of the redevelopment project.
Leckstein reminded board members that they are charged with considering the current state of the properties and not factor the expected cleanup into their decision.
In the end, the designation was unanimously approved, but board members Dennis Fotopoulos and Terry Musson were hesitant.
“To clean [the property] up after we vote is nuts,” Fotopoulos said.
He ultimately voted yes because there would be future opportunities for additional public input, he said.
Fotopoulos encouraged residents to attend upcoming meetings to provide their input throughout the remainder of the process.
Clay Perlman, who is facilitating the process for owner Roger Miller of Mariner’s Village at Keyport, said while he doesn’t have much of a say in the redevelopment study he is optimistic that it will bear fruit.
“I think it’s going to be a great project,” Perlman said in an interview, adding that he expects it to bring new life into the area. “Redevelopment in other places has proven to do that.”
The council will take up the creation of a redevelopment plan, which would then be sent to the Planning Board for recommendations. The Planning Board would then send the plan back to the Borough Council for a public hearing and a vote on final adoption.
Any subsequent site plans that are proposed for the area would be subject to Planning Board approval, as well.