By Amy Batista, Special Writer
EAST WINDSOR — Township officials have designated the former National Lead site and adjoining site on Wyckoffs Mill Road as an “area in need of redevelopment” pursuant to the state law to redevelop after reviewing and discussing the properties during the July 7 council meeting.
“We had discussed these properties in a prior council meeting and we had asked that the Planning Board look into whether or not it would be appropriate to designate this area in need of redevelopment,” said Mayor Janice Mironov.
The Planning Board prepared a report on the properties, which was presented by Township Planner Richard Preiss. To formulate its report, the Planning Board conducted a public hearing on June 29 during which it heard testimony from Mr. Preiss and engineering consultant Maxwell Peters.
“The Planning Board directed our firm along with Mr. Peters to conduct an investigation of whether the study areas — block 13, lots 1.01 and 1.02, a 50-acre parcel — would qualify as an area in need of redevelopment pursuant to the local redevelopment and housing law,” said Mr. Preiss.
They conducted the study and submitted their report to the Planning Board on June 11.
“Essentially what we are talking about in terms of redevelopment and housing law is that they give municipalities the opportunity to declare a property as an area in need of redevelopment when they meet certain criteria essentially where such properties have fallen into a state of disrepair or have other major impediments as specified in the statue where governmental intervention can aid the properties in redevelopment in a matter that would benefit their community,” he said.
The two properties, located at 329 and 359 Wyckoff Mills Road and collectively referred to as the “study area,” were purchased by a broker/builder. Another party has a contingency contract and plans to develop the sites consistent with the master plan and research office zoning.
“That area is very well located with respect to regional transportation,” Mr. Preiss said.
The property was originally occupied by National Lead, later known as NL Industries, dating back to the early 1960s.
A single building was built on the property in 1972 and a second building was added to the property and subdivided at lot 1.01, he said.
“NL vacated the property and Elementis Specialties then attended the building on lot 1.01 as their American headquarters,” he said, adding that the latter left in 2012 for another property within the township.
He said both of the properties have remained vacant since.“The property is located in the Research Office Zone,” he said. “It is designated as such in your zoning ordinance as well as in your master plan.”
He said there are eight criteria in local redevelopment and housing law upon which a municipality can declare a particular property as an area in need of redevelopment. He said they reached the conclusion that the “study area” met three of the criteria.
“Those are the generality of buildings are substandard, unsafe, unsanitary, dilapidated, or obsolescent, or possess any of such characteristics, or are so lacking in light, air, or space, as to be conducive to unwholesome living or working conditions,” he said. “The discontinuance of the use of buildings previously used for commercial, manufacturing, or industrial purposes; the abandonment of such buildings; or the same being allowed to fall into so great a state of disrepair as to be untenable.”
They conducted a site visit in addition to reviewing tax maps, zoning maps, the master plan, the “Interchange 8 Study,” township records, police and health records, Department of Environmental Protection filings, and more.
The water tower on the property, which can be seen both from the turnpike and other various parts of East Windsor, has fallen into a state of disrepair, he said.
“The aerial photograph was taken some years ago and it is not evident to what extent this property has fallen into a state of disrepair even though it has only been vacated for three years,” he said.The parking lots and the driveways are cracked with grass vegetation growing through.
“None of the areas that were initially landscaped have been kept up at all and the vegetation has grown through,” he said.
The buildings that are located along lot 1.02 have not been occupied for a number of years and there are holes in the roofs, he added.
“The building was not safe to enter,” he said. “It’s in such a state of disrepair.”
He said the same is true for the laboratory section of 359 Wyckoff Mills Road but the front office area was accessible.
“There has been a great deal of vandalism in the last three years, windows have been smashed and in the interior for example all the copper wires and a number of the fixtures have actually been removed or damaged, the ceilings are falling in, so it is in a great state of disrepair,” he said.
He said the conclusions reached in the study are that the “study area,” even though it is improved with buildings, is now unoccupied with both the research and office buildings and accessory parking areas and structures unoccupied.
“They are in very poor condition following years of disuse,” he said. “They are in a vacant, dilapidated and in a non-functionally, physically obsolescent due to the repeated vandalism over the years. It has severely damaged the mechanical systems throughout the building, broken doors and windows, and graffiti.”
He said that none of the structures could be rehabilitated.
“We came to the conclusion that even if there was a significant investment in the building it would be unlikely that it would be able to be returned to usable condition,” he said. “The current condition really precludes your ability to meet the intent and purposes of both your master plan and town zoning ordinance despite the fact that they are located in a very desirable location and visible location adjacent and next to the turnpike and accessible to both the regional and local roadways.”
The conditions on the property are unsafe, he added.
“The conditions of the site are deleterious to the surrounding area and I believe the condition of the site has a negative impact on the public health safety and welfare,” he said.
He said that there has been little or no capital reinvestment in recent years.
“It is unlikely looking forward that the private sector would be able to develop or redevelop the area in such a way as to provide a meaningful development under current zoning standards,” he said.
The Planning Board adopted a resolution on June 29 and recommended to council that the area be designated as an area in need of redevelopment.
“Obviously it is a property that is in disrepair and dilapidated and not exactly an attractive site within our community,” Mayor Mironov said. “The positive about this is the process that we’ve undertaken presents a very exciting opportunity for East Windsor Township to work through a plan to redevelop this area into something very useful, add value to the property and remove some of the unsightly features that are visible on that property.”
She said redevelopment would bring new business, ratables, jobs, tax dollars into that area of the township.
“When we kicked off the process we noted that this was the beginning of a very positive path for the ability to do something worthwhile with a site in that part of town,” she said.
She said it is a “non-condemnation” process.
“This is a cooperative process with both parties between the township and the property owner to draft a plan that will enable the development of the property to move forward,” she said.
Deputy Mayor Marc Lippman said that when it was first brought to council it received an “enthusiastic reception as far as moving forward.”
“This is a very significant first step to making something positive to promote this complex to be something valuable for us,” he said, adding it’s an exciting first step.
Councilman Alan Rosenberg said he has lived in town for 45 years and said “it’s so wonderful to hear a positive approach.”
“This is a great opportunity,” he said.
Councilman John Zoller said he is “personally excited.”
“I have spent many years in one of those buildings in my career and when I did it was a vibrant, exciting place of employment and I look forward to seeing that again,” he said.
