Haddon Heights Redevelopment

FREQUENTLY ASKED QUESTIONS (FAQ)

This Redevelopment FAQ is intended to provide background on the efforts for redevelopment in Haddon Heights, to offer a timeline for the study and to answer some specific questions regarding certain actions or results arising from redevelopment process.

WHAT IS REDEVELOPMENT AND WHY NOW?

The Mayor and Borough Council believe that a vital downtown is essential to our community’s wellbeing. A downtown district must be attractive, safe, and provide goods and services that answer the needs of our residents. Haddon Heights is a great place to live and work, however some of the existing real estate needs to be updated to allow for growth within the Borough. Redevelopment is being used to address the needs of the Borough, to update the utility systems and the commercial areas in the Borough to create a true mixed-use environment that address the needs of both commercial and residential tenants. This study is being done now to allow our Town the tools to grow. We have seen surrounding towns take the necessary steps to create different spaces within those towns. We believe the time is now to address the needs of the Borough. Our goal is to allow the Borough the option to advance projects that will bring improvements to the commercial areas of the Borough.

HOW CAN HADDON HEIGHTS BE BLIGHTED?

The term blight is used in the The New Jersey Local Redevelopment and Housing Law (“LRHL”). The LRHL implements this provision of the New Jersey Constitution, by authorizing municipalities to, among other things, designate certain parcels as “in need of redevelopment,” adopt redevelopment plans to effectuate the revitalization of those areas and enter agreements with private parties seeking to redevelop blighted areas. Under the relevant sections of the LRHL (N.J.S.A. 40A:12A-1 et. seq.), a delineated area may be determined to be “in need of redevelopment” if the governing body concludes there is substantial evidence that the parcels exhibit any one of the following characteristics:

• The generality of buildings in the area are deteriorated.
• The area is filled with abandoned commercial and industrial buildings.
• The area is composed of public and vacant land that has remained so for ten (10) or more years, and which is not likely to be developed through regular market forces.
• The area exhibits an obsolete layout and design. 
• Property ownership and title issues have resulted in a stagnant and unproductive condition of the land in the area.
• Fire and/or natural disasters have caused the area to become greatly materially depreciated.
• The area falls within a New Jersey Urban Enterprise Zone.
• The designation of the delineated area is consistent with smart growth planning principles.

WILL THIS REPLACE THE HISTORIC NATURE OF THE BOROUGH?

We understand the concerns new development brings with it, however our vision for the Borough is to work with developers to blend the new projects with the historic fabric of the Borough. The historic nature of the Borough is critical to maintain yet we still need to have the ability to grow and be competitive with the surrounding area. As Mayor and Council, we know the value of the character of the Borough, but we also know we need to allow new growth in the Borough to keep this town active and be a place that allows for different types of residential and commercial development.

WHAT AREAS OF HADDON HEIGHTS WILL BE IMPACTED?

The goal of the rehabilitation and redevelopment plans will be to address the commercial areas of the Borough.

HOW WILL HADDON HEIGHTS RESIDENTS BENEFIT FROM REDEVELOPMENT?

The redevelopment intends to bring new life to our commercial areas allowing people living within walking distance to utilize our many shops and restaurants. In addition, redevelopment could bring much-needed new revenue streams which in turn allows the Borough to provide improvements and additional resources to our residents. Please note any Payments in Lieu of Taxes (PILOTS) have not been established but they are intended for future developments.

WILL THE REDEVELOPMENT EFFORTS AFFECT MY TAXES?

This redevelopment study will not impact your taxes

WILL THIS REDEVELOPMENT EFFORT USE EMINENT DOMAIN?

This redevelopment effort does not intend for the use of eminent domain. We are working with our professionals to set up the areas of redevelopment as non-eminent domain. This is subject to change depending on how the redevelopment projects are advancing

WHAT IS THE TIMELINE FOR THE CURRENT STUDY?

The study began Fall of 2021 with steering committee meetings and public hearings anticipated Fall of 2022.