UNION, NJ – In a continuing series about Union’s newly released Master Plan, TAPinto Union summarizes the section detailing "land use" within the township.
According to the Master Plan, “future growth and development in Union will come from the maintenance, revitalization, and redevelopment of its existing landscape, providing safe, accessible and attractive housing options for residents with convenient connections to transit, employment centers, parks, schools and other amenities.” The Master Plan, adopted by the Planning Board in Dec. 2020, is a “long-term roadmap for future growth and development”
Under the section “Land Use”, information which affirms the existing land use patterns, while considering outdated planning and regulatory standards are addressed.
Natural conditions: Union is located within the bedrock unit Passaic Formation, a 219- to 201.7-million-year-old formation characterized by reddish-brown shale, siltstone, and mudstone. Several bodies of water run through Union including East Branch Rahway River, East Branch Rahway River Tributary, Elizabeth River, Elizabeth River Tributary, Irvington Brook, Maplewood Brook, Morses Creek, Rahway River, Rahway River Tributary, West Branch Elizabeth River, and West Branch Elizabeth River Tributary.
Union’s existing land use is broken out by:
- Residential (single family) – 39.2%
- Commercial – 16%
- Parks and Open Space – 12.5%
- Industrial – 8.2%
- Educational – 5.5%
- Two-family residential – 4.4%
- Other – 14.2%
Union has virtually reached buildout, according to the Master Plan. Located throughout the town, the total acreage of privately-owned vacant properties is estimated at less than one percent of total property, or approximately 33 acres. (Five of these acres are part of the Schaefer Salt Redevelopment Area).
As of the date of the Master Plan report, there are 13 sites in town eligible for redevelopment under the state’s Local Redevelopment and Housing Law. Union has adopted redevelopment plans for eight of these sites. Redevelopment sites in town include:
Red Devil (Avalon Bay) – Originally the site of a manufacturing plant for Red Devil, Inc., it was redeveloped into the Avalon Union, an apartment complex of 202 luxury units located at 2400 Vauxhall Road. It was complete in 2016.
Schaefer Salt – The site, vacant since the 1980s, was designed An Area in Need of Redevelopment in 2005. In 2019, the Planning Board adopted a site plan for the area including a 153-unit apartment building.
Summit Court (Phase 2) – Located along Clermont Terrace in the southern part of Union, the site was originally developed in the 1950s as a manufacturing facility for welding tools and supplies until the 1980s, when it was repurposed as an envelope manufacturing plant, which was subsequently demolished. The site was deemed An Area in Need of Redevelopment and plans for two residential building consisting of 266 units was approved.
Stuyvesant Avenue (American Landmark) – Extending from Roosevelt Avenue to Investors Bank, including property fronting Bonnel Court, the multi-phased mixed-use development is currently under construction.
Route 22 East (Paramount Union) – Consisting of the old Garden State Motor Lodge Motel, Chuck E. Cheese, an empty lot and a gas station, this site was deemed an Area in Need of Redevelopment in 2018. Construction is currently underway and future plans include a self-storage facility, a WaWa, a Fairfield Inn and a Burger King.
Merck Site (Vermella Union) – Home of the former Schering-Plough pharmaceuticals facility in operation for 70 years, the site spanned 54 acres and 22 buildings. When the company merged with Merck Pharmaceuticals in 2009, the campus ceased operations. It was deemed An Area in Need of Redevelopment in 2015. Vermella Union consists of eight residential buildings as well as an area called “Shoppes at Vermella Union” with 40,207 square feet of retail space.
Municipal lots - The Township Committee has designated the Stowe Street parking lot and the Morris Avenue parking lot as an Area in Need of Redevelopment in 2015. Only a redevelopment plan for the Stowe Street lot has been prepared and adopted, which includes a mixed-use building with retail uses on the first floor and residential units above.
Weinstein Scrap Metal Facility – The site is located between Morris Avenue and Ogden Road. In 2020, the Township Committee adopted a plan which would permit it to be developed for a variety of different commercial or public uses.
Hy-Way Bowl Redevelopment Area – The site, bounded by the Garden State Parkway, Route 22, Vauxhall Road and Sayre Road North, was designated a non-condemnation redevelopment area in 2020.
Carpenter Tech Redevelopment Area – The one parcel site on Springfield Road was previously the site of the Carpenter Technology Corporation industrial facility, and before that, the Union Speedway racetrack. It was designated a non-condemnation redevelopment area in 2020.
Clinton Manor Redevelopment area – The area was designated a non-condemnation redevelopment area in 2020.
According to the Master Plan, challenges and opportunities for land use is dependent upon economic, environmental, and social trends. “The future growth guiding focus for planning should shift from anticipating new growth in undeveloped areas to improving existing neighborhoods, encouraging renovation and redevelopment, and managing its supportive infrastructure.”
Types of land use districts in Union include:
Suburban residential – characterized by development patterns typical of post-war automobile-oriented development where separate and distinct uses were constructed in separate and distinct areas of town.
Residential (two family) – similar to suburban residential district but includes structures with facilities to accommodate two separate households.
Multifamily residential – characterized by large-scale multi-unit residential development on large tracts of land.
Redevelopment area – include areas in town designated an Area in Need of Redevelopment/Rehabilitation under the Local Redevelopment and Housing Law.
Corridor commercial – similar to the suburban residential district and includes development along the township’s arterial roads outside of the downtown area, including Route 22, Magie Avenue, Morris Avenue, Chestnut Street, Springfield Avenue and Stuyvesant Avenue.
Commercial/industrial – not normally accessed by the general public, generally located far from residential areas.
Open space and recreation – characterized by limited intensity development and dominated by the presence of outdoor activities or natural settings.
Downtown core – characterized by high density development and a variety of different uses located within the heart of Union Center.
Downtown transition – development at a lesser density and intensity than is found outside of a downtown core.
Neighborhood core – a concentrated mix of development types clustered outside of a downtown area; less dense and intense than in a downtown area.
Transit – characterized by high density development and a variety of different uses within a 20-minute walking distance from NJ Transit.
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January 30, 2021 at 02:00PM
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Union's Master Plan: Land Use - TAPinto.net
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