Englewood Terrace, L.L.C. (“Redeveloper”) is the owner and developer of Towne Centre at Englewood, a mixed-use residential/commercial development located at 20 W. Palisade Avenue, Englewood, Bergen County, New Jersey. The Project encompasses a full City block bounded by Palisade Avenue, South Van Brunt Street, Humphrey Street, and Englewood Avenue in the City of Englewood.
The Property is located within the City’s West Street Renewal Area and Armory Street Renewal Area (areas declared in need of redevelopment in the late 1980s) and was designated as a “municipal project” in 2001, subject to the City’s Mixed Use Residential/Retail (MURR) Overlay Zoning District. In 2002, the City designated Englewood Terrace, L.L.C. (successor-in-interest to Towne Centre at Englewood, L.L.C.) as redeveloper of the Property.
Prior to condemnation and redevelopment of the Property, the 3.28 acres comprising Block 2401 were occupied by 16 residential and commercial buildings in poor condition; some of these buildings (including several auto garages) were an eyesore in the City’s Main Street Commercial District and were continuing sources of environmental contamination. As part of the redevelopment, the Redeveloper retained EcolSciences, Inc. (“EcolSciences”) to oversee: demolition of the condemned buildings; Phase I and Phase II site assessments; soil and groundwater sampling; excavation of contaminated soils and underground storage tanks located at the Property, as well as transportation of these materials off-site for appropriate disposal; remediation of groundwater under the Property; a baseline ecological evaluation; and health and safety monitoring during the Project’s construction. The Redeveloper incurred approximately $2.66 million in costs for remediation of the Property and, on July 14, 2008, received a “soils NFA” for the Property (“the Department [of Environmental Protection] is not requiring further soil remedial investigation at this time”).
Today, the Project (its redevelopment having cost in excess of $50 million) includes five interconnected buildings with below-grade parking constructed at the Property, hosting a mix of 188 residential units, 33,500 square feet of commercial space, a playground and other recreational space. Additionally, the Redeveloper has constructed a municipal parking lot for public use containing 106 metered parking spaces, which provides customer parking for the commercial space in this Project as well as much-needed parking for other Palisade Avenue merchants. The Project has served as a catalyst for the revitalization of the western section of Palisade Avenue.The Project generated approximately $817,000 in sales tax revenues on construction materials and is projected to generate approximately $375,000 annually in retail sales tax revenues. The Project was privately financed by the Redeveloper under an “Agreement to Reimburse for Remediation Costs” executed in 2006 by the New Jersey Commerce, Economic Growth and Tourism Commission, the Treasurer of the State of New Jersey, and the Redeveloper.
The Towne Centre at Englewood Brownfield Redevelopment Project Team was comprised of the NJDEP case team (led by Case Manager Amy DaSilva), the City of Englewood, the Redeveloper, EcolSciences, Perkins Eastman Architects, P.C. (the architects), Chester, Ploussas, Lisowsky Partnership, LLP (the engineers), and Waters, McPherson, McNeill, P.C. (the Redeveloper’s attorneys).