DOWNTOWN - City of Camden

Transcription

CAMDEN
DOWNTOWN
REDEVELOPMENT
STUDY
DIVISION OF
PLANNING
CAMDEN DOWNTOWN
A Study To Determine The Need For Redevelopment
Honorable Gwendolyn A. Faison, Mayor
Prepared By:
Prepared for: City of Camden Planning Board
Rodney Sadler, Chairman
Bureau of Redevelopment Planning
Charles E. Lyons, Jr., Chief of Planning
Camden Department of Development and Planning
Arijit De, Director
The Reinvestment Fund
Graciela Cavicchia, AICP
Ian Anderson, Project Associate
Camden Division of Planning
Edward C. Williams, AICP, Director
Martine Combal, Intern
OCTOBER, 2004
2
EXHIBITS
TABLE OF CONTENTS
Study Area Location Map
INTRODUCTION
STUDY AUTHORIZATION
4
SCOPE OF STUDY
5
REPORT SECTIONS
5
STUDY AREA CHARACTERISTICS
STUDY AREA LOCATION
6
TAX BLOCK AND LOTS
8
6
Aerial Map
7
Tax Blocks and Lots
10
Zoning Map
15
Land Use Map
19
Vacancy Map
22
Environmental Sites Map
24
Building Heights
27
ZONING
11
LAND USE
16
Building Condition Map
30
PROPERTY VACANCY
20
Property Ownership Map
32
ENVIRONMENTAL SITES
23
Application of Needs Criteria Map
36
BUILDING HEIGHTS
25
PROPERTY CONDITIONS
28
PROPERTY OWNERSHIP
31
APPENDIX A: CITY COUNCIL RESOLUTION
38
STATUTORY CRITERIA
33
APPENDIX B: PROPERTY PROFILE
41
DETERMINATION
34
FINDINGS
34
CONCLUSION
35
3
INTRODUCTION
STUDY AUTHORIZATION
The City of Camden is the largest of 37 municipalities in Camden County, as well as
The Camden Division of Planning, Bureau of Redevelopment Planning, was assisted
the seat of county government. Located along the Delaware River, across from
by The Reinvestment Fund, a Philadelphia-based non-profit organization that
Philadelphia, Pennsylvania, Camden serves as the hub for regional transportation,
provides technical and funding assistance to other non-profit development groups in
education, health care, entertainment and culture for southern New Jersey. The
the region, in the preparation of this Study to Determine The Need For
majority of these facilities and institutions are located in the city’s downtown. Poised
Redevelopment for the Camden Downtown area. The Reinvestment Fund’s
to undergo the most dramatic and calculated transformation in its history, Camden
assistance in preparing this study included a field survey of land uses, vacancy, and
today recognizes the opportunity and need to redevelop its downtown, and also
property conditions within the Camden Downtown Study Area, and preparing
revitalize its role in the region and future as a major city in New Jersey.
associated databases and maps. Property ownership information, tax maps, and
zoning information were obtained from City of Camden. One of the biggest
On September 25, 2003, the Municipal Council of the City of Camden, through
challenges to preparing this study, was reconciling the last official City of Camden
Resolution MC-03: 577, authorized the Camden Planning Board to investigate and
Tax Maps (revised 1995) with field observations and Tax Assessor’s list of property
determine whether the Camden Downtown is in need of redevelopment, and to
owners. The information presented in this report reflects our best efforts to show
prepare a subsequent redevelopment plan, if needed. This report provides the
what exists today in the Camden Downtown study area.
information necessary for the Planning Board to determine whether or not the
Camden Downtown requires redevelopment, pursuant to criteria identified in the New
Jersey Local Redevelopment and Housing Law (40A: 12A-1, et seq.), and conditions
of the study area. Presentation of this information will be the basis of comment and
consideration from the Camden community and the Planning Board, at a public
hearing to follow the production of this report.
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SCOPE OF STUDY
This Determination of Need Study is designed to explore the need as well as
The New Jersey Redevelopment statute does not require that all property in the
opportunities to revitalize the Camden Downtown through redevelopment projects,
study area be in need of redevelopment; but rather that a majority or generality of
and involves several steps:
properties meet the criteria for determination. As a result, the area may include
•
individual parcels that do not reflect any of the eligibility criteria listed in the statute.
Conduct an inventory of the Camden Downtown Study Area’s property and
physical characteristics
•
Show to what extent such characteristics and conditions meet criteria to
determine the need for redevelopment, as outlined in State statute
•
Propose findings and recommendations relevant to the determination of the
need for redevelopment of the study area
REPORT SECTIONS
This report contains three sections. The first describes the Camden Downtown study
area and examines its existing zoning, land uses, vacancy, environmental sites,
building heights, property conditions, and ownership. The second section describes
criteria used in making a determination of need for redevelopment. The third
provides findings, by applying the criteria to the observed and analyzed
characteristics and conditions; and offers recommendations to the Camden Planning
Board, relative to determining the redevelopment needs of the area.
1927 view of Camden Downtown, from Philadelphia
5
STUDY AREA CHARACTERISTICS
AREA LOCATION
The Camden Downtown Study Area includes those parcels within census tracts 6001
the Central Business District, 6005 Central Waterfront, and 6006 the Cooper Grant
neighborhood. This area is bounded by the Benjamin Franklin Bridge on the north,
Martin Luther King Boulevard on the south, the Delaware River on the west, and
Interstate 676 on the east. As with the city as a whole, the Camden Downtown Study
Area lies in the southwestern portion of New Jersey, and is proximate to Philadelphia
Pennsylvania, separated by the mile wide stretch of the Delaware River.
The study area, which measures approximately 0.5 square miles in size, is
characterized by widespread institutional (government, education, health and public
transportation)
facilities,
with
clusters
of
housing,
retail
commercial
and
entertainment land uses, particularly along major corridors such as Cooper, Market,
Federal Streets and Martin Luther King Boulevard as well as along the length of the
Delaware River waterfront.
6
CAMDEN DOWNTOWN -- 2003
7
TAX BLOCK AND LOTS
The Camden Downtown Study Area’s 66 tax blocks contain 406 properties (tax lots).
BLOCK
77
Tax Block and Lot numbers for those properties studied in this report include:
BLOCK
50
51
52
57
58
59
60
61
62
63
64
65
66
67
69
70
71
72
73
74
75
80
81
LOT
37
38, 45
93
94
95
96
97
98
99
100
46, 48, 52, 53, 54, 55, 56, 58, 61
66
93
1, 4, 6, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19
1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17,
30, 31
1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 14, 16, 21, 22, 23,
26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 38
70, 78
48
1, 2, 3, 6, 7, 8, 9, 93, 94, 97, 98, 99,100,103
11, 25,42
1
1
61, 62, 65, 66, 69, 70
2, 8
1, 9, 26
1, 2, 3, 4, 5, 6, 7
1, 2, 3, 8, 10, 11, 12, 13, 14, 15, 18, 20, 21, 22,
49, 52
1, 2, 3, 5, 9, 10, 16, 17, 18, 19, 20, 21, 22, 24, 25, 26,
27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 38, 39, 40, 41,
43, 44, 45, 51
101
102
103
117
118
119
120
121
122
123
124
125
126
126.01
127
128
129
130
8
LOT
1, 8, 9, 12, 13, 14, 15, 16, 17, 21, 25, 28, 29, 30, 31,
35, 40, 57, 60, 62
1.01, 5
1, 2, 4, 8, 14
1
1, 5
23, 28, 45, 49, 52
57, 68, 70, 80
59, 62, 63, 66, 68, 69, 70, 71, 72, 73, 74, 75, 76, 77, 79
86, 88, 89, 90, 91, 92, 93, 95, 96, 97, 98
23, 30,105
48, 50, 51, 52, 53, 82, 83, 84, 85, 86, 87, 88, 94,
102, 106
38
43, 47
7
1
1, 3.01, 15, 16, 17, 62
1, 2, 3, 5, 7, 8, 9, 11, 12, 14, 15, 16, 17, 18, 19, 22, 23
25, 27, 28, 30, 32, 34,35, 36, 41, 95, 96, 106
1, 36, 42, 50, 55, 58, 66
1
46, 64
117
1, 33
6, 7, 8, 9, 11, 15, 19, 21, 24, 57, 59
1, 4, 5, 8, 9, 11, 64, 65, 67, 71, 72
12, 21
44
45
33, 43, 71
2
BLOCK
131
132
133
139.02
1397
140
140.01
1446
1448
145
147
150
170
172
174
175
LOT
71
23
55, 56, 65, 103
1, 1.01, 2
1, 2, 3, 4, 45
6, 14
2
1, 2
1, 1.02, 7, 20
1
45
35
1, 4, 40, 43, 61
17
5, 12, 12.01, 12.02, 17.01, 18
8
View north of City Hall and Block n, from 5th & Martin Luther King Blvd.
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10
C-3 COMMERCIAL DISTRICT
ZONING
Properties bounded by Federal Street, Second Street, Cooper Street, N. Broadway
The zoning of an area indicates the permitted use of property. Additionally, zoning
and Linden Street comprises the Commercial District of downtown. The purpose of
controls building height, lot coverage, parking requirements, etc. In some instances,
this zone is to create a district for those uses and buildings which provide central
zoning can even control site design and building appearance. At present, Camden’s
functions of commerce and government and which are generally located in the
Zoning Code is being revised from its last update in 1979.
central business district of the city.
Although five Zoning Districts exist in the Camden Downtown Study Area, the
PERMITTED USES: Uses that are permitted include:
majority of property in the study area is zoned for institutional and commercial uses.
• Hotels and motels
The largest among these zoning districts, Institutional-Residential Zone is located
• Financial centers
south of and adjacent to the Benjamin Franklin Bridge, and is home to the State
• Multilevel parking structures
University of New Jersey, Rutgers – Camden campus, the Cooper Grant residential
• Hospitals laboratories and clinics
neighborhood, U.S. Court House, Walt Whitman Center, various churches, etc.
• Institutions of higher learning
Nearly as large is the C-3 Commercial district, where Camden’s Central Business
• Recreation centers and health clubs
District and government center are located. Auxiliary zoning districts include Central
• Telephone central offices
Waterfront, I-2 Heavy Industrial, and Center-City flexible district.
• Transportation terminals and public transportation facilities
• Federal, state and local government offices
• Mixed-use buildings
• Printing establishments
PROHIBITED USES: Use prohibitions include:
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Junkyards

Wholesale storage, warehouse facilities

Adult entertainment uses
C-C CITY CENTER FLEXIBLE DISTRICT
PROHIBITED USES. Any uses not listed above shall be prohibited in the Center City
Haddon Avenue, Martin Luther King Boulevard, Delaware Avenue, Federal Street,
District, and specifically the following:
and Arch Street encompass properties within this zone in the Downtown. The
•
New and/or used automobile and truck sales.
purpose of the City Center C-C Flexible Development District is to effect a mix of
•
Wholesale, storage, and warehouse facilities.
those uses and buildings which provide central functions of commerce and
•
Lumber and building supply sales and storage.
government and which are generally located in the central business district of the
•
Junkyards.
City. Within this district no lot or building shall be used and no building shall be
•
Automobile body repair and painting.
erected or altered to be used, in whole or in part, unless it complies with the
•
Truck stops.
regulations set forth in this article.
ACCESSORY USES: The following accessory uses shall be permitted in the Center
PERMITTED USES The following principal uses shall be permitted in this district:
City District:
• Any use in a moderate-density residential zone (R-2 district)
•
Parking lots and parking structures provided that:
• Telephone exchanges
1. There is no automotive service or repair.
• Noncommercial clubs
2. The use will not increase traffic congestion in streets abutting the property.
• Convenience retail
• Business, professional, or governmental offices
• Any retail or wholesale uses permitted in the C-3 Zone
• Children’s amusement parks
• Circuses, carnivals and fairs of a temporary nature
• Commercial beaches or swimming pools
• Outdoor day camps
• Golf driving ranges, miniature golf course
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C-W COMMERCIAL-WATERFRONT DISTRICT
PROHIBITED USES. Any uses not listed above shall be prohibited, and specifically
the following:
The C-W Zone is bounded by the following streets: Benjamin Franklin Bridge,
Delaware Avenue, Federal Street, and the Delaware River. The purpose of the

Automobile and truck sales
Mixed Waterfront District is to provide for a variety of land uses that complement the

center city area. Within this district no lot or building shall be used and no building

Heavy industrial uses
shall be erected or altered to be used, in whole or in part, unless it complies with the

Lumber and building supply sales
regulations set forth in this article.

Junkyards

Take out foods
PERMITTED USES: The following principal uses shall be permitted in this district:

Automobile body repair
• A variety: all uses in R-2 Zones

Freestanding retail commercial structures
• Business, professional and financial center offices

Theaters, swimming pools, athletic facilities, and church meeting halls
• A range of retail uses on the first floor only of offices or residential structures

• Public facilities ancillary or related to adjoining business, professional, or financial

Billboards

Commercial parking lots and garages and boat repairs
center uses
• Light industrial uses, including or similar to assembly, high-technology, robotics,
ACCESSORY USES. The following accessory uses shall be permitted in the
electronics, science or research laboratories
Commercial Waterfront District:
• Marinas
•
• Hotels.
Parking lots and parking structures provided that:
1. There is no automotive service or repair
2. The use will not increase traffic congestion in streets abutting the property
• Marina and ship fuel and supply stores
13
I-R INSTITUTION-RESIDENCE DISTRICT
I-2 HEAVY INDUSTRIAL DISTRICT
The northernmost parcel of the Camden Downtown Study Area is zoned as an
The rail yards and some parcels west of 2nd and south of Cooper Street in the study
Institutional-Residence I-R Mixed Use District. The classification allows for
area are zoned as an Industrial District. This district is intended for heavy industrial
residences and institutional uses to coexist even in adjacent parcels.
and manufacturing uses.
PERMITTED USES: Uses allowed in this district are
PERMITTED USES: This district is intended for
Uses allowed in this district are

• Any use permitted in an R-2 District

Heavy industrial and manufacturing uses
• Hospitals, sanitariums, and universities

Lumber and building supply sales
• Planned unit developments
• Offices, businesses, governmental uses
PROHIBITED USES:
• Collective off-street parking facilities
• Residential uses, except as living quarters for caretaker or watchman
• Automobile and truck sales
• Junkyards; and automobile graveyards
PROHIBITED USES: Use prohibitions include:

Junkyards
• Automobile body repair

• Freestanding retail commercial structures

• Adult entertainment uses
• Billboards
ACCESSORY USES:
• Places of public assembly, including trade or vocational schools
Accessory uses are permitted according to the specified area, bulk, and yard
requirements.
CONDITIONAL USES:
Conditional permits are needed for junkyards and storing illuminating gas and oil.
14
15
LAND USE
There are 288 buildings in the Camden Downtown, which accounts for 71% of all
406 parcels in the study area. Approximately 38% of all area structures and 27% of
all properties in the Camden Downtown Study Area are residential, most of which are
clustered in the Cooper Grant neighborhood along the northern boundary of the
study area, with an additional 19.7% being Residential-Commercial, i.e. street-level
storefronts with apartments situated on the upper stories, mostly along Cooper and
Market Streets. A wide spectrum of institutional uses, i.e. city, county, state and
federal government office buildings, court houses, post office, County jail, Rutgers
University, Rowan University and Camden County Colleges, LEAP Charter
Elementary and High School, and several churches are for the most part
concentrated in the study area’s core, i.e. Central Business District, and account for
another 17.8% of all structures and 12.5% of all land uses.
Commercial uses equal 15% of all buildings; and industrial sites, located generally
west of 3rd Street, equal 1.7%. Although the Walter Rand Transportation Center
located at Broadway and Martin Luther King Boulevard and Campbell Field baseball
stadium located at Delaware Avenue and the Benjamin Franklin bridge, account for a
little less than 4% of land use in the Camden Downtown, the large acreage of these
parcels belies their small percentages among the area’s land uses. Taken together,
all forms of the 120 parcels of open space account for 30% of all land uses.
View east of U.S. Court House at 4th & Cooper Street
16
Although the Camden Downtown has evolved over the past century, in many
respects what we see now in the downtown is relatively young in the city’s history.
Many institutional and other public use facilities are recent developments, i.e. built
only since 1980: Rutgers University dormitory and academic expansion, New Jersey
State Aquarium, One Port Center, Tweeter Center, Camden County College, Rowan
University, Walter Rand Transportation Center, City Police and Fire Administration
buildings, Camden County Hall of Justice, etc., with several significant developments
only since 1990: U.S. Court House, Campbell Field stadium, L-3 Communications
technology center, Camden Children’s Garden, Leap Academy and Leap High
School, the Victor luxury apartments, Camden County Technology Center, Camcare
Clinic, Commerce bank, etc. The pattern of these recent developments began with
construction along the Delaware River waterfront, followed by construction along the
south side of the Benjamin Franklin Bridge as well as along Martin Luther King
Boulevard. The newest additions to downtown development have occurred largely in
the Central Business district.
Camden County College/Rowan University, Broadway 7 Cooper Street
17
Parkade Parking Garage
Camden Public Library, Main Branch
Camden County Administration Building
Camden Police Administration Building
18
PROPERTY VACANCY
19
The table below provides the number of land uses by type and the number of
The amount of vacant property in the Camden downtown study Area is relatively low.
Only 28 properties, or 9.7% of all buildings, are vacant; and with 26 vacant lots, only
13% of all parcels (buildings and land) are vacant. Although scattered, most vacant
buildings can be found in the Central Business District, as well as the former RCA
Victor Company factories west of 3rd Street. Most vacant land can be found at three
locations; the northern end of the Cooper Grant neighborhood, Market Street west of
Delaware Avenue and along Federal Street between Broadway and 4th Street.
View north-west of Parkade Building, from Broadway near MLK Blvd.
vacancies in each type.
Table 1: Land Use and Vacancy
Wilson Building, Broadway entrance
Land Use
Residential
Commercial
20
Occupied
107
35
Vacant
4
8
Total
111
43
Res./Commercial
Industrial
Institutional
Transportation
Stadium
Sub-Total
Recreation/Play
Park
Garden
Side Yard
Parking Lot
Street ROW
Vacant Lot
Total Parcels:
64
3
49
2
1
261
6
2
1
1
72
9
0
352
12
2
1
0
0
27
0
0
0
0
1
0
26
54
76
5
50
2
1
288
6
2
1
1
73
9
26
406
Abandoned Plaza Hotel
21
22
ENVIRONMENTAL SITES
BLOCK LOT STATUS
50
37
ACTIVE
62
38
ACTIVE
63
70
ACTIVE
63
78
ACTIVE
71
2
ACTIVE
71
8
ACTIVE
72
1
ACTIVE
72
9
ACTIVE
73
1
PENDING
73
2
PENDING
73
3
PENDING
73
4
PENDING
73
5
PENDING
73
6
PENDING
73
7
PENDING
80
1.01 ACTIVE
80
5
ACTIVE
81
1
ACTIVE
81
2
ACTIVE
81
2
ACTIVE
81
14
ACTIVE
94
1
ACTIVE
95
23
ACTIVE
140
6
ACTIVE
174
12
ACTIVE
174
12.01 ACTIVE
174
12.02 ACTIVE
According to New Jersey state law (NJSA 58:1OB-23d) a brownfield is ‘any former or
current commercial or industrial site that is currently vacant or underutilized and on
which there has been, or there is suspected to have been, a discharge of a
contaminant.’ Because Camden Downtown has traditionally been home to a variety
of industrial uses, there are numerous contaminated sites which will require
environmental remediation before redevelopment can occur.
A report by the NJ Department of Environmental Protection titled Known
Contaminated Sites in NJ listed several properties in the Camden Downtown as
contaminated. In addition, several more properties are currently the focus of
environmental assessments and investigations, and as such are suspected to be
contaminated sites. Examination of existing records, as well as field observations,
has identified 20 Active or Known Contaminated Sites and 7 Pending or
Suspected Contaminated Site in the Camden Downtown Study Area. A listing of
the known and suspected sites, as well as a map showing such sites are presented
below.
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24
BUILDING HEIGHTS
The Camden Downtown is a mixture of building heights, ranging from one-storey
structures (e.g. McDonald’s fast food restaurant) to the approximately 20-storied City
Hall. Among the 288 structures that can be found in the Camden downtown, the
predominate building type is 3-storey structures (149 or 52%). 1-storey buildings (22)
account for 7.6%. 2-stories (80) account for 27% of all buildings, 6-stories or more,
(20) account for 7% of all buildings.
301 Market Street
Leap Academy
25
20-storey City Hall, with 1-storey Commerce Bank in foreground
New Jersey Bell switching station
26
27
PROPERTY CONDITIONS
A survey of building conditions enhances our understanding of property investment
levels, and should be reviewed using the following definitions:
•
Good: Well maintained structures, or those in need of minor cosmetic
improvements
•
Fair: Structures in need of moderate non-structural rehab improvements
•
Poor: Structures in need of major rehabilitation, or in need of demolition
The assessment of property conditions, conducted by The Reinvestment Fund
during the spring of 2004 acknowledged the following limitations:
1. Superficial: Observations were of building exteriors only; it was not possible
to observe the condition of buildings’ interiors and rears.
2. Subjective: Even among design professionals (architects, planners and
engineers), there is expected to be some variation of opinion regarding the
assessments of property conditions. This subjectivity applies all the more
when such observations are focused upon property reinvestment potentials.
3. Mutable: Whether they improve or decline, property conditions change over
time. The purpose of this assessment is to capture appearances at this point
Of the 406 parcels in the Camden Downtown Study Area, approximately 288 or
in time, a ‘snapshot’ of conditions, as it were.
70.9% have structures upon them. Of these, 107 buildings or 37% are considered to
be in Good condition; of properties in this type of condition, 28% are institutional and
39% are residential land uses. Properties observed to be in Fair condition (133)
account for 46% of all building uses; of this type of property condition, 41% are
Walt Whitman Center and Johnson Park
residential and 35% are residential-commercial structures. Those properties judged
28
to be in substandard or deteriorated condition and thus have been classified as Poor
(49), account for 17% of all structures in the Camden Downtown; of these, 29% are
residential and 35% are residential-commercial uses.
The following table shows property conditions by major land use type.
Table 2: Building Conditions
Land Use
Residential
Commercial
Res./Commercial
Industrial
Institutional
Transportation
Stadium
Total
Good
42
19
12
2
30
1
1
107
Fair
55
14
47
0
16
1
0
133
Poor Total
14
111
10
43
17
76
3
5
4
50
0
2
0
1
49
288
Storefronts on North 3rd Street
29
30
PROPERTY OWNERSHIP
Closer examination of the property ownership information reveals that approximately
More than half of all the Camden Downtown study area’s properties (369 parcels or
176 parcels (57.9% of the properties) in the Study Area have Camden-based
56.6%) are privately owned. Local, state, and federal government, including the City
owners. 92 (30.3% of the total properties) are owned by people who live nearby in
of Camden, owns 121 properties or 18.6%. Institutional and non-profit organization
other parts of New Jersey, and 35 (11.5% of the total properties) are owned by
ownership, including schools, churches, health clinics and social service agencies’
people Living outside the State of New Jersey, as nearby as Lemoyne Pennsylvania
offices account for 162 properties or 24.8% of the total of 652 parcels.
and as far away as Bedford New Hampshire and Long Beach California.
The following table summarizes the distribution of property ownership in the Camden
Downtown Study Area:
TABLE 3: PROPERTY OWNERSHIP
OWNERSHIP
# PARCELS
% OF TOTAL
City of Camden
38
5.8%
Other Government
83
12.7%
Institutional/Nonprofit
162
24.8%
369
56.6%
Organization
Private
Former Towne Park Motel
31
Local Redevelopment and Housing Law (NJSA 40A: 12A). The purpose of the New
Jersey Local Redevelopment and Housing Law (LRHL) is to promote the physical
STATUTORY CRITERIA
development and improvement of’. conditions of deterioration in housing,
32
commercial, and industrial installations, public services and facilities and other
physical components and supports of community life, . . .which . ..without this public
effort are not likely to be corrected or ameliorated by private effort.’ LRHL empowers
(B) The discontinuance of the use of buildings previously used for commercial,
local governments in their efforts to reverse these conditions and promote the
manufacturing, or industrial purposes; the abandonment of such buildings; or the
advancement of community interests through programs of redevelopment,
same being allowed to fall into so great a state of disrepair as to be
rehabilitation, and incentives to expand and improve commercial, industrial,
untenantable.
residential, and civic facilities.
(C) Land that is owned by the municipality, the county, a local housing authority,
In order to declare an area in need of redevelopment, the governing body of the
redevelopment agency or redevelopment entity, or unimproved vacant land that
municipality must conclude, after investigation and public hearing, that within the
has remained so for a period of ten years prior to adoption of the resolution, and
delineated area at least one of the following conditions set out in this statute must
that by reason of its location, remoteness, lack of means of access to developed
exist (NJSA: 40A: 12A, emphasis added):
sections or portions of the municipality, or topography, or nature of the soil, is
not likely to be developed through the instrumentality of private capital.
(A) 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
(D) Areas with buildings or improvements which, by reason of dilapidation,
space, as to be conducive to unwholesome living or working conditions.
obsolescence, overcrowding, faulty arrangement or design, lack of ventilation,
light and sanitary facilities, excessive land coverage, deleterious land use or
obsolete layout, or any combination of these or other factors, are detrimental to
the safety, health, morals, or welfare of the community.
(E) A growing lack or total lack of proper utilization of areas caused by the condition
of the title, diverse ownership of the real property therein or other conditions,
resulting in a stagnant or not fully productive condition of land potentially useful
and valuable for contributing to and serving the public health, safety and welfare.
(F) Areas, in excess of five contiguous acres, whereon buildings or improvements
have been destroyed, consumed by fire, demolished or altered by the action of
storm, fire, cyclone, tornado, earthquake or other casualty in such a way that the
aggregate assessed value of the area has been materially depreciated.
33
DETERMINATION
(G) Area in any municipality in which an enterprise zone has been designated
pursuant to the ‘New Jersey Urban Enterprise Zones Act,’ RL.1983, c.303 (C.52:
FINDINGS
27H-60 et seq.) the execution of the actions prescribed in that act for the
In addition to being part of the NJ - Camden Urban Enterprise Zone (criterion G),
adoption by the municipality and approval by the New Jersey Urban Enterprise
area land uses and property conditions make the Camden Downtown Study Area as
Zone Authority of the zone development plan for the area of the enterprise zone
one in need of redevelopment. One other following criterion from the New Jersey
shall be considered sufficient for the determination that the area is in need of
Redevelopment statute was found to be met:
redevelopment pursuant to sections 5 and 6 of P L.1992, c.79 (C.40A: 1 2A-5
and 40A: 12A-6) for the purpose of granting tax exemptions within the enterprise
(E) A LACK OF PROPER UTILIZATION OF AREAS, RESULTING IN A
zone district pursuant to the provisions of P.L.1991, c.431 (C.40A:20-1 et seq.)
STAGNANT OR NOT FULLY PRODUCTIVE LAND USE.
or the adoption of a tax abatement and exemption ordinance pursuant to the
provisions of PL.1991, c.441 (C.40A:21-1 et seq.). The municipality shall not
The findings of this investigation clearly indicate that the Camden Downtown Study
utilize any other redevelopment powers within the urban enterprise zone unless
Area qualifies as an area in need of redevelopment. Criteria E and G of the NJSA
the municipal governing body and planning board have also taken the actions
40A: 12A have been met Specific stability and development problems identified in
and fulfilled the requirements prescribed in P.L.1992, c.79 (C.40A: 12A-1 et al.)
the Study Area and establishing grounds for this determination, include:
for determining that the area is in need of redevelopment or an area in need of
rehabilitation and the municipal governing body has adopted a redevelopment
•
plan ordinance including the area of the enterprise zone.
Under-utilization of several properties
• Presence of several vacant properties and brownfields sites
•
34
Inclusion in a NJ Urban Enterprise Zone
CONCLUSION
This study recommends that the Camden City Planning Board and Municipal
Council, after public notice and hearings, make a determination that the Camden
Downtown Study Area is in need of redevelopment according to law; and subsequent
to the approval of a redevelopment plan to address these needs, be declared a
Redevelopment Project Area.
Once declared a redevelopment area, a redevelopment plan can be prepared and
implemented to ensure proper utilization, revitalization, and development of property
within the Camden Downtown. It is expected that existing institutions, businesses,
and housing within the Study Area will experience renewal and improvement as a
result of Camden Downtown’s designation, followed by the implementation of the
Camden Downtown Redevelopment Plan.
It is further anticipated that redevelopment activity will create a reinvigorated and fully
functional downtown, thus reinforcing Camden’s role as a governmental, institutional,
commercial and entertainment hub in the South Jersey region, as well as a
destination for those who want to live in this revitalized city center. Many properties
in the Camden Downtown have a stabilizing influence and can significantly contribute
to the area’s redevelopment. This leveraging potential is in concert with New
Jersey’s redevelopment statute, which states that “... a redevelopment area may
include lands, buildings, or improvements which of themselves are not detrimental…
but the inclusion of which is found necessary… for the effective redevelopment of the
area
of
which
they
are
a
part.”
35
36
APPENDICES
37
APPENDIX A: CITY COUNCIL RESOLUTION
38
39
APPENDIX B: PROPERTY PROFILE
40
APPENDIX B: PROPERTY PROFILE LIST
Investigation of property characteristics was included in the study of the Broadway Area. This research identified tax block and lot numbers, street and address, zoning, present
use, property condition, owner and mailing address for owners' tax bills (as recorded by the City Tax Assessor). This data is listed in the following format:
BLOCK
Tax Block number
LOT
Tax Lot number
ADDRESS
Specific location, expressed as a number, along with Street or Avenue name
NEC North East Corner; NWC
North West Corner
SEC South East Corner, SWC
South West Corner
ZONE
Zoning District
USE
COMmercial, Commercial/Residential, INStitutional, LOT (small parcel of land), RESidential, (side)YARD
OCC/V
Occupied or Vacant
COND
Condition: GOOD, FAIR or POOR
OWNER
Owner's name, surname first
MAILING
Where tax bills are mailed. Camden addresses are given simply as street address or Post Office Box number. Locations outside of Camden are given only
as town and state.
41
CAMDEN DOWNTOWN PROPERTY PROFILE
BLOCK LOT
50
37
51
38
51
45
52
86
52
107
52
108
52
110
ZONE USE
I-R
PGD
I-R
PGD
I-R
PGD
I-R
PGD
I-R
RES
I-R
RES
I-R
RES
V/O
OWNER
O RUTGERS THE STATE UNIVERSITY
O TAYLOR JOHN ET AL
O FRIEDMAN STEVEN J
V FRIEDMAN STEVEN J
MAILING ADDRESS
NEW BRUNSWICK NJ
PISCATAWAY NJ
PISCATAWAY NJ
PISCATAWAY NJ
407 NO 2ND ST
COLLINGSWOOD NJ
COLLINGSWOOD NJ
52
52
52
52
52
52
52
52
52
52
52
52
52
52
52
57
57
57
57
57
57
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
O
O
O
O
O
V
O
O
O
O
O
O
O
O
O
O
V
O
O
V
V
125 LINDEN ST
HADDON HEIGHTS NJ
121 LINDEN ST
119 LINDEN ST
CHERRY HILL NJ
115 LINDEN ST
113 LINDEN ST
111 LINDEN ST
109 LINDEN ST
107 LINDEN ST
CHERRY HILL NJ
103 LINDEN ST
101 LINDEN ST
PISCATAWAY NJ
PISCATAWAY NJ
SE 2ND & PEARL STS
420 NO 2ND ST
412 NO 2ND ST
410 NO 2ND ST
PISCATAWAY NJ
406 NO 2ND ST
111
112
113
114
115
116
117
118
119
120
121
122
123
124
133
46
48
52
53
54
55
RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
PGD
PGD
INS
LOT
RES
RES
LOT
LOT
PERNO ANTHONY III
DOYLE JOHN E & ELISA D
VAZQUEZ JOSE JR
NIEMOTKA SANDRA L
MATEO LUZ
FOXX CARRIE B
HARKLEY ALFRED DR
ROBERTS JOSEPH J JR
TORRES EPIFANIA ET ALS
NEWHALL BRIAN & SANDRA
KAPLAN KATHY M AKA JASSEM KATHY
NIEVES ANDRES
GONZALEZ ANTONIO S
RUTGERS THE STATE UNIVERSITY
VICTORY TEMPLE COMMUNITY CHURCH
CITY OF CAMDEN
CUMMINGS RICHARD H JR & BEY KRISTA
AYALA CARMELO ET UX
CITY OF CAMDEN
42
BLOCK LOT
57
56
57
58
57
61
58
66
59
93
60
1
60
4
60
5
60
7
60
8
60
9
60
10
60
11
60
12
60
13
60
14
60
15
60
16
60
17
60
18
60
19
60
20
60
21
60
22
60
23
61
1
61
2
61
3
61
4
61
5
61
6
ZONE USE
I-R
LOT
I-R
LOT
I-R
LOT
I-R
PKL
I-R
INS
I-R
IND
I-R
SY
I-R
LOT
I-R
LOT
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
C/R
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
LOT
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
V/O
OWNER
V RUTGERS THE STATE UNIVERSITY
V CITY OF CAMDEN
V KAPLAN RONALD ET AL
O SCHMITT JOEL W & SCHMITT FLOYD J
O SCHMITT JOEL W & SCHMITT FLOYD J
O OBERG SHANNON
O CAMPBELL WILLIAM F
O SCHMITT JOEL W & OBERG SHANNON
O JEAN-PIERRE RODNEY
O RODRIQUEZ, M TR
O SMITH DONNA M & BURKETT JAMES
O VANDERVEER EDWARD
O MCCARTHY SARA
O CLAGGETT BENJAMIN P & ERICA S
O RAY MELVIN JR
O VELEZ, A TR
O JAMES REILLY
O RIVERA MIGUEL
O COLON ANGELICA
V REILLY JAMES E
O ARCHITECTS INVESTMENT GROUP #1
O MCGINLEY TAMARA
O CANUSO JULIAN T JR
O STROMAN ROBERT
O ZAMOT ROBERTO
O MATTESICH JOHN M
43
MAILING ADDRESS
PISCATAWAY NJ
PISCATAWAY NJ
405 FRIENDS AVE
PISCATAWAY NJ
PISCATAWAY NJ
NE DELAWARE AVE & PENN ST
339 POINT ST
339 POINT ST
WOODLYNNE NJ
COLLINGSWOOD NJ
WOODLYNNE NJ
WOODLYNNE NJ
WOODLYNNE NJ
323 POINT ST
321 POINT ST
319 POINT ST
317 POINT ST
315 POINT ST
112B LINDEN ST
311 POINT ST
309 POINT ST
SOUTHAMPTON PA
305 POINT ST
312 VINE ST
SOUTHAMPTON PA
ALEXANDRIA VA
338 POINT ST
336 POINT ST
BRYN MAWR PA
332 POINT ST
FORT LEE NJ
BLOCK LOT
61
7
61
8
61
9
61
10
61
11
61
12
61
13
61
14
61
15
61
16
61
17
61
30
61
31
62
1
62
2
62
3
62
4
62
5
62
6
62
7
62
8
62
9
62
10
62
11
62
12
62
13
62
15
62
16
62
21
62
22
62
23
ZONE USE
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
LOT
I-R
GRD
I-R
INS
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
LOT
I-R
LOT
I-R
RES
I-R
LOT
I-R
LOT
I-R
LOT
V/O
OWNER
O PICINICH NICOLO ET ALS
V BRENNER JEFFREY C
O LOPEZ JULITA
V CHACON GABRIEL & DARIA
O JOHNSON BYRON
O TORRES ERNESTO & NORKA
O SOLAK YALIN
O COLON NORKA
O CURRY WILLIAM F & KENNETH A
O CURRY WILLIAM F & KENNETH A
O CITY OF CAMDEN
O DE ARIJIT
O CHRISTINA MICHELE L
O GONZALEZ ANTONIO
O JONG WAN SUN
O LAROCCA EVELYN G
O CHAVEZ ODIR
O CLAGGET JONATHAN & APRIL
O VAZQUEZ CARLOS M
O VASQUEZ JOSE ANTONIO & ET UX
V VAZQUEZ JUAN C
O BURDETT CURTIS ET UX TRS
O MCCRAY MIGDALIA
V JAMES WILLIAM K
V JAMES WILLIAM K
O WINKLER LOIS D
V CITY OF CAMDEN
V CITY OF CAMDEN
44
MAILING ADDRESS
FORT LEE NJ
326 POINT ST
324 POINT ST
322 POINT ST
PO BOX 1968
318 POINT ST
CARLSTADT NJ
312 VINE ST
312 POINT ST
310 POINT ST
PISCATAWAY NJ
309 NO FRONT ST
PISCATAWAY NJ
100 LINDEN ST
102 LINDEN ST
104 LINDEN ST
106 LINDEN ST
GLENSIDE PA
110 LINDEN ST
102 LINDEN ST APT A
114 LINDEN ST
116 LINDEN ST
121 LINDEN ST
120 LINDEN ST
122 LINDEN ST
319 NO 2ND ST
319 NO 2ND ST
317 NO 2ND ST
307 NO 2ND ST
PISCATAWAY NJ
301 NO 2ND ST
BLOCK LOT
62
26
62
27
62
28
62
29
62
30
62
31
62
32
62
33
62
34
62
35
62
38
63
70
63
78
64
48
65
1
65
2
65
3
65
4
65
5
65
6
65
7
65
8
65
9
65
93
65
94
65
97
65
98
65
99
65
100
65
103
66
11
ZONE USE
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
LOT
I-2
INS
I-2
PKL
I-R
INS
I-R
LOT
I-R
RES
I-R
RES
I-R
LOT
I-R
LOT
I-R
COM
I-R
RES
I-R
RES
I-R
PKL
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
LOT
I-R
INS
V/O
OWNER
O HELMES DONNA J
O MCCARTHY DONAL E
O GILLESPIE JUDYANN S
O MARRERO ISABEL & ANGEL F
O SHAKIR HANIF
O GROSS HOWARD
O GONZALEZ ANTONIO S
O WILLIAMS VICKY
O WILSON ROBERT M III
O DEVENNEY YOSHIKA
V CITY OF CAMDEN
O BOARD OF EDUCATION
O CAMDEN REDEVELOPMENT AGENCY
V FRIEDMAN STEVEN J
O FRIEDMAN STEVEN J
O FRIEDMAN STEVEN J
V FRIEDMAN STEVEN J
V FRIEDMAN STEVEN J
V FRIEDMAN STEVEN J
O IGLESIA PENTECOSTAL NUEVAS
O LEONARD IAN K
O FULBROOK FRANK J
O FULBROOK FRANK J
O FULBROOK FRANK
O BANFE M JILL
O BANFE M JILL
O AGC PROPERTIES LLC
O COCIAN TEOFIL
V CITY OF CAMDEN
45
MAILING ADDRESS
119 PENN ST
117 PENN ST
117 PENN ST
113 PENN ST
PHILADELPHIA PA
CHERRY HILL NJ
101 LINDEN ST
105 PENN ST
103 PENN ST
101 PENN ST
308-312 NO FRONT ST
NW COOPER & FRONT ST
NE COOPER ST & DELAWARE
PISCATAWAY NJ
COLLINGSWOOD NJ
COLLINGSWOOD NJ
COLLINGSWOOD NJ
COLLINGSWOOD NJ
COLLINGSWOOD NJ
PHILADELPHIA PA
316 NO 2ND ST
310 NO 2ND ST
308 NO 2ND ST
209 PENN ST
211 PENN ST
SINGER ISLAND FL
SINGER ISLAND FL
MANALAPAN NJ
ROSWELL GA
320 NO 2ND ST
PISCATAWAY NJ
BLOCK LOT
66
25
66
42
67
1
69
1
70
61
70
62
70
65
70
66
70
69
70
70
71
2
71
8
72
1
72
9
72
26
73
1
73
2
ZONE USE
I-R
INS
I-R
INS
I-R
INS
I-R
INS
I-R
PKL
I-R
INS
I-R
INS
I-R
INS
I-R
INS
I-R
INS
I-2
PKL
I-2
C/R
I-2
IND
I-2
PKL
I-2
COM
I-2
IND
I-2
PKL
V/O
OWNER
O NEW VENTURES MANAGEMENT INC
O VICTOR URBAN RENEWAL GRP
O VICTOR URBAN RENEWAL GRP
V CAMDEN REDEVELOPMENT AGENCY
O CAMDEN REDEVELOPMENT AGENCY
O ADLER ENGINEERING INC
O NJ ECONOMIC DEVELOPMENT AUTHORITY
O
73
3
I-2
PKL O
73
4
I-2
PKL O
73
5
I-2
PKL O
73
6
I-2
IND
73
7
I-2
PKL O
74
74
74
74
74
74
74
74
1
2
3
8
10
11
12
13
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
RES
RES
RES
RES
RES
C/R
RES
C/R
MAILING ADDRESS
PISCATAWAY NJ
PISCATAWAY NJ
PISCATAWAY NJ
PISCATAWAY NJ
PISCATAWAY NJ
PISCATAWAY NJ
315 COOPER ST
NEW BRUNSWICK NJ
PISCATAWAY NJ
PISCATAWAY NJ
PHILADELPHIA PA
PHILADELPHIA PA
SE COOPER & FRONT ST
SW COOPER & 2ND STS
121 MARKET ST
TRENTON NJ
O
O
O
O
O
O
O
O
O
PERKS SAM CHRIS SARAH ET AL
HARKLEY ALFRED L
PARKER ALBERT E & MARGARET M
220 COOPER ST LTD PRTNRSHP
SHIH TINNA & NELSON
JOHNSON HARVEY C
SPE LAGUNA LLC
PARJAPATI RAOJI
46
PO BOX 127
GREENVILLE NJ
206 COOPER ST
MARLTON NJ
VOORHEES NJ
228 COOPER ST
232 COOPER ST
MARLTON NJ
BLOCK LOT
74
14
74
15
74
18
74
20
74
21
74
22
74
23
74
24
74
25
74
26
74
27
74
28
74
29
74
30
74
32
74
36
74
45
74
46
74
49
74
52
ZONE USE
I-R
RES
I-R
PKL
I-R
COM
I-R
C/R
I-R
COM
I-R
C/R
I-R
C/R
I-R
C/R
I-R
COM
I-R
C/R
I-R
C/R
I-R
LOT
I-R
C/R
I-R
C/R
I-R
C/R
I-R
PKL
I-R
RES
I-R
INS
I-R
PKL
I-R
LOT
V/O
OWNER
O LEFF REALTY LLC
O KOUVATAS MICHAEL N
V RICHARD CARL INC
O 51 KINGS CORPORATION
V 51 KINGS CORP
V JACKSON IDA
V JACKSON IDA
V LI AMY & LI WAI MING
V MARKET STREET WEST LLC
V KOUVATAS JOHN
O SZATKOWSKI HENRY E ET UX
O SZATKOWSKI JUDITH A
O SZATKOWSKI HANK ET UX
O MARKET STREET WEST LLC
O TUCKER ARNOLD M
O CAMDEN CITY PUBLIC SAFETY ASSOC
O GIANNOTTI JOHN & VIELEHR ANTIONETTE
V
MAILING ADDRESS
CHERRY HILL NJ
HADDON HEIGHTS NJ
VINCENTOWN NJ
HADDON HEIGHTS NJ
HADDON HEIGHTS NJ
223 MARKET ST
221 MARKET ST
YEADON PA
YEADON PA
215 MARKET ST
HADDON HEIGHTS NJ
PENNSAUKEN NJ
WOODBURY HEIGHTS N J
HADDON HEIGHTS NJ
210 COOPER ST
116-120 NO 2ND ST
HADDON HEIGHTS NJ
75
75
75
75
75
75
75
75
75
75
75
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
O
O
V
O
O
O
O
O
O
V
O
HADDON HEIGHTS NJ
MERCHANTVILLE NJ
CHERRY HILL NJ
312 COOPER ST
CHERRY HILL NJ
NEWARK NJ
121 NO 4TH ST
119 NO 4TH ST
WEST COLLINGSWOOD NJ
115 NO 4TH ST
113 NO 4TH ST
1
2
3
5
9
10
16
17
18
19
20
RES
RES
RES
INS
C/R
C/R
RES
C/R
C/R
RES
C/R
STEFKOVIC ERNEST JR
CIARROCCA MICHAEL
KRAWIECKI ROBERT J & ROSEMARIE M
AMERICAN NATL RED CROSS
LORAH RAYMOND A
NEW JERSEY TRANSIT CORP
TUCKER BARBARA
RIVERA HARRY
CHARNOCK THOMAS C ET AL
WORLEY GREGORY
MORCATE CARLOS M ESQ
47
BLOCK LOT
75
21
75
22
75
24
75
25
75
26
75
27
75
28
75
29
75
30
75
31
75
32
75
33
75
34
75
35
75
36
75
38
75
39
75
40
75
41
75
43
75
44
75
45
75
51
77
1
77
8
77
9
77
12
77
13
77
14
77
15
77
16
ZONE USE
I-R
C/R
I-R
PKL
I-R
COM
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
LOT
I-R
LOT
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
COM
I-R
COM
I-R
COM
I-R
C/R
I-R
C/R
I-R
C/R
I-R
COM
I-R
COM
I-R
PKL
C-3 PKL
C-3 C/R
C-3 LOT
C-3 C/R
C-3 C/R
C-3 C/R
C-3 INS
C-3 RES
V/O
OWNER
O MASSEY FAMILY LTD
O NORTH FOURTH STREET PARKING
O BRIDAW LLC
O COUNTY OF CAMDEN
V N N R INC
O MONTOYA LILLIAN
O STYLIANOS NICHOLAS J
V GELMAN ROBERT
V GELMAN ROBERT
O ANDERSON DWIGHT A
O OLDE MARKET ST DEVEL CORP
O MARKET STREET ADVOCATES LLC
O LA PIERRE REALTY CO INC
O MENDEZ HECTOR & DELIA
V CAMDEN REDEVELOPMENT AGENCY
O HOANG HAI & NGUYEN PHUONG
O ROANN CONSTRUCTION COMPANY INC
O A LITTLE SLICE OF NEW YORK INC
O A LITTLE SLICE OF NEW YORK INC
O NOLL DIANA URSULA
O MZJB ENTERPRISES LLC
O DRPA
V HORIATIS GEORGE ET AL
V TRIPLE C ENTERPRISES INC
V N N & R CORPORATION
O COOPERATIVE BUS. ASSIST. CORP
O CAMDEN LAW BUILDING LLC
O GILSON JOSEPH E & ERIKA H
O ROSENBERG SAMUEL M & RUTH ET ALS
48
MAILING ADDRESS
PHILADELPHIA PA
WS NO 4TH 78 NO MARKET ST
331 MARKET ST
327-329 MARKET ST
DEPTFORD NJ
323 MARKET ST
MT LAUREL NJ
CHERRY HILL NJ
CHERRY HILL NJ
LAWNSIDE NJ
313 MARKET ST
309 MARKET ST
CHERRY HILL NJ
307 MARKET ST
305 MARKET ST
CHERRY HILL NJ
CHERRY HILL NJ
CHERRY HILL NJ
HADDON HEIGHTS NJ
120 NO 3RD ST
122 NO 3RD ST
WESTVILLE NJ
CHERRY HILL NJ
SE MARKET & 3RD STS
318 MARKET ST
WILLIAMSTOWN NJ
DEPTFORD NJ
328 MARKET ST
330 MARKET ST
CHERRY HILL NJ
DEPTFORD NJ
BLOCK LOT
77
17
77
21
77
25
77
28
ZONE USE
C-3 C/R
C-3 PKL
C-3 LOT
C-3 C/R
V/O
OWNER
O WILSON JOHN D & MARY
O CAMDEN CITY REAL ESTATE HOLDG CORP
V CAMDEN LAW BUILDING LLC
O SCHWARZMAN WILLIAM E
MAILING ADDRESS
35 NO 4TH ST
35 NO 4TH ST
330 MARKET ST
77
77
77
77
77
77
77
77
80
80
81
81
81
81
29
30
31
35
40
57
60
62
1.01
5
1
2
2
4
C-3
C-3
C-3
C-3
C-3
C-3
C-3
C-3
C-W
C-W
C-W
C-W
C-W
C-W
RES
PKL
IND
PKL
PKL
PKL
LOT
RES
STD
PKL
PKL
PKL
LOT
ROW
O
O
O
O
O
O
V
V
O
O
O
O
V
V
MICKLES RUDOLPH A
CAMDEN CITY REAL ESTATE HOLDING COR
CITY OF CAMDEN
CAMDEN CITY REAL ESTATE
CITY OF CAMDEN
RAMOUNDOS ANTONIOS
CAMDEN REDEVELOPMENT AGENCY
DRPA
DRPA
MAGNOLIA NJ
331 ARCH ST
329 ARCH ST
16 NO 3RD ST
35 N 4TH ST
319-323 ARCH ST
WS NO 4TH 96 SO MARKET ST
REAR 35-39 NO 4TH ST
NEW BRUNSWICK NJ
NW DELAWARE & COOPER
151 DELAWARE AVE
R WS DEL SL FD/NL MKT
R WS DEL SL FD/NL MKT
81
81
93
94
94
95
95
95
95
95
96
96
8
14
1
1
5
23
28
45
49
52
57
68
C-W
C-W
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
I-R
INS
PRK
INS
PKL
ROW
PKL
ROW
RES
RES
ROW
PKL
COM
O
O
O
O
V
O
V
O
O
V
O
O
CITY OF CAMDEN
COUNTY OF CAMDEN
STATE OF NEW JERSEY
STATE OF NEW JERSEY
VOADV PROPERTY INC
KIDD MICHAEL
STATE OF NEW JERSEY
DEMARTINI NINFA
DEMARTINI ALFRED F
NW DELAWARE AVE & FEDERAL
DEL RVR 1130 FR SL COOPER
PISCATAWAY NJ
PISCATAWAY NJ
TRENTON NJ
PISCATAWAY NJ
TRENTON NJ
COLLINGSWOOD NJ
WASHINGTON DC
TRENTON NJ
SE PENN & 5TH STS
526 PENN ST
49
BLOCK LOT
96
70
96
80
97
59
97
62
97
63
97
66
97
68
97
69
97
70
97
71
97
72
97
73
97
74
97
75
97
76
97
77
97
79
98
86
98
88
98
89
98
90
98
91
98
92
98
93
98
95
98
96
98
97
98
98
99
23
99
30
99
105
ZONE USE
I-R
PKL
I-R
INS
I-R
RES
I-R
RES
I-R
RES
I-R
RES
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
RES
I-R
RES
I-R
LOT
I-R
RES
I-R
RES
I-R
INS
I-R
INS
I-R
PKL
I-R
C/R
I-R
COM
I-R
RES
I-R
C/R
I-R
PKL
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
INS
I-R
COM
I-R
COM
I-R
COM
V/O
OWNER
O DEMARTINI ALFRED F
O EIFERT ERIC C
O SCHULTEN GLENN & GLADYS
O BECKMAN MARILYN H
O LESE JOSEPH J
O DEMARTINI NINFA
O NISE PRODUCTIONS INC
O NFW INC
O ASHLEY ELIZABETH
V AJK INVESTMENT
V DEMARTINI ALFRED
O RIGGS RICHARD M & CYNTHIA B
O GERHART SARA ANNE
O DEMARTINI ALFRED
O DEMARTINI ALFRED
O MENTAL HEALTH ASSOC
O VOADV PROPERTY INC
O SHEEHAN EDWARD D & HAMILTON JAMES J
O SHEEHAN EDWARD D ET AL
O DOOLEY HOUSE INC
O TRACAM CORP
O VOADV PROPERTY INC
O THOMAS DEMARCO HOLDING LLC
O CAMDEN COUNTY COLLEGE
O BD OF TRS CAMDEN COUNTY COLLEGE
50
MAILING ADDRESS
SS PENN 237 E OF 5TH ST
PISCATAWAY NJ
418 LAWRENCE ST
KING OF PRUSSIA PA
426 LAWRENCE ST
432 LAWRENCE ST
211 NO 5TH ST
413 COOPER ST
COLLINGSWOOD NJ
COLLINGSWOOD NJ
BEVERLY NJ
PISCATAWAY NJ
200 NO 5TH ST
VOORHEES NJ
427 COOPER ST
PISCATAWAY NJ
PISCATAWAY NJ
SE 5TH & LAWRENCE ST
501-503 COOPER ST
505 COOPER ST
507-509 COOPER ST
511 COOPER ST
515 COOPER ST
517 COOPER ST
NAPLES FL
525 COOPER ST
527 COOPER ST
NEW BRUNSWICK NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLOCK LOT
100
48
100
50
100
51
100
52
100
53
ZONE USE
C-3 PKL
C-3 PKL
C-3 PKL
C-3 PKL
C-3 PKL
V/O
OWNER
O COLALILLO A
O BOARD OF TRUSTEES CAMCO COLLEGE
O
MAILING ADDRESS
HADDON HEIGHTS NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
100
100
100
100
100
100
100
100
82
83
84
85
86
87
88
94
C-3
C-3
C-3
C-3
C-3
C-3
C-3
C-3
PKL
PKL
PKL
PKL
PKL
PKL
PKL
PKL
O
O
O
O
O
O
O
O
CAMDEN COUNTY COLLEGE
BOARD OF TRUSTEES CAMCO COLLEGE
PARKING AUTHORITY
PARKING AUTHORITY
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
634 PENN ST
636 PENN ST
100
100
101
102
102
103
102
106
38
43
47
7
C-3
C-3
I-R
C-3
C-3
C-3
PKL
PKL
COM
INS
INS
PKL
O
O
O
O
O
O
INTERSIGN INC
LEAP ACADEMY CHARTER SCHOOL INC
CHERRY HILL NJ
BLACKWOOD NJ
BLACKWOOD NJ
BLACKWOOD NJ
639 COOPER ST
117
118
118
118
118
118
119
119
119
119
119
1
I-R
13.01 I-R
15
I-R
16
I-R
17
I-R
62
I-R
1
I-R
2
I-R
3
I-R
5
I-R
7
I-R
INS
COM
C/R
C/R
INS
PKL
C/R
C/R
PKL
COM
C/R
O
O
V
O
O
O
V
O
O
V
O
UNITED STATES OF AMERICA
LATIN AMERICAN ECONOMIC DEVEL ASSN
PATOUHAS PANAGITIOS
LATIN AMERICAN ECONOMIC DEVEL ASSN
UNITED STATES OF AMERICA
GOODMAN LILLIAN
CAMDEN PLAZA ASSOC
CAMDEN AREA HEALTH EDUCATION CTRS
BRANDT R PETER
SERENGETI LLC
SERENGETI LLC
PHILADELPHIA PA
433A MARKET ST
MERCHANTVILLE NJ
423 MARKET ST
401 MARKET ST
428 MARKLEY PL
NEW YORK NY
514 COOPER ST
HADDON HEIGHTS NJ
520-524 COOPER ST
520-524 COOPER ST
51
BLOCK LOT
119
8
119
9
119
11
119
12
119
14
119
15
119
16
119
17
119
18
119
19
119
22
119
23
119
25
119
27
119
28
119
30
119
32
119
34
119
35
119
36
119
41
119
95
119
96
119
106
120
1
120
36
120
42
120
50
120
55
120
58
120
66
ZONE USE
I-R
C/R
I-R
COM
I-R
C/R
I-R
C/R
I-R
PKL
I-R
RES
I-R
C/R
I-R
COM
I-R
C/R
I-R
PKL
I-R
COM
I-R
C/R
I-R
COM
I-R
C/R
I-R
C/R
I-R
PKL
I-R
C/R
I-R
C/R
I-R
C/R
I-R
C/R
I-R
COM
I-R
C/R
I-R
C/R
I-R
INS
C-3 COM
C-3 INS
C-3 INS
C-3 PKL
C-3 PKL
C-3 COM
C-3 INS
V/O
OWNER
O ANDY-0 PROPERTIES LLC
O 528-532 COOPER STREET LLC
O LA ROSA CARMEN J
V META SEQUOIA LLC
O META SEQUOIA LLC
O MCKERNAN MARTIN ET UX
O MILES LAWRENCE W SR
O EHRKE PAUL A & NINA D
O CRUZ EUGENIO & VILLEGAS CARMELO
O SETTLEMENT MUS. SCHL. OF PHILA
O FIRST UNION NATIONAL BANK-NJ
O FERRANTE ALBERT W & LINDA
V SETTLEMENT MUS. SCHL. OF PHILA
O FORD RONALD JR
O AHN YOUNG GENE & AHN JI-HYUN
O BRANDT R PETER
O LIFE ASSEMBLY OF GOD
O TWARDY JOSEPH A
O COSTANZO FRANK
O DKD LLC
O SOHN HONG K & BYUNG S
V META SEQUOIA LLC
O PUERTO RICAN/LATINO CULTURE & ARTS
O 528-532 COOPER STREET LLC
V
O ST PAUL EPISCOPAL CHURCH
O COUNTY OF CAMDEN
O NJ TRANSIT CORP
O COUNTY OF CAMDEN
O CAMDEN CITY REAL ESTATE HOLD.
O CAMCARE COMMUNITY MENTAL HEALTH
52
MAILING ADDRESS
526 COOPER ST
CHERRY HILL NJ
DALLAS TX
NEW YORK NY
NEW YORK NY
113 NO 6TH ST
111 NO 6TH ST
109 NO 6TH ST
107 NO 6TH ST
PHILADELPHIA PA
CHARLOTTE NC
HADDON HEIGHTS NJ
PHILADELPHIA PA
BELLMAWR NJ
CHERRY HILL NJ
HADDON HEIGHTS NJ
PO BOX 310
515 MARKET ST
PENNSAUKEN NJ
WOODBURY NJ
FARMINGTON HILLS MI
NEW YORK NY
542 COOPER ST
CHERRY HILL NJ
418-422 MARKET ST
33 NO 5TH ST
NEWARK NJ
18-30 NO 4TH ST
35 NO 4TH ST
414 MARKET ST
BLOCK LOT
121
1
122
46
122
64
123
1
123
17
124
1
124
33
125
6
125
7
125
8
125
9
125
11
125
15
125
19
125
21
125
24
125
57
125
59
126
1
126
4
126
5
126
8
126
9
126
11
ZONE USE
C-3 PKL
C-3 INS
C-3 INS
C-C COM
C-C INS
I-R
COM
I-R
PKL
C-3 C/R
C-3 C/R
C-3 PKL
C-3 COM
C-3 PKL
C-3 C/R
C-3 COM
C-3 PKL
C-3 COM
C-3 INS
C-3 COM
C-3 COM
C-3 ROW
C-3 C/R
C-3 INS
C-3 C/R
C-3 C/R
V/O
OWNER
O CITY OF CAMDEN
O CITY OF CAMDEN
O COUNTY OF CAMDEN
V EQUITATIVO VIDA LLC
O NEW JERSEY TRANSIT CORP
O QUERCUS ALBA LLC
O BANK OF N J
V RUBIN MICKEY-INVESTMENT GROUP
O B P U M ECONOMIC DEV CORP
O DIOCESE OF CAMDEN NJ
O HARGROVE WILLIAM
O NGO TOM & MARY LING
O GELMAN ROBERT
O DIOCESE OF CAMDEN
V DIOCESE OF CAMDEN
O NGUYEN NHIEN & HUONG
O GREEN ROGER A
V CITY OF CAMDEN
O TOLL GLORIA
O MT CALVARY CHURCH OF GOD IN CHRIST
O WOLBRANSKY HARVEY ET UX
O
MAILING ADDRESS
ES 5TH ST-FEDERAL/MARKET
ES ROOSEVELT-ARCH/MARKET
WS 6TH ST-FEDERAL/MARKET
401-403 FEDERAL ST
NEWARK NJ
NEW YORK NY
RIVERTON NJ
HUNTINGTON VALLEY PA
622 COOPER ST
631 MARKET ST
1507 STATE ST
631 MARKET ST PO BX 0709
647 MARKET ST
CHERRY HILL NJ
631 MARKET ST
631 MARKET ST
631 MARKET ST BOX 708
MEDIA PA
SEWELL NJ
CITY HALL
VENTNOR NJ
NE MARKET & 7TH STS
709 MARKET ST
126
126
126
126
126
64
65
67
71
72
C-3
C-3
C-3
C-3
C-3
C/R
C/R
C/R
C/R
PKL
O
O
O
O
O
HARGROVE WILLIAM
HARGROVE WILLIAM
SCARLETT FRANKLIN H MD
WOLBRANSKY HARVEY DR ET UX
1507 STATE ST
1507 STATE ST
108 NO 7TH ST
707 MARKET ST
126.01 12
C-3
INS
O
NEWTON PREP MEETING OF FRIENDS/CAMD 808 COOPER ST
53
BLOCK LOT
126.01 21
127
44
128
45
129
33
ZONE USE
C-3 COM
C-3 INS
C-3 INS
C-3 PKL
V/O
OWNER
O HUDSON SAMUEL T ET UX
O COUNTY OF CAMDEN ADMINISTRATION
O IMMACULATE CONCEPTION
O
129
129
130
43
71
2
C-3
C-3
C-3
COM O
COM O
RES O
131
71
C-3
PKL V
132
133
133
133
133
139.02
23
55
56
65
103
1
C-3
C-3
C-3
C-3
C-3
C-C
PKL
COM
INS
INS
PKL
PKL
O
O
O
O
O
O
MAILING ADDRESS
PENNSAUKEN NJ
600 MARKET ST
631 MARKET ST
NEW JERSEY BELL TELEPHONE COMPANY
NEW JERSEY BELL TELEPHONE COMPANY
ERVING TX
ERVING TX
HARGROVE WILLIAM
STAHL PAUL A III & ELIZABETH A
FRONTIER ASSOCIATES
HOUSING AUTHORITY CITY OF CAMDEN
1507 STATE ST
PO BOX 1413
OAK HURST NJ
822-824 MARKET ST
CITY HALL 13TH FL
139.02 1.01 C-C
PKL O
139.02 2
C-C
PKL O
140
140
6
14
C-C
C-C
INS O
PRK O
STATE OF NEW JERSEY (AQUARIUM)
TRENTON NJ
140.01
145
147
150
170
2
1
45
35
1
C-C
C-C
C-C
C-C
C-C
COM
INS
INS
INS
INS
PARKING AUTHORITY CITY OF CAMDEN
CITY OF CAMDEN
YOUNG MENS CHRISTIAN ASSOCIATION
CAMDEN COUNTY CORRECTIONAL FACILITY
10 DELAWARE AVE
NE FEDERAL & 3RD ST
VOORHEES NJ
330 FEDERAL ST
170
4
C-C
PKL O
170
170
170
172
174
40
43
61
17
5
C-C
C-C
C-C
C-C
C-C
INS
LOT
PKL
PKL
LOT
CITY OF CAMDEN
HOUSING AUTHORITY CITY OF CAMDEN
CAMDEN CITY HALL
CITY HALL 13TH FL
1300 ADMIRAL WILSON BLVD
CITY HALL 13TH FL
CITY HALL 13TH FL
O
O
O
O
O
O
V
O
O
V
54
BLOCK LOT ZONE USE V/O
OWNER
174
12
C-C ROW V CAMDEN REDEVELOPMENT AGENCY
174
12.01 C-C COM O
MAILING ADDRESS
CITY HALL 13TH FL
174
12.02 C-C
COM O
174
17.01 C-C
LOT V
174
175
18
8
C-C
C-C
T
O
COM O
CITY HALL 13TH FL
1397
1397
1397
1397
1397
1446
1446
1448
1448
1448
1448
1
2
3
4
45
1
2
1
1.02
7
20
C-C
C-C
C-C
C-C
C-C
C-C
C-C
C-C
C-C
C-C
C-C
COM
T
INS
PKL
COM
INS
PKL
ROW
ROW
PKL
ROW
CHAND INVESTMENT INC
NEW JERSEY TRANSIT
NJ ECONOMIC DEVELOPMENT AUTHORITY
PHILADELPHIA PA
MAPLEWOOD NJ
TRENTON NJ
MC DONALDS CORP
CITY OF CAMDEN
CHICAGO IL
SE FEDERAL & 8TH ST
DRPA
ONE PORT CENTER
O
O
O
O
O
O
O
V
V
O
V
55