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Combining Rehabilitation and Redevelopment Area Strategies
In November 1999, the Belleville Township Council directed the Planning Board to conduct an investigation into the redevelopment of the "Valley" portion of the Township. The preliminary investigation revealed three distinct regions - north, central (greater Valley), and south - in the area, each with its own set of planning issues. As a result of that finding, the planning board recommended that there be three separate designations consisting of two redevelopment sub-areas separated by a larger rehabilitation area. The governing body concurred, and in March 2001 designated the two sub-areas as in need of redevelopment, followed in April by a resolution designating the remaining area in need of rehabilitation.
The rehabilitation designation enables the Township to promote private investment by offering incentives, such as short-term tax exemptions, to property owners in the area. More intensive redevelopment strategies were focused in the redevelopment sub-areas. The incentive-based private investment strategy in the rehabilitation area is designed to support the municipality's efforts to redevelop other portions of the Valley area.
The use of three separate designations was also done deliberately to help build consensus around the plan. In particular, the absence of condemnation threat in the rehabilitation area helped to alleviate community concerns about a possible taking of their property and reduced the need for extensive commercial and residential relocation. This resulted in a less contentious designation process. The incentive-based approach in the rehabilitation area also allows the Township to encourage property upkeep by alleviating a fear of increased property tax payments.