A team of volunteers worked with the City’s Planning Department to create a stakeholder driven, broad brush vision plan for the 22nd Street Hudson Bergen Light Rail Transit Station (HBLRT) Neighborhood - one that provides general direction for the City’s upcoming area redevelopment plan. The goal of the City of Bayonne’s municipal government is to encourage more transit oriented developments in this neighborhood. The CPAP volunteer team: reviewed previous planning efforts in the neighborhood; observed existing land uses and conditions; and, assessed community assets, constraints and opportunities. The CPAP volunteer team then met with a stakeholder group assembled by the City for the purposes of discussing their views on the neighborhood’s assets, constraints, challenges, and opportunities. The Vision Plan included several vision statements that articulated that articulated the stakeholders’ desires for the future of this neighborhood.

1. Vision Plan
for the
22nd Street
Hudson Bergen Light Rail Station Neighborhood
Bayonne, New Jersey
Prepared for
The City of Bayonne
Planning and Zoning Division
Prepared by
American Planning Association
New Jersey Chapter
Community Planning Assistance Program
March 2014

3. The American Planning Association, New Jersey Chapter sponsors a Community Planning Assistance Program (CPAP) which connects communities in need of planning assistance with professionals willing to volunteer their time and talent.
The City of Bayonne submitted an application to CPAP requesting the development of a stakeholder driven, broad brush vision plan for the 22nd Street Hudson Bergen Light Rail Station Neighborhood. The intent is for this vision plan to provide general direction for the City’s upcoming area redevelopment plan.
Through the CPAP, several volunteers were identified and teamed together for the creation of this vision plan. The volunteer team included the following:
Colette Santasieri, PhD, Project Manager
Indradeep Chakrabarty, AICP
Thomas Behrens
John Caulfield
Kimberly Cenno
Scott Rowe, AICP, PP
Arnold Bloch, PhD, facilitator of the stakeholder meeting
American Planning Association: www.planning.org
American Planning Association - New Jersey Chapter: www.njplanning.org

5. Table of Contents
1.0 Introduction to the Project 1
2.0 Transit Oriented Development 3
3.0 Overview of the Study Area 4
3.1 The City of Bayonne 4
3.2 The 22nd Street HBLRT Station Neighborhood Land Uses 7
3.3 Land Uses in the Immediate Vicinity of 22nd Street HBLRT Station 10
3.4 Study Area Constraints and Challenges 12
3.5 Planning Activities in the Study Area 16
3.5.1 Master Plan and Zoning 18
3.5.2 Bayonne Town Center Studies 21
3.5.3. Studies Pertaining to the HBLRT Stations 22
3.5.4. Redevelopment Plans in the Study Area 23
4.0 Vision for the 22nd Street HBLRT Station Neighborhood 25
Appendix A - Stakeholder Meeting 28

7. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 1
1.0 Introduction
The purpose of this project was to develop a stakeholder driven, broad brush vision plan for the 22nd
Street Hudson Bergen Light Rail Transit Station (HBLRT) Neighborhood - one that provides general
direction for the City’s upcoming area redevelopment plan. The goal of the City of Bayonne municipal
government is to encourage more transit oriented developments in this neighborhood. In an effort to
garner a clear understanding of the project area, the CPAP volunteer team: reviewed previous plan-ning
efforts in the neighborhood; observed existing land uses and conditions; and, assessed com-munity
assets, constraints and opportunities. The CPAP volunteer team then met with a stakeholder
group assembled by the City of Bayonne for the purposes of discussing their views on the neighbor-hood’s
assets, constraints, challenges, and opportunities (see Appendix A for a summary of the stake-holder
meeting, including the list of attendees). This vision plan is the culmination of those efforts.
For the purposes of this project, the 22nd Street HBLRT Station Neighborhood is defined as an area
bordered on the north by 30th Street, on the south by 17th Street, on the west by Avenue C, and on
the east by Avenue F. The 22nd Street HBLRT Station is located within this neighborhood between
21st and 22nd Streets, and Avenue E and Prospect Avenue. This study area is shown on Figure 1.
22nd Street HBLRT Station looking West

8. 2 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Figure 1 - Study Area Base Map

9. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 3
2.0 Transit Oriented Development
The term Transit Oriented Development (TOD) has been defined in many scholarly works and by sev-eral
organizations. The most basic and commonly applied TOD definition is a mixed use community
extending for ¼ to ½ mile from a public transit station. Elements of this community include: residen-tial,
retail, office, public and open space land uses; pedestrian friendly infrastructure and amenities;
higher densities than surrounding areas; and compact design (i.e. narrower streets, smaller building
setbacks). Transit Oriented Development represents a neighborhood or a collection of developments
and public amenities that support public transit and in turn are supported by public transit.
While the 22nd Street HBLRT Station Neighborhood has many elements of a TOD neighborhood (e.g.
mixed use, sidewalks, grid street layout), it is lacking some (e.g. higher density than the surrounding
area). In addition, some transit oriented attributes can be improved upon. Chapter 3.4 provides an
overview of the current challenges and constraints to achieving a more efficient TOD neighborhood
around the 22nd Street HBLRT Station while Chapter 4.0 highlights opportunities to overcome those
obstacles and facilitate future TOD there.
Broadway Corridor, Bayonne mixed uses and streetscape.

10. 4 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
3.0 Overview of the Study Area
3.1 The City of Bayonne
The City of Bayonne is located at the southern tip of Hudson County, New Jersey. According to the
U.S. Census, its 2012 estimated population is 64,416. Bayonne consists of only 5.8 square miles,
giving the City a density of 10,858.7 persons per square mile; this density is considerably greater in
the City’s residential areas, as significant portions of the City’s periphery eastern third are low-density
industrial and commercial space.
Bayonne is a peninsula surrounded by major regional waterways on three sides: Upper New York Bay
to the east, Kill Van Kull to the south, and Newark Bay to the west. Bayonne is served by two major
highways, the New Jersey Turnpike Hudson County Extension (Route 78) connecting the New Jersey
Turnpike (Route 95) and points west to the Holland Tunnel into Manhattan, and Route 440, which
carries traffic between the Turnpike Extension and Staten Island via the iconic Bayonne Bridge at the
southern end of the City.
The City is connected to the national freight rail network through the Conrail Shared Assets Oper-ations
Bayonne Industrial Track and to the regional transit network through the NJ Transit Hudson
Bergen Light Rail Transit. The HBLRT provides access to Jersey City’s Gold Coast and other commu-nities
within Hudson County. It also connects to the Port Authority Trans Hudson (PATH) system at
Newport in Jersey City and the Hoboken Terminal, runs parallel to the freight line, and terminates at
the 8th Street Station in Bayonne.
In Bayonne, the HBLRT runs parallel to the entire length of Avenue E, between New Jersey Turnpike
Exit 14A and 8th Street. The 22nd Street HBLRT Station, opened in 2003, is located approximately
0.18 miles, or about 1 block, southeast of Broadway between Avenues E and F and 21st and 22nd
Streets. Extension of the HBLRT was envisioned to spur significant redevelopment throughout the
City, and significant planning and zoning steps were undertaken before its construction to facilitate
transit oriented development around its stations. The most recent available data shows an average
of 1,773 riders per day board the HBLRT at 22nd Street. It is anticipated that ridership at the 22nd
Street Station will increase over time with the development of new and restored housing and commer-cial
units in its vicinity. This may also generate a greater demand for more frequent service along the
line promoting the HBLRT as a more viable transportation option for residents, commuters and visi-tors.
Figure 2 provides an aerial view of Bayonne and locations of its HBLRT stations with their respective
1/4 and 1/2 mile walking distances. As depicted on this map, a significant area of the City, including
residential, commercial and institutional uses, are within walking distance to a HBLRT station. This is
an indication that many of Bayonne’s residents, workforce and visitors are able to travel to, from and
within the City without the use of a car alleviating traffic, parking demands and environmental impacts.
Also apparent, is the need to connect the parts of the City which are not within walking distance to a
HBLRT station with improved bus service or the installation of a proposed trolley network.

11. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 5
!
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!
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!
°
Dwg. Title
Study Area Map
Dwg. Date
Project Title Drawn By
CITY OF BAYONNE
HUDSON COUNTY, NEW JERSEY
03/05/2014
TB
8th Street
22nd Street
East 34th Street
East 45th Street
Danforth Avenue
Richard Street
Legend
Bayonne Boundary
Subject Area
HBLR
! HBLR Station
1/4 Mile Walking Distance
1/2 Mile Walking Distance
1/4 Mile from 22nd St. Station
1/2 Mile from 22nd St. Station
Source 1: Municipal boundary from NJDEP
Source 2: Orthophotography from NJGIN Warehouse, dated 2012
Source 3: HBLR station locations from NJ Transit
0 0.3 0.6 1.2 1.8 2.4
Miles
Vision Plan for the
22nd Street HBLRT Station Neighborhood
American Planning Association
New Jersey Chapter
Community Planning Assistance Program
Figure 2 - HBLRT and Stations in Bayonne

12. 6 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Due to its strategic location, Bayonne has traditionally served as a center for port-related commerce.
Manufacturing, shipping, warehousing, and other heavy industries were the backbone of Bayonne’s
economy for over 150 years. However, with the decline in manufacturing and related uses in the
second half of the 20th century, Bayonne struggled to replace lost jobs and income. The City’s popu-lation
fell from a high of 88,979 in 1930 to just over 63,000 in 2000. As population fled, and access to
good-paying jobs decreased, Bayonne’s commercial core, centered on Broadway, continued to de-teriorate.
While several businesses survived the post-industrial decline intact, the rejuvenation of the
Central Business District continues to be a major focus of post-1980 policymaking.
Much of Bayonne’s built environment west of Route 440, consisting of residential and supportive
retail, institutional, and office uses, has remained stable for decades. Areas east of Route 440 have
redeveloped as areas of port-related industries have been replaced by retail and some new housing.
Bayonne’s street network generally follows a grid pattern, with numbered streets traversing the penin-sula
from northwest to southeast, and avenues running southwest to northeast.

13. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 7
3.2 The 22nd Street HBLRT Station Neighborhood Land Uses
Avenue C, two long blocks west of the 22nd Street HBLRT Station, serves as a secondary commer-cial
and institutional corridor, with community-serving retail, Bayonne City Hall and Municipal Court,
along with various other offices and facilities serving the central and western side of the City.
Bayonne’s main commercial corridor is Broadway, which runs much of the length of the City and is
one long block west of the 22nd Street HBLRT Station. National, regional, and locally-owned retail
establishments, restaurants, bars, bank branches, and other shopping and service offerings are locat-ed
on Broadway. Bayonne has put considerable effort into revitalizing Broadway as a destination for
shopping and entertainment, as it was throughout much of the early 20th century. Bayonne’s Central
Business District, known as Bayonne Town Center, runs from 17th to 30th Streets. An ongoing chal-lenge
to the revitalization of this area is the post-2000 proliferation of national chain and big box retail
stores on former industrial sites in the City east of Route 440.
Looking down Broadway in Bayonne.

14. 8 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Avenue E, which parallels the HBLRT throughout the study area, is home to a mix of existing and
dormant land uses, including warehousing, manufacturing, a gas station, several churches, several
restaurants, a recreation center, a school, and a variety of one-, two-, and multifamily housing units.
Prospect Avenue, east of the HBLRT, has a similar land use pattern to Avenue E, with several more
industrial/post-industrial uses and parking lots, and fewer single-family residences.
Prior to the opening of the HBLRT in the Bayonne Industrial Track corridor, the Avenue E and Pros-pect
Avenue corridors featured a variety of industrial, automotive, and manufacturing uses that, while
built to a low-rise scale consistent with the surrounding neighborhoods, were typical uses generally
found adjacent to freight railroads. Prior to the late 1970s, the Bayonne Industrial Track was the main
line of the Central Railroad of New Jersey (CNJ), which served communities throughout eastern
Pennsylvania and northern New Jersey, crossed Newark Bay, and terminated at the CNJ’s Commu-nipaw
Terminal, which is now Liberty State Park. Avenue E was a prime industrial location along the
CNJ Main Line, with access to markets to the west and the port to the east. The elimination of through
freight service along the CNJ Main Line, along with a general downsizing of manufacturing, greatly
decreased the industrial utility of sites along Avenue E and Prospect Avenue.
The numbered streets between 17th and 30th Streets contain a mix of single-family to multifamily
housing units, churches, and community-serving retail such as convenience stores and beauty sa-lons.
Building heights throughout the study area range from 2 to 7 stories, but the predominant building
height is three stories.
Figure 3 illustrates the land uses within the study area.

15. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 9
Figure 3 - Land Use Map

16. 10 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
3.3 Land Uses in the Immediate Vicinity of 22nd Street HBLRT Station
The focal point of the study area is the 22nd Street HBLRT Station. The Station exists on the north
side of 21st Street where the HBLRT and Bayonne Industrial Track overpass 21st Street. The sta-tion's
main entrance is on the west side of the tracks with a stairwell and elevator that open onto 21st
Street.
While the HBLRT is a fast growing transit service, and ridership continues to grow at the 22nd Street
Station, as well as the downstream 8th Street terminal, most land uses surrounding the station reflect
the community's residential and recent industrial past. Other than the new multifamily building on the
SE corner of Avenue E and 22nd Street, no transit oriented redevelopment has occurred in the imme-diate
station area. The four properties immediately abutting the station's main entrance on 21st Street
are decidedly not transit oriented, and are extremely underdeveloped for such proximity to a regional
transit resource. Discussion of land uses and conditions on specific blocks and lots adjacent to the
station is provided below:
Block 455, Parcels 1-3, at the northwest corner of Prospect Avenue and 21st Street, has been
identified as being utilized by a meat processing facility. During the CPAP volunteer team’s
August 2013 field examination, the team observed three truck trailers and an aboveground fuel
storage tank. The Draft Comprehensive Redevelopment Study of the 22nd Street Station Area
(2013) states that the property is a “non-conforming deleterious land use that creates detri-mental
impacts on the health, safety, and welfare of the immediate area.”
Immediately across Prospect Avenue, on the northeast corner of Prospect Avenue and 21st
Street, is Beacon Christian Academy. While community-serving facilities such as a school are
critical to the success of any neighborhood, Beacon Christian Academy was constructed with
security in mind. The facility, less than one block from the 22nd Street HBLRT Station, has no
interaction with the street, with exterior fire doors and a blank brick wall at street level.
Block 459, Parcel 1, at the southwest corner of Prospect Avenue and 21st Street, is a surface
parking lot for handicapped patrons of the 22nd Street HBLRT Station, plus kiss and ride drop-offs.
Block 454, Lot 1, at the northeast corner of Avenue E and 21st Street, is an Exxon Gas Sta-tion.
This parcel is the one nearest to the 22nd Street HBLRT Station entrance/exit but its use
is not transit oriented. As a neighborhood destination, this use brings cars into and through the
neighborhood, increasing vehicular/pedestrian conflicts and congestion.
Block 458, Lots 12-13, on the southeast corner of Avenue E and 21st Street, is utilized for
parking and storage of emergency services vehicles. The site is an active New Jersey De-partment
of Environmental Protection (NJDEP) Remediation case and could require complete
demolition of existing buildings and environmental cleanup before it could be redeveloped for
another use, preferably a transit oriented one.

17. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 11
Immediately across Avenue E from this site is the Constable Hook Senior Housing Complex.
This facility is a community institution and serves a vital function for the City. In addition, the
existing concentration of potentially transit-dependent seniors makes Constable Hook Senior
Housing Complex a de facto transit oriented development.
The former Maidenform plant, which is being redeveloped into a mixed use building that in-cludes
residential, is located three blocks south of the 22nd Street HBLRT Station along Av-enue
E. This redevelopment, along with the new multifamily building at 22nd and Avenue E,
could stimulate interest and activity in the neighborhood and in the nearby Broadway business
district.
Maidenform plant being renovated to accomodate residential lofts along Avenue E.

18. 12 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
3.4 Study Area Constraints and Challenges
The existing uses and conditions of the study area present several constraints and challenges for cre-ation
of a more transit oriented neighborhood. Provided below are some of the identified constraints
along with their challenges.
Automobile Use
1. Avenue E is a two-lane road with on-street parking, numerous residential curb cuts,
and currently serves as a bypass of Broadway.
The challenge for the City is to create a mix of uses, a parking strategy, and a traffic plan that dis-courage
additional automobile use through the study area on Avenue E. Education, enforcement
strategies and perhaps design interventions are needed to reduce conflicts between residents exiting
driveways and pedestrians/bicyclists/vehicles on Avenue E.
2. A car is needed to access major retail.
While much of New Jersey is auto-dependent, especially with the concentration of retail on major
state highway corridors, a challenge for this study area is to reduce demand for cars, but at the same
time create non-auto access for residents to retail destinations less than a mile away across Route
440, on Broadway and elsewhere in the City.
3. Parking is limited.
Any redevelopment that increases the city’s rentable space and number of residences is going to
require a strategic parking plan that increases the number of public or shared parking spaces. Land
is unavailable to provide suburban-level parking ratios or even dedicated parking for each new use. A
major parking facility within the study area could prove useful, as it would open up current surface lots
for redevelopment, and the inherent walkability of the community lends itself to a centralized parking
facility. In addition, new residential development should incorporate below- or at-grade parking under
residential units, where possible.
It is recognized that a parking deck in the Bayonne Town Center may pose a viable alternative to
accomodate for existing and future parking demands of the City. While elevated parking structures
are intended to promote convenience for drivers, they often become eyesores and physical obstacles
in a community creating “dead” blocks and detracting from the pedestrian environment. Consider-ation
should be given toward “wrapping” or surrounding any proposed elevated parking structure with
multi-story buildings and/or aesthetic features for visual appeal. Lighting, sculptural details and green
walls are alternatives to greatly enhance a parking facility’s exterior which is an opportunity to cre-ate
an architectural attraction in the community. Solar canopies may also be installed above the top
levels and/or on the appropriate façades of a parking deck to generate renewable energy to power
the structure and possibly a surplus to supply the local power grid. Parking deck driveways should
be accessed from side streets and alleyways where possible to avoid conflicts with main pedestrian
corridors.

19. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 13
Current Land Uses
1. Proliferation of single-family and two-family residential units.
The predominance of single and two-family housing within the study area creates an environment that
makes significant intensification to transit oriented densities a challenge. The relatively low density
increases automobile demand, including the need to repeatedly enter and exit Avenue E into drive-ways;
while the horizontal mix of uses creates scenarios where a prime redevelopment site may abut
a single-family house. Residents of single-family and two-family housing have traditionally been the
most vocal opponents of neighborhood change, redevelopment, and intensification of development.
Community engagement, education, and participation are critical to the success of any redevelop-ment
scheme in the neighborhood.
2. Several prime redevelopment sites are occupied by uses that are highly unlikely to
desire re development in the near- or even mid-term.
• A gas station is located on the northeast corner of 21st Street and Avenue E. It sits next to
the entrance of the 22nd Street HBLRT Station.
An auto-oriented use at the most prime TOD site in the 22nd Street HBLRT Station Neighborhood has
huge negative impacts on creating the perception of an environment where walking and transit are
the preferred modes of travel.
• Constable Hook Senior Living Facility is located on the southwest corner of 21st Street and
Avenue E.
This facility is a community institution, and houses a significant number of mobility-impaired seniors
who benefit from its proximity to the HBLRT and the CBD, and from aggregation (services are easier
to provide to a concentration of the mobility-impaired). The building itself has infinite redevelopment
potential; modernization of the physical structure could bring market-level rents given its proximity to
the 22nd Street HBLRT Station. However, redevelopment of this facility may be fraught with emotion-al,
and resultantly, political challenges.
• Beacon Christian Academy is located on the northeast corner of 21st Street and Prospect
Avenue.
This facility is a newer, but just as important, community institution. Unfortunately, its location is a
prime site for transit oriented redevelopment, sitting less than a block from the station. The challenge
is not redevelopment, but rather working with the Academy to integrate the school into the broader
community. The street wall resembles that of a fortress rather than a school, and security measures
create an unwelcoming environment. While security of schoolchildren is of paramount importance,
the school should look for creative ways to make its exterior more attractive. There are public art
possibilities, and the students could be actively engaged not only in beautifying their school but also
in the broader visioning effort of the neighborhood.

20. 14 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
3. Rail Facilities
• Rail Yard
Immediately south of the 22nd Street HBLRT Station is a multi-track rail classification and storage
yard, operated by Conrail Shared Assets Operations (CSAO). Class 1 railroads are historically reluc-tant
to redevelop or relocate freight operations.
• Freight line
CSAO owns a freight line adjacent to the HBLRT. Air rights development, bridging over, or tunneling
under the railroad to provide connectivity and community cohesion between the east and west side of
the tracks will be extremely difficult given the historic reluctance of Class 1 railroads such as CSAO to
permit incursions into their property and operations.
• Height of the rail bridges
The relatively low height of the rail bridges limits the ability to serve the study area efficiently by bus.
Infrastructure/Amenities
1. Small lot sizes.
Redevelopment is expensive, especially in situations where environmental remediation and/or struc-tured
parking are required. Developers usually offset these costs by increasing leasable, rentable, or
sellable square footage. The six and seven-story height limits restrict compensating for small lot sizes
by building vertically. Site assembly is challenging because a profitable building may require several
adjacent lots, some of which are currently occupied by a satisfied residential tenant or a successful
business. The City may need to permit or incentivize air rights development, or assist property owners
with relocation.
2. The length of the block between Broadway and Avenue E.
While the block between Broadway and Avenue E is walkable, for new residents, commuters, and
visitors, the lack of interesting intermediate destinations may prove a disincentive to walking up to
Broadway. To connect the CBD with the HBLRT, the City should consider targeting redevelopment,
streetscape upgrades, way finding signage, and other efforts to 21st and 22nd Streets between the
HBLRT and Broadway.
3. Lighting is at the vehicular scale.
The City should consider placement of pedestrian-scale lighting that provides for a safe and secure
environment without causing unnecessary light pollution for adjacent residents.

21. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 15
4. Some sidewalks are in poor condition.
In a strong market, developers often pay for upgrades to pedestrian amenities. In a market
that is trying to attract new investment, a city needs to demonstrate that such development
is welcome by undertaking actions that enable and encourage such transit oriented devel-opment.
Providing for and/or fixing sidewalks is one such action, especially those sidewalks
that are abutting existing uses that will not be redeveloped (and especially between the
22nd Street HBLRT Station and Broadway).
5. Public space.
The study area features few public spaces, and the ones that exist could stand moderniza-tion.
Unfortunately, the lack of developable space in general exacerbates the challenge of
providing quality public space. The City could consider requiring public space for develop-ments
over a certain size, but this in turn would be limited by the small lot sizes.
Retail
1. The size of retail properties limits retail options.
Many national retail chains have store footprint minimums and other requirements that pre-vent
them from seriously considering older retail buildings such as those found within the
study area. The City may need to incentivize rehabilitation of older retail buildings to ensure
that their internal systems can support modern business operations, while looking for cre-ative
ways to encourage businesses to reconsider their space minimums.
2. Over-retail of Broadway.
The Broadway retail strip, which runs nearly the entire length of Broadway from the 8th
Street Station to the Jersey City border, is a challenge to fill with tenants, especially since
there are millions of square feet of new retail, in modern facilities, east of Route 440. The
challenge is for the City to ensure that the history of Broadway as the commercial core of
1950s Bayonne does not overwhelm the ability of this area to support contemporary retail
needs.
Perception
1. External perception of the community.
While young professionals and empty-nesters may crave the walkability and transit-orien-tation
Bayonne offers, they may have limited experience in a diverse community or in a
city in general, and may be hesitant to relocate to an urban area, instead choosing to live
in a more homogenous environment farther from their desired destinations. Education and
strong marketing are imperative to shine a light on Bayonne’s many assets.

22. 16 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
2. Internal perception of the community.
Many residents of Bayonne may have a specific perception of their community as a residential ham-let,
or as a small town, or as a bedroom community, that would seem to be at odds with the potential
of the City as a 24/7 vibrant urban environment. The challenge will be for the City to clearly communi-cate
the benefits of redevelopment and to squash the negative perceptions of such.
3. Perception of negative traffic impacts and addition of schoolchildren.
Communities often oppose intensification of development for fears of increased traffic and additional
school children. There is a perception that the addition of students to a public school system means a
commensurate rise in property taxes. In addition, because previous generations are auto-dependent,
there is a perception that each new resident will bring with them at least one car. Transit oriented
developments, by definition, should not generate more traffic, because of the developments reduced
available parking spaces and should not generate many school children because of the smaller hous-ing
units. The challenge for the City will be to communicate the car-free lifestyle desired by those in
the market for urban living and walkable, transit oriented residences and to ensure that the residential
developments that are approved are truly transit oriented.
Costs
1. High costs of redevelopment.
The small lot sizes will require site assembly for most new developments, which is an added cost.
Additionally, some redevelopment sites are brownfields and may require environmental remediation.
These added costs must be factored into whether or not zoning should be adjusted to permit densi-ties
that are more profitable.
2. City’s financial assistance.
Making this neighborhood attractive for redevelopment may require the City to make targeted capi-tal
improvements (e.g. construction of parking structure, street furniture and lighting) and offer other
incentives (e.g. grants, tax breaks) to facilitate redevelopment. The challenge for the City is to deter-mine
if, given the City’s fiscal environment these actions are affordable.
3.5 Planning Activities in the Study Area
Redevelopment around the 22nd Street HBLRT Station and revitalization of the nearby Broadway
Central Business District (CBD), branded as the Bayonne Town Center, are key elements of a vari-ety
of plans and studies conducted between 2000 and 2013. The Bayonne Master Plan, the required
vision for the City for the year 2020, is the cornerstone of the City’s planning documents, laying out
the City’s goals and vision for its future. In addition to the current master plan and zoning ordinance,
several planning documents were reviewed by the CPAP volunteer team and are summarized below.
(Refer to Figure 4 for a geographic identification of some of the planning studies discussed below.)

23. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 17
Figure 4 - Locations of Various Planning Studies and Zones

24. 18 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
3.5.1 Master Plan and Zoning
City of Bayonne Master Plan
August 2000, prepared by Heyer, Gruel & Associates
The extension of the HBLRT to 22nd Street, and ultimately to its current 8th Street terminus, was
eagerly anticipated when the City adopted its most recent Master Plan in the summer of 2000. The
master plan articulated the City’s vision for the year 2020: “a thriving and vibrant community with a
balance of land uses, a diversified and expanding economy, modern and well-maintained infrastruc-ture,
extensive community facilities, and an outstanding quality of life.”
The plan focused on major redevelopment efforts along the Hudson River waterfront, the revitalization
of the Broadway CBD, and the creation of a transit village along Avenue E. The plan encourages de-velopment
of a diverse economic base while protecting the “established residential character.” Mixed
use development is encouraged throughout the City, and specifically along the Avenue E corridor,
where “higher density residential uses and commuter-oriented retail activity” should be targeted for
“underutilized or transitional heavy commercial and industrial properties along Avenue E” to create a
“mixed-use transit village.”
The plan includes a variety of circulation, economic, and housing objectives that reinforce the desire
to increase access to the HBLRT at the 22nd Street Station and connections between transit oriented
development around the station and a revitalized Bayonne Town Center along Broadway. The plan
identifies all of Avenue E as a Transit Development District, calling for transit oriented development
throughout the corridor, including multi-family housing, small-scale retail, and the relocation of heavy
commercial uses. The plan proposes an overlay zone, a density level of 65-75 units per acre, and a
maximum recommended height of 6 stories or 65 feet, representing a “mid-rise character that accom-modates
increased density without overwhelming adjacent residential neighborhoods.”
Bayonne Zoning Ordinance
Current to 2013
The Avenue E corridor is designated as the Transit Development District, or TDD Zone. (Refer to
Figure 5 for zoning designations.) The TDD zone, adopted in 2001, allows single family dwellings,
two-family dwellings, townhouses (not to exceed 75 dwellings/acre), apartments (not to exceed 150
dwellings/acre), professional and business offices, retail commercial, banks, major mixed use resi-dential
development, and government offices. Please note that single-family homes are allowed in
the TDD zone, which is unusual for a transit oriented zone. Building heights vary, but range up to 5
stories/55 feet for apartments, “major mixed use residential”, or “other uses.” Floor area ratios are
capped at 2.5 for listed uses and 3 for “other uses.”
Supplementing the TDD Zone is the Transit Development Overlay District, which is to be applied to
a quarter-mile radius around each HBLRT station. The Transit Development Overlay (TDO) District,
also adopted in 2001, allows townhouses not exceeding 90 dwellings/acre, apartments not exceeding
160 dwellings/acre, professional and business offices, retail commercial, banks, major mixed use resi-

25. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 19
dential or commercial development, government offices, and essential services. Notably, single-family
uses are prohibited. Heights are increased to a maximum of 7 stories/75 feet for apartments, though
only 6 stories/65 feet for “major mixed use residential.” Floor area ratios are increased to 3 for “major
mixed use residential” and 3.5 for “other uses.”
Much of the remainder of the study area is classified as R-M, High Density Residential, or CBD, Cen-tral
Business District. High Density Residential allows single-family dwellings, two-family dwellings,
attached townhouses, low-rise apartments, high-rise apartments, home occupations, family day care
homes, and essential services. Maximum heights in the R-M zone are 2.5 stories/35 feet for most
uses, but 14 stories/160 feet for high-rise apartments with a floor area ratio of 1.8.
The Central Business District allows professional and business offices, retail commercial, banks,
restaurants, movie theaters, cultural centers, dance studios, fast food establishments (pedestrian
oriented), apartments above street level, fitness centers, and essential services. Heights are limited to
5 stories/55 feet in the CBD with a floor area ratio of 2.5.

26. 20 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Figure 5 - Study Area Zoning Map

27. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 21
3.5.2 Bayonne Town Center Studies
A number of planning and economic studies were conducted in the study area following adoption of
the Master Plan in 2000. Many of them repeated common themes of CBD revitalization, increased
TOD, connections between the CBD and the 22nd Street HBLRT Station, and reuse of brownfields
and other heavy commercial sites around the HBLRT. A summary of studies provided to the CPAP
volunteer team follows.
A Comprehensive Revitalization Strategy for the Broadway Corridor Part II: 17th to 55th Street
2003, David Milder for Bayonne Economic Development Corporation
Study Area: Broadway Corridor/Bayonne Town Center.
Recommendations were targeted to elected and economic development officials in Bayonne, and
included a recommendation to expand the Town Center to include the 22nd Street HBLRT Station
area, develop destination amenities such as a movie theatre or ice rink, conduct a parking plan, and
redevelop existing surface parking lots, along with other retail attraction strategies.
A Strategy: Empowering the Town Center to Thrive in an Increasingly Competitive Economic
Environment
2005, David Milder for Bayonne Town Center Management Corporation Board of Trustees
Study Area: Bayonne Town Center – Broadway between 17th and 30th Streets and along 22nd Street
from Church Lane to Del Monte Drive.
This study identifies the challenges facing the transit district and Town Center, and strategies for
business attraction and redevelopment. Recommendations included increasing Class A commercial
and retail spaces, concentrating density between 19th and 21st Streets and Broadway and Avenue E,
preserving and rehabilitating buildings with architectural merit, targeted marketing to national chains
and proven (re)developers, and other efforts to create more attractive public realm.
The Strategic Plan to Improve the Economic Health of the Bayonne Town Center
2009, Benecke Economics for the Bayonne Town Center Management Corporation
Study Area: Broadway Corridor (between 17th and 30th Streets/Bayonne Town Center).
This study outlines the steps or strategies necessary to overcome the variety of challenges of the City
of Bayonne to drastically improve the economic vitality of the Bayonne Town Center. Recommenda-tions
included making the CBD a social as well as economic center, reduce “consumption leakage”
so that residents shop local, hold regular civic events and maximize use of state incentive programs.
This study notably recommends shrinking the Broadway retail district as a way of creating a center of
retail activity.

28. 22 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Storefront and Façade Guidelines for the Bayonne Town Center
Date Unknown, Author Unknown
Study Area: Bayonne Town Center and Broadway Corridor.
The CPAP volunteer team was provided with an unattributed paper that offers architectural guidelines
or regulations designed for the general Bayonne Town Center and then specifically for the Broadway
Corridor. The guidelines are similar to a form-based code in format except that they do not contain
any illustrations. The guidelines provide architectural standards for building facades and details,
entrances, storefronts, windows, building massing, setbacks and parking among other related consid-erations.
3.5.3 Studies Pertaining to the HBLRT Stations
Transit Friendly Communities for New Jersey: City Of Bayonne: Enhancing Community Con-nections
To The Hudson-Bergen Light Rail
2002, Project for Public Spaces and Regional Plan Association for NJ TRANSIT and City of Bayonne
Study Area: Entire city.
This study was one in a series developed for NJ TRANSIT’S Transit-Friendly Communities for New
Jersey Program, which was partially funded through a grant from the Federal Highway Administra-tion’s
Transportation, Community and System Preservation Program. This study explored develop-ment
opportunities around Bayonne’s then-planned light rail stations and the integration of the Transit
Development District along Avenue E with the Broadway commercial corridor.
Recommendations included the need for lighting, safety, and streetscape enhancements around the
22nd Street HBLRT Station, the use of the 21st and 22nd Street overpasses for signage, pedestri-an-
scale lighting and signage, pedestrian-friendly facades, and other improvements to the public
realm. In addition, this study “tested” the zoning ordinance with hypothetical development proposals
and recommended changes to the ordinance to make it more successful, including the increasing of
residential densities, the reduction of site thresholds to reflect the typically small lot sizes in the area,
the development of urban design guidelines and the reduction of parking ratios commensurate with
transit access.
Land Development at Selected Hudson-Bergen Light Rail Stations
2008, Alan M. Voorhees Transportation Center for NJ TRANSIT
Study Areas: Five station areas along the Hudson Bergen Light Rail Transit between Bergenline Ave-nue
Station in Union City and 34th Street in Bayonne.
This study updated earlier work as part of an effort to monitor and document the development pro-cess
along the HBLRT. The study included the 34th Street Station in light of the then-planned 6,000

29. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 23
unit-development at the Military Ocean Terminal-Bayonne. The study found that demand for TOD is
broad based and that property values and ratables have grown exponentially along the HBLRT, but
full development will take many years to be realized.
3.5.4 Redevelopment Plans in the Study Area
Draft Comprehensive Redevelopment Study of the 22nd Street Station Area
2013, Phillips Preiss Grygiel, LLC for the Port Authority of New York and New Jersey
Study Area: West side of Avenue C (West), 30th Street (North), Hudson Bergen Light Rail (East, 17th
to 19th, 25th to 30th Sts.), East side of Avenue F (East, 19th to 25th Streets), 17th Street (South).
The Port Authority provided the City of Bayonne a grant to investigate whether the Study Area qual-ified
as an area in need of redevelopment pursuant to the New Jersey Local Redevelopment and
Housing Law (N.J.S.A. 40A: 12A-1 et seq). The City identified the study area because of “the deterio-rating
condition of the Broadway CBD, the need to address blight in the area around the 22nd Street
Station and the availability of vacant/underutilized properties that are suitable for transit-oriented
development.” The study had the following findings:
1. The entire study area meets the criteria for an area in need of rehabilitation because the
majority of the housing stock is over 50 years of age, and that incentivizing property
improvement projects would “greatly enhance” the housing stock.
2. The portions of the study area within Bayonne’s Urban Enterprise Zone can be desig
nated an area in need of redevelopment.
3. 38 parcels within the study area meet the criteria for a designation of area in need of
redevelopment (not including the Maidenform site, which has an existing designation).
The majority of the designated parcels lie along the east side of Avenue E, most of
the block between 19th and 21st Streets and Broadway and Avenue E, and the NE cor
ner of Broadway and 21st Street.
Area in Need of Redevelopment Investigation of Block 196, Lots 1-5
2013, Phillips Preiss Grygiel LLC for the Port Authority of New York and New Jersey
Study Area: Five lots on the corner of 23rd Street and Broadway.
The analysis found that Lots 4 and 5 (Block 196) are in need of redevelopment.

30. 24 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Redevelopment Study and Preliminary Investigation Report: Bayonne Plumbing Redevelop-ment
Study Area –Block 454, Lots 1 and 2
September 30, 2013, T&M Associates
Study Area: Block 454, Lots 1 and 2
This redevelopment study provides an overview of the existing conditions of Block 454, Lots 1 and 2,
located on Avenue E between 22nd and 23rd Streets, in the context of its surrounding environs. The
applicable regulatory constraints of the subject properties are also outlined in the study including zon-ing
requirements and planning recommendations. Significant findings of the study illustrate the site’s
current industrial and gasoline service station uses; surrounding commercial/service, industrial and
residential uses; and its location adjacent to the 22nd Street Station.
The remainder of the study describes the criteria for the determination of the site as an area in need
of redevelopment. T&M Associates concludes in its redevelopment analysis that the subject proper-ties
qualify as areas in need of redevelopment fulfilling several criteria specified in Section 5 of the
Local Redevelopment and Housing Law (N.J.S.A. 40A: 12A-1 et seq). These provisions include the
site’s location within a city-wide rehabilitation area and Urban Enterprise Zone, discontinuation of its
former use, lack of potential to be re-used as its former use, and dilapidated physical conditions.
Redevelopment Plan Block 454, Lot 2
October 9, 2013, T&M Associates
Study Area: Block 454, Lot 2
The Redevelopment Plan for Block 454, Lot 2 provides an overview of the statutory requirements for
the lot’s designation as an area in need of redevelopment, requirements for future development in
that area and review process for proposed redevelopment projects on the subject site located at the
corner of East 22nd Street and Avenue E in Bayonne.
The redevelopment plan recommends mixed-use development on the site consisting of multi-family
residential units and street level commercial space along Avenue E. Objectives of the plan are con-sistent
with those of other local regulatory agencies emphasizing the advantages of the site’s prox-imity
to public transit and promotion of transit-oriented development. In addition, the plan seeks to
improve the economic viability of Bayonne, strengthen its housing stock, foster a balance of uses in
the city and enhance the aesthetic quality of the community, among other goals.
Qualified developers will be selected on the basis of their abilities to achieve the redevelopment plan
objectives and adhere to building requirements. First the City Council, then Planning Board, will be
responsible for reviewing redevelopment proposals for the site to ensure they meet those building
requirements and design standards as set forth in the plan.

31. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 25
4.0 Vision for the 22nd Street HBLRT Station
Neighborhood
Visioning is the process of developing consensus about what future a community wants and then
deciding what is necessary to achieve it. This community visioning process focused on one particular
area of the City of Bayonne - the 22nd Street HBLRT Station Neighborhood. Provided below are sev-eral
statements that articulate the stakeholders’ desires for the future of this neighborhood.
The 22nd Street HBLRT Station Neighborhood should be a microcosm of the City of Bayonne,
reflecting the strong sense of community, and small town feel in this urban environment.
The City of Bayonne exudes a sense of place and community with a distinct history and character.
This is a stable, middle- and working-class community, and one of the most affordable residential and
commercial destinations within a 40-minute transit commute of Manhattan. Redevelopment within
the existing fabric and framework of a 400-year-old community may be more attractive for newcomers
than the sterility of a newly manufactured TOD neighborhood.
The 22nd Street HBLRT Station Neighborhood contains former industrial properties, uses that are not
conducive to a transit oriented development neighborhood, and run-down conditions. While keeping
true to the existing Bayonne community context, the look and feel of this neighborhood needs to be
changed in order to attract new residents and commercial enterprises. New developments should be
designed to reflect a new, contemporary feel for the neighborhood. Street furniture, landscaping and
other amenities should also be added and should reflect this contemporary feel. However, careful
attention should be paid to the types of new developments and uses (residential, retail, open space)
permitted in the neighborhood so as maintain a cohesive community environment.
The 22nd Street HBLRT Station Neighborhood should be branded and marketed as a transit
oriented neighborhood.
The 22nd Street HBLRT Station Neighborhood possesses significant assets that provide a solid foun-dation
for transit oriented development. These assets include:
• proximity to New York City, Jersey City, Hoboken, Newark Liberty International Airport and
other significant job centers and amenities
• public transportation options including the Hudson Bergen Light Rail Transit system and
buses
• opportunities for redevelopment on former industrial sites

32. 26 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
• opportunities to provide the type of housing, retail and other activities conducive to transit
oriented development
• opportunities to provide mixed-use development at higher densities that can support and be
supported by public transit
However, negative perceptions abound that the City is stuck in its industrial past, has limited attrac-tions
for new residents, and is not a desired destination.
A marketing campaign should be created to attract transit oriented developers, residents and retail.
The 22nd Street HBLRT Station Neighborhood can be marketed as a convenient residential location
for commuters to the Gold Coast and Manhattan, or for people who like to experience those areas
beyond the work day. This proximity places this neighborhood at a competitive advantage to much of
New York’s outer boroughs and a considerable part of New Jersey and Connecticut. In addition, this
proximity could be attractive to start-up firms wishing to be physically proximate to Manhattan but who
cannot afford Manhattan rents. This location has a competitive advantage due to its existing, conve-nient
service.
The 22nd Street HBLRT Station Neighborhood should provide various transit oriented housing
options to attract young professionals as well as empty-nesters.
Bayonne has a diverse and affordable housing stock. This allows for residential mobility within the
City, the possibility of residents starting in apartments and moving up to larger housing units, or for
existing residents to downsize into a new apartment, without leaving the community. By creating
housing options that attract young professionals and empty-nesters, residential development in the
22nd Street HBLRT Neighborhood will help the City cater to the housing requirements for all stages
of the residents’ lives. Residential redevelopment near the 22nd Street HBLRT Station has a high
likelihood of success, given the high demand of housing near light rail stations and the affordability
that Bayonne offers.
There is a perception that Bayonne’s only housing style is the “Bayonne Box”. New residential units
within the 22nd Street HBLRT Neighborhood should break free of this style and include mid-rise,
luxury residential units that contain various amenities (e.g. gyms, spas) that attract renters/buyers to
modern transit oriented developments.
The 22nd Street HBLRT Station Neighborhood should have an active and vibrant street life.
While the 22nd Street HBLRT Station Neighborhood has some attractive, viable and stable retail and
commercial establishments, more of these uses are needed. Room to accommodate a variety of
retail, service, dining, and entertainment establishments exists; however, new establishments should
not compete with businesses east of Route 440. New transit oriented retail establishments should
include smaller, more boutique- type stores, bistros, and convenience-oriented entities that remain
open after traditional 9 to 5 working hours. In addition, outdoor dining invites people to sit out on the

33. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 27
streets during the months when weather permits. An active street life not only provides more eyes on
the street, and, therefore, increases the perception of safety, it is also indicative of a vibrant 24/7 com-munity
that is increasingly desired in TOD neighborhoods. A diverse population engaged in an active
street life is welcoming to a variety of potential residents, shoppers, visitors, and workers. An initial
development emphasis area should be 4 to 5 blocks extending from the 22nd Street HBLRT Station.
The 22nd Street HBLRT Station should serve as a focal point for the neighborhood.
The 22nd Street HBLRT Station is a valuable community asset, but should be more visible and more
inviting. As opposed to the 8th Street HBLT Station which has a large, architecturally pleasing station,
landscaping and public art, the 22nd Street HBLRT Station has no discernable visual attributes that
contribute to the neighborhood’s character. More visually pleasing signage and an entrance plaza
with landscaping and public art would not only make the station more inviting to HBLRT riders, it
would improve the visual impact of the station on the neighborhood.
The 22nd Street HBLRT Station Neighborhood should include open space.
While a major focus of TOD is the inclusion of higher density mixed use development, quality open
space is nonetheless an important use within a transit oriented development neighborhood, as it
provides residents and visitors opportunities to meet, congregate, relax, and enjoy the outdoors. Op-portunities
to create a transit plaza at the 22nd Street HBLRT Station, as well as plazas (small open
spaces adjacent to buildings) and small, neighborhood parks should be sought.
The 22nd Street HBLRT Station Neighborhood should be a truly intermodal neighborhood.
Intermodal neighborhoods provide more than one mode of transport for one’s journey. While a person
living near the light rail station has great access to other towns along the HBLRT line, access to other
parts of Bayonne without a car can be a challenge. A trolley system emanating from the 22nd Street
HBLT Station could service destinations beyond this neighborhood including retail establishments on
Route 440, as well as other attractions within the City. This service would have a dual affect: mini-mizing
the need for residents to own cars, and bringing new residents to retail and other attractions
throughout the City. The trolley would be unique to New Jersey and the Northeast with the potential
to become an attraction itself.
The City is inherently walkable and bikeable. Actions should be taken to encourage more walking and
biking, such as improvements to sidewalks, cross walks, lighting and other amenities. In addition, a
well-delineated (with maps and signage) bicycle and pedestrian network can create access to ameni-ties
throughout the City.
The vision provided above is presented in broad terms. This vision should serve as the foundation of
the City’s redevelopment plan which should provide specific actions for making this vision a reality.

34. 28 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
Appendix A
Stakeholder Meeting

35. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 29
NJ APA Community Planning Assistance Program
Vision Plan for the 22nd Street HBLRT Station Neighborhood
STAKEHOLDER VISIONING MEETING
January 9, 2014
Stakeholder Meeting Summary
On January 9, 2014, a stakeholder meeting was conducted as part of the American Planning Associa-tion,
NJ Chapter’s Community Planning Assistance Program (CPAP) project - Vision Plan for 22nd Street
HBLRT Neighborhood. The purpose of the meeting was to get input from community stakeholders for a
vision of the 22nd Street HBLRT neighborhood. The City government was responsible for identifying and
inviting the stakeholders, while the CPAP volunteers were responsible for conducting the meeting.
The meeting attendee sign-in sheet is included at the end of this summary, along with the meeting agen-da.
The meeting began with a welcome and introductions by Joseph Waks, Director of Municipal Services for
the City of Bayonne. This was followed by a presentation made by Dr. Colette Santasieri (the CPAP volun-teer
project manager) in which she discussed the project, the purposes of the meeting and transit oriented
development. Dr. Arnie Bloch (CPAP volunteer) then brought the stakeholders through a series of exercis-es
and questions to extract their opinions and ideas regarding the neighborhood.
It is important to note that while a stakeholder group containing a cross section of the community would
have been optimal, this stakeholder group contained several developers, so the information, opinions and
ideas from the meeting were skewed toward a developer’s point of view.
The meeting served an excellent purpose for the municipal officials of Bayonne (and NJTRANSIT) to un-derstand,
from the point of view of developers and some citywide business officials, what types of public
sector actions are desired to help make this setting a real “economic driver” of the city (as one person
noted). That is:
• Assistance with an overall marketing campaign to better sell Bayonne as a place to live for
young commuters, young families, and empty nesters.
• Administrative actions that can shorten, make more predictable, and ease the review pro-cess
for land acquisition and development.
• Assistance with relocation of the Exxon gas station out of the area.
• New thinking/planning/action (possibly including private/public partnerships) on transit that
would better connect potential new residents to both potential new Broadway attractions
(e.g., restaurants, bars) and existing shopping opportunities east of 440.
• New thinking about off-street parking needs for potential new residents and users of
potential new retail attractions on Broadway.
• Prioritize of the City’s capital investments in the 22nd Street HBLRT neighborhood.
Beyond these developer points of view, there was valuable input for the creation of a vision plan.

36. 30 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
The stakeholder group identified the following negative aspects of the 22nd Street HBLRT Sta-tion
neighborhood:
• Development has not changed much since inception of the HBLRT station.
• Dirty, run down, and dilapidated
• Lack of “Hip” new restaurants
• Lacks high rise multi-family dwellings
• Raw/Unpolished
• The station is isolated.
• The neighborhood still looks dark and industrial.
The stakeholder group identified the following assets of the City of Bayonne:
• Proximity to New York City, Newark airport, amenities
• Good public transportation – light rail, bus
• Small town/suburban feel in urban area
• South end of Gold Coast.
• Strong sense of community/solid community
• Family-oriented community
• Convenience
• Good Infrastructure – social, transportation, maritime
• Good exiting utilities
• A community that caters to all stages of life/life cycle
• Safe

37. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 31
The stakeholder group also identified the following assets of the 22nd Street HBLRT Station
neighborhood:
• Good opportunity to create a town center
• Good food/restaurant options
• 25 minute light rail trip to World Trade Center, NYC
• Easiest area to assemble property
• Opportunity to create blocks of buildings
• Easier than developing infill sites
• Good access to highway and transit
• Area allows for greater density
• There is existing and potential for more mixed-use development.
• Area can be perceived as a “blank slate” for new development.
• Affordability
• Potential for rejuvenation
The stakeholder group expressed a desire for the following:
• Rebrand and market the 22nd HBLRT Station neighborhood
• The perception is that there is nothing to do here so people won’t move here.
• Bayonne developers know how to make the process work, but not developers
from out of town. To them the town has a stigma and bad impression.
• Perception is that Bayonne is 50 years behind the times and is not going to
change
• Perception is that the only housing is the “Bayonne Box”
• Create a marketing budget for Bayonne
• Create/improve civic space/new parks

38. 32 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
• Build luxury residential units that include luxury amenities – gyms, spas, etc.
• Build mid-rise development – 6 to 10 stories
• Need high-end residential with a good mix of commercial.
• Need larger building lots to make new development economically feasible and provide
the amenities that new people are looking for.
• Emphasize new development within 4 to 5 blocks of 22nd Street HBLRT Station be-tween
17th Street and 22nd Street
• Solicit businesses for improved retail options on Broadway
• Preserve long time staples of Bayonne
• Look to Westfield, New Jersey and Red Hook, Brooklyn as precedents for new development
in Bayonne
• Consider developing high end private schools in Bayonne
• Install trolley service from the station to other points in Bayonne
• Create a new or contemporary design for new development and civic improvements
• Consider constructing a parking garage
• Consider opportunities for adaptive reuse
• Change the look and feel of the neighborhood:
• Professionally done.
• More modern.
• Provide parking. Parking is a big problem today for residents.
• Deal with current traffic going through the neighborhood to Route 440.
• Don’t compete with businesses east of Route 440 – business here should be smaller, more
boutique-type, bistros, etc.

39. Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood 33
NJ APA Community Planning Assistance Program
Vision Plan for the 22nd Street HBLRT Station Neighborhood
STAKEHOLDER VISIONING MEETING
January 9, 2014
AGENDA
• Welcome and Introductions Joseph Waks
• Ice Breaker Exercise Arnold Bloch
• Overview of the Study Colette Santasieri
• Purpose of the Meeting Colette Santasieri
• What is Transit Oriented Development? Colette Santasieri
• Community Visioning Exercises Arnold Bloch
• Agreements Reached Arnold Bloch
• Next Steps Colette Santasieri

40. 34 Vision Plan Bayonne 22nd Street HBLRT Station Neighborhood
NJ APA Community Planning Assistance Program
Vision Plan for the 22nd Street HBLRT Station Neighborhood
STAKEHOLDER VISIONING MEETING
January 9, 2014
ATTENDEES
Name Affiliation
Samantha Howard Community Development
Donna Ward Zoning Officer
Mitchell Burkosky Skyhail Development
Vincent Alessi Alessi Organization
Francesco Alessi Alessi Organization
Joe Waks City of Bayonne
Joe Hurley City Council
Michael Mireli Connell Foley
John R. Cali Cali Futures LLC
Stephen J. Gallo City of Bayonne
Doug Stern Silk Lofts
John Leon NJ Transit
Annette Rubin Bayonne Chamber of Commerce
Terrence Malloy City of Bayonne
Suzanne Mack City of Bayonne
Arnold Bloch Community Planning Assistance Program
Tom Schulz Community Planning Assistance Program
Colette Santasieri Community Planning Assistance Program
Indradeep Chakraberty Community Planning Assistance Program
Thomas Behrens Community Planning Assistance Program
Kimberly Cenno Community Planning Assistance Program
John Caulfield Community Planning Assistance Program