Two of five Esterbrook Avenue properties would qualify for redevelopment because of their poor physical condition while two others would qualify because of their proximity within the potential redevelopment area.
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The Planning Board is expected to be presented with the Esterbrook Avenue Redevelopment Study during its meeting on Tuesday at 7 p.m. via Zoom. Like the Hamilton Street redevelopment area study two years ago, the Planning Board would consider a resolution declaring the area in need of redevelopment and make a recommendation to City Council. The governing body then could adopt a redevelopment plan through an ordinance.
In March, City Council requested that the Planning Board study the area to determine if the properties qualify as a “non-condemnation” area in need of redevelopment. The study area consists of five parcels with a combined area of 1.02 acres, or about 44,000 square feet. The area is located within the R-2 Residential Zone, one block west of the Central Business District Redevelopment Area on the west side of Esterbrook Avenue between Central and Elm avenues.
All five properties are located within Block 151 of the tax map. The study found that Lot 21 (1430 Esterbrook Ave.) and Lot 22 (1416 Esterbook Ave.) would qualify for redevelopment under criterion “a” of the state’s Local Redevelopment and Housing Law (LRHL) for the poor physical condition of structures. “There is ample evidence based on a visual survey of the exterior of the property and city records to demonstrate” they have been vacant for more than five years and that “has led to a pattern of neglect which creates substandard, unsafe, unsanitary, unwholesome living conditions.”
Lot 20 (1436 Esterbrook Ave.) and Lot 23 (1410 Esterbrook Ave.) would not meet statutory criteria for redevelopment on their own but they are necessary for comprehensive redevelopment of the area. “Redevelopment is not intended to be a piecemeal process,” the planners wrote. “When evaluating a study area, each property’s condition is important, but the statute permits the inclusion of properties that may not themselves meet one of the criteria,” according to the study.
The study compiled details on the five properties:
Block 151, Lot 7
- Long, narrow irregularly shaped
- 5,350 square feet
- 12 feet of lot frontage on Esterbrook and Bryant Street
- Vacant and owned by the city
The property satisfied criterion “c” of the LRHL: Land owned by a public entity or vacant land that has remained unimproved for 10 years prior and not likely to be developed.
Block 151, Lot 20/1436 Esterbrook Ave.
- Two-story, single-family dwelling
- Detached garage on northwest part of property, displaying signs of degradation
- 8,062 square foot interior lot
- 50 feet of lot frontage on along Esterbrook
There isn’t substantial evidence to meet any of the statutory criteria on its own, according to the study, but the lot is necessary for the comprehensive redevelopment of the area, so it can be recommended for designation under Section 3 of the LRHL. Lot 20 is a mid-block property that has the same lot depth and is adjacent to Lot 21, which meets redevelopment criteria. Due to its location and size, lot depth and frontage, it is necessary for the effective and comprehensive redevelopment of the area.
Block 151, Lot 21/1430 Esterbrook Ave.
- 2 1/2-story, two-family dwelling
- 8,689 square foot interior lot
- 50 feet of log frontage on Esterbrook
- Vacant registry since June 2015
- November 2020 violation, failure to maintain property: damaged siding, deteriorating roof, damaged windows
The property satisfies criterion “a” of the LRHL as a “substandard and unsafe building not conducive to wholesome living conditions.” Windows and doors are boarded up, and some of the upper floor windows are missing. The roof and chimney are deteriorating and the building is generally in poor condition, according to the study. “City code enforcement records show a pattern of violations going back to 2016 for failure to maintain an abandoned property.”
Block 151, Lot 22/1416 Esterbrook Ave.
- 3-story, 10-unit apartment building
- 16,859-square-foot, irregularly-shaped interior lot
- Detached, three-care garage
- Boarded up, demonstrates signs of degradation
- Vacant registry since June 2015
- 10 police calls since June 2015 for suspicious events, premises checks, criminal mischief, juvenile incidents and similar events
The front door, pillars, and steps are deteriorating, according to the study. Doors and windows are boarded up and some second-story windows are missing. “Overall, the property is in poor condition which has been exacerbated by its prolonged vacancy. City police have responded to multiple calls on the property demonstrating that the vacant property is an attractive nuisance and City Code Enforcement officials have issued citations in response to the neglect of the property.”
Block 151, Lot 23/1410 Esterbrook Ave.
- 1-story, single-family dwelling
- Attached garage along front
- 5,016-square-foot interior lot
- 50 feet of lot frontage on Esterbrook
- Bounded by Lot 22 and Lot 1 (Zion Evangelical Lutheran Church)
Like Lot 20, there is not substantial evidence to meet any of the statutory criteria but when looking at the study area, Lot 23 is necessary for comprehensive redevelopment of the area. It’s a mid-block property surrounded on two sides by another lot that meets the statutory criteria. “Its omission would create an awkward gap and inhibit a complete program of redevelopment along Esterbrook Avenue.”
The complete 88-page Final Esterbrook Avenue Redevelopment Study can be accessed here.
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