Newark is For Sale

SALE

DONOVAN KIRKLAND

MIP 653 // FALL 2020

TABLE OF CONTENTS

I. INTRODUCTION II. METHODOLOGY III. MAPS IV. CONCLUSIONS V. BIBLIOGRAPHY

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I. INTRODUCTION

IN THE 2018 NEWARK FORWARD PLAN, THE CITY OUTLINED THE CREATION OF A LAND BANK TO LIQUIDATE ITS CITY OWNED PROPERTIES. THE FOCUS OF THE LAND BANK IS TO TRANSITION VACANT, ABANDONED, & TAX FORECLOSED PROPERTIES CURRENTLY OWNED BY THE CITY INTO PRIVATE HANDS. THE PROGRAM ILLUSTRATES A MUTUALLY BENEFICIAL RESULT WHERE NEWARK WOULD REDUCE THE AMOUNT OF CITY OWNED PROPERTY WHILE ALSO IGNITING DEVELOPMENT, INCENTIVIZING LOCAL HOMEOWNERSHIP, & CREATING INVESTMENT OPPORTUNITIES WITHIN THE CITY. HOWEVER, THIS IS NOT THE CITY’S FIRST ATTEMPT AT SELLING IT’S PROPERTY. IN 2015 NEWARK ANNOUNCED THAT IT WOULD BE SELLING 100 CITY OWNED LOTS TO 100 COUPLES FOR $1,000 EACH ON VALENTINES DAY IN THE HOPES THAT THE LOW ACQUISITION COST WOULD INSPIRE RAPID DEVELOPMENT. HOWEVER, THE PROGRAM BACKFIRED. IN MANY CASES THESE ‘VALENTINE LOTS’ WENT UNDEVELOPED CITING CONSTRUCTION COSTS THAT OFTEN EXCEEDED THE PRICES OF NEARBY COMPARABLE DEVELOPED LOTS, AND BANKS RELUCTANT TO ISSUE CONSTRUCTION LOANS. NEWARK HAS LONG BEEN CHARACTERIZED AS A GREAT INVESTMENT OPPORTUNITY DUE TO ITS PROXIMITY TO MANHATTAN, & CONNECTIONS TO TRANSPORTATION INFRASTRUCTURE. WHILE THE CITY HAS SEEN CONSIDERABLE DEVELOPMENT IN CERTAIN AREAS THE EFFORTS TO SELL THE CITY OWNED PROPERTY SEEMS TO FALL SHORT. THIS PROJECT INTENDS TO ANALYZE THE CHARACTER OF THESE AVAILABLE CITY OWNED PROPERTIES THROUGH GIS METHODS IN THE HOPES OF ADDING MORE CONTEXT AND COLOR TO THE OPPORTUNITIES FOR INVESTMENT, HOMEOWNERSHIP, AND DEVELOPMENT IN THE CITY OF NEWARK.

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II. METHODOLOGY

THE PROJECT USES A COMBINATION OF CENSUS DATA, AMERICAN COMMUNITY SURVEY DATA, CENSUS TRACTS, ZONING INFORMATION, AND NEWARK’S TAX PARCELS AS DATA TO QUANTIFY, LOCATE, AND CHARACTERIZE CITY OWNED PROPERTIES. THE DATA IS MANIPULATED USING THE FOLLOWING GIS METHODS: 1. EXECUTE A TABLE JOIN TO CREATE A DATA SET THAT INCLUDES NEWARK’S TAX PARCELS AND ASSOCIATED OWNER’S INFORMATION AND TAX STATUS. BY ASSOCIATING EACH PARCEL WITH ITS OWNER AND STATUS, THIS ALLOWS FOR DIRECT SELECTION OF ALL PARCELS THAT ARE CITY OWNED, VACANT, OR TAX FORECLOSED. AS DEFINED BY THE NEWARK FORWARD PLAN, THE SELECTED PARCELS ARE CONSIDERED PROPERTIES SUBJECT TO SALE BY THE CITY. 2. CLASSIFY THE AMOUNT OF CITY OWNED PARCELS BY TRACT TO ALLOW FOR A DIRECT COMPARISON OF THE CITY’S MOST SALABLE AREAS WITH OTHER DEMOGRAPHIC DATA COMPILED BY THE CENSUS & COMMUNITY SURVEYS. 3. EXECUTE TABLE JOIN TO CREATE A DATA SET THAT INCLUDES NEWARK’S TRACTS & AMERICAN COMMUNITY SURVEY INCOME DATA FROM 2018 TO COMPARE THE GRADIENT OF INCOME WITH THE CITY’S MOST SALABLE AREAS. 4. OVERLAY WARD GEOGRAPHICAL INFORMATION TO UNDERSTAND WHICH OF THE SELF-DEFINED AREAS OF THE CITY ARE DISPROPORTIONATELY EFFECTED, 5. OVERLAY ZONING INFORMATION TO DETERMINE WHICH TYPE OF BUILDING STOCK IS MOST COMMONLY AVAILABLE FOR SALE.

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II. METHODOLOGY DATA GEOGRAPHIC DATA: • NEWARK TAX PARCELS • NEWARK WARDS • NEWARK CENSUS TRACTS • NEWARK ZONING RESOLUTION RAW DATA: • ESSEX COUNTY TAX DATA (2018 NJ TAX OFFICE) • ESSEX COUNTY INCOME DATA (2018 AMERICAN COMMUNITY SURVEY)

TABLE JOINED DATASETS: • NEWARK TAX PARCELS + ESSEX COUNTY TAX DATA = NEWARK PARCELS W/ TAX DATA • NEWARK CENSUS TRACTS + ESSEX COUNTY INCOME DATA = NEWARK TRACTS W/ INCOME DATA

METHODOLOGY DIAGRAM

NEWARK PARCELS W/ TAX DATA

SEARCH & SELECT CITY OWNED, VACANT, & FORECLOSED

NEWARK TRACTS W/ INCOME DATA

CLASSIFY BY CENSUS TRACT CLASSIFY BY CENSUS TRACT

ALL OTHER CITY LANDHOLDINGS & PARCELS

CITY OWNED PARCELS AVAILABLE FOR SALE BY TRACT HOUSEHOLD INCOME BY CENSUS TRACT NEWARK WARDS NEWARK ZONING

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OVERLAYED MAPS

ATE IMIN L E

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III. MAPS

BASE MAP OF NEWARK, NJ NORTH

NEWARK TAX PARCELS 0 ft 5k 10k

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III. MAPS

CITY OWNED VACANT PARCELS ARE SUBJECT TO SALE ACCORDING TO THE NEWARK FWD. PLAN. NORTH

VACANT PARCELS OWNED BY THE CITY OF NEWARK

VACANT TAX PARCELS 0 Ft 5k 10k

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CITY OWNED TAX FORECLOSED PARCELS ARE ALSO SUBJECT TO SALE.

III. MAPS

NORTH

TAX LIEN FORECLOSED PROPERTIES OWNED BY THE CITY OF NEWARK

TAX FORECLOSED PARCELS 0 ft 5k 10k

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1,729 PROPERTIES SUBJECT TO SALE BY THE CITY ACCOUNT FOR 3% OF ALL TAX PARCELS IN NEWARK.

III. MAPS

NORTH

FORECLOSED & VACANT PROPERTIES OWNED BY THE CITY OF NEWARK

PARCELS SUBJECT TO SALE 0 ft 5k 10k

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VACANCIES ARE CONCENTRATED IN CONTIGUOUS CENSUS TRACTS.

III. MAPS

NORTH

VACANT PROPERTIES PER CENSUS TRACT 0-1 1-5 5 - 10 10 - 18

VACANT PARCELS BY TRACT 0 ft 5k 10k

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FORECLOSURES ARE CONCENTRATED WITHIN SIMILARLY CONTIGUOUS CENSUS TRACTS.

III. MAPS

NORTH

FORECLOSED PROPERTIES PER CENSUS TRACT 0-1 1 - 20 20 - 30 30 - 40 40 - 62

TAX FORECLOSED PARCELS BY TRACT 0 ft 5k 10k

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CONCENTRATION OF VACANCY AND FORECLOSURE ALIGN WITH CONCENTRATIONS OF RELATIVELY LOW INCOME.

III. MAPS

NORTH

MEDIAN HOUSEHOLD INCOME (USD) 0 - 20000 20000 - 35000 35000 - 50000 50000 - 65000 65000 - 67045

INCOME BY CENSUS TRACT 0 ft 5k 10k

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CONCENTRATED SALEABLE PROPERTIES ARE DISPROPORTIONATELY LOCATED ALONG THE BORDER OF THE WEST, CENTRAL, AND SOUTH WARDS

III. MAPS

NORTH

NEWARK WARDS 0 ft 5k

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10k

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NEWARK’S ZONING MAP PROVIDES INSIGHT INTO THE AVAILABLE BUILDING STOCK IN THE MOST SALEABLE AREAS

III. MAPS

NORTH

ZONING C-1 C-2 C-3 CEM EWR I-1 I-2 I-3 INST MX-1 MX-2 PARK PORT R-1 R-2 R-3 R-4 R-5 R-6 RDV

NEWARK ZONING MAP 0 ft 5k 10k

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ZONING ANALYSIS OF THE AREA UNCOVERS 3 MAIN ZONING DESIGNATIONS.

III. MAPS

R-3 - 1-3 FAMILY TOWNHOUSE R-2 - 1-2 FAMILY HOMES RDV - KENT BRENNER SPRINGFIELD REDEVELOPMENT ZONE

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NORTH

MIP 653 // FALL 2020

IV. CONCLUSIONS

NEWARK’S MOST SALEABLE AREAS THROUGH THE NEWARK FORWARD PLAN ARE CONCENTRATED IN A LOW-INCOME AREA NEAR THE CENTRAL AND WEST WARDS. THE VACANCIES AND FORECLOSURES REPRESENT DIGESTIBLE HOUSING STOCK THAT, IF SOLD AND REDEVELOPED PRESENTS A POSITIVE UPSIDE FOR SMALL SCALE RENTALS & DEVELOPMENTS NOT SUBJECT TO MULTIPLE-DWELLING REGULATION. HOWEVER, SINCE HOUSEHOLD INCOMES ARE LOW (WELL BELOW STATE AVERAGES), THE PROSPECT OF MASS LOCAL HOMEOWNERSHIP IN THIS AREA IS NOT LIKELY. THE MOST CONCENTRATED AREA IS ADJACENT TO THE KENT BRENNER SPRINGFIELD REDEVELOPMENT ZONE WHICH AIMS AT REVITALIZING A HISTORICALLY TRAUMATIZED NEIGHBORHOOD. THE ZONE HAS SEEN SIGNIFICANT DIVESTMENT AND INCREASING VACANCIES STEMMING FROM NEWARK’S CIVIL UPRISINGS IN THE 1960s AND MORE RECENTLY A 1999 PLANE CRASH. THE PLAN INCLUDES A NEW COMMERCIAL CORRIDOR TO “ANCHOR FUTURE DEVELOPMENT”. ALTHOUGH MANY PARCELS ARE NOT DIRECTLY CONNECTED TO THIS CORRIDOR IT IS POSSIBLE THAT INVESTMENT IN THIS AREA CAN BENEFIT FROM PRIOR INVESTMENT IN THIS PARTICULAR ZONE.

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MIP 653 // FALL 2020

V. BIBLIOGRAPHY

Doc Viewer: Redevelopment Plans. Accessed December 19, 2020. https://www.newarknj.gov/viewer/redevelopment-plans.

Newark Open Data. Accessed December 19, 2020. http://data.ci.newark.nj.us/dataset?q=ZONING. “2018 Newark Forward Report.” Issuu. Accessed December 19, 2020. https://issuu.com/cityofnewark/docs/neward_forward_2018_web.

“Newark's Valentine's Day Land Deal For Lovebirds Left Many Buyers Feeling Jilted.” Gothamist. Gothamist, February 14, 2020. https://gothamist.com/news/newarks-valentines-day-land-deal-for-lovebirds-left-many-buyers-feeling-jilted.

“Parcels and MOD-IV of Essex County, NJ (Fgdb Download).” NJGIN Open Data. Accessed December 19, 2020. https://njogis-newjersey.opendata.arcgis.com/datasets/parcels-and-mod-iv-of-essex-county-nj-fgdb-download. data.census.gov. Accessed December 19, 2020. https://data.census.gov/cedsci/table?t=Income+%28Households%2C+Families%2C+Individuals%29%3AIncome+and+Earning s%3AIncome+and+Poverty.

“New Jersey Census 2010 Tracts (TIGER/Line).” NJGIN Open Data. Accessed December 19, 2020. https://njogis-newjersey.opendata.arcgis.com/datasets/91942afade1148bbbd6c4dbf414c8e1e.

DONOVAN KIRKLAND

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MIP 653 // FALL 2020