03-02-09 olden avenue redevelopment plan

8/14/2019 03-02-09 Olden Avenue Redevelopment Plan

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OLDEN AVENUE. . . . . R e d e ve l op m e n t P l a n . . . . .

Ewing Township Redevelopment Agency

Township of Ewing, New Jersey

Heyer, Gruel & Associates January 2008 2009*

*Only the date has changed

DRAFT January


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T o w n s h i p o E w iTownship of Ewing

A pr ime example of a brand new L if e sty le shopping center bi lt w

the pedestr ian in mind. Pro jects l ike this are s imi lar to those that

Plan seeks to implement. While architectral e lements can differ,

pro ject s placement, or ientat ion and pedestr ian c irclat ion sys

are the key components to review.

(100 Marketplace, Basking Ridge,


3/111Olden Avenue Redevelopment Plan

C R E D I T S

Ewing Township Redevelopment Agency

Robert Kull, PP, AICP Chairperson

Daniel Brandt, ViceChairperson

David Rose, Secretary

Iman AQuddus

Hilary Hyser

Suzanna McGee

Terrance Stokes

Tyrone Garrett, JD, Executive Director

Michael ODonnell, ESQ., Attorney

Ewing Township Mayor & CouncilMayor Jack Ball

Councilman Bert Steinmann, President

Councilman Joseph Murphy, Vice President

Councilman Don Cox

Councilman Leslie Summiel

Councilwoman Kathy Wollert

Ewing Township Planning Board

Mayor Jack Ball

Councilman Bert Steinmann, Class II Member

Richard Owen, Chairman

Vincent Shea, Vice Chairman

David W. Thompson, Secretary

David Rose

Carl McCall

Hal Moeller

Muhammed Shaikh

Anthony Chiarello, 1st Alternative

William Hill, 2nd Alternative

Imelda Wollert, Recording Secretary

Heyer, Gruel & Associates

Charles Latini Jr., PP, AICP

Kyra Quinn

Dilip Chitajallu

Aditi Mandrawadi

Ring Yu Lin

Photo and Simulation Credits

Charles Latini Jr., PP, AICP

Jennie Lossmann

Cathren Kull

All correspondence and inquires to:

EWING TOWNSHIP REDEVELOPMENT AGENCY

Municipal Complex

2 Jake Garzio Drive

Ewing, NJ 08628

609.883.2900 x7648 Fax: 609.538.0729

www.ewingtwp.net/bcc/etra

ASpecialThanksto:

MrsJanetMcLaughlin

MrPhilVecere

MrsSandraMcCord

EwingTownshipEnvironmentalCommission

EwingTownshipConstructionOffice

CitizensCommitteeforEwing


4/111Heyer, Gruel & Associates January 2008

Township of Ewing

TABLE OF CONTENTS

PREFACE ..............................................................................................................................................................................................................

INTRODUCTION TO THE 2008 REDEVELOPMENT PLAN..............................................................................................................................

A VISION FOR THE FUTURE...............................................................................................................................................................................

GENERAL GOALS OF THE REDEVELOPMENT PLAN......................................................................................................................................

REDEVELOPMENT AREA AND SUBAREA DESIGNATIONS............................................................................................................................

STANDARDS FOR DEVELOPMENT....................................................................................................................................................................

General Standards.............................................................................................................................................................................................

Subarea 1 Pennington Road Neighborhood Commercial.......................................................................................................................

Subarea 2 Prospect Street Mixeduse Community...................................................................................................................................

Subarea 3 Spruce Street Small Business/Light Industrial........................................................................................................................

Subarea 4 Mercer Crossings...........................................................................................................................................................................

Subarea 5 Stout Avenue Neighborhood.....................................................................................................................................................

Subarea 6 Stokes/Calhoun Regional Commercial/Industrial............................................................................................................... ...

Subarea 7a & 7b Prospect Park Neighborhood................................................................................... ......................................................

Subarea 8 Arctic Parkway Transitional Area ........... ............... ................ ................ ................ ............... ................ ................ ............... .....

DESIGN STANDARDS...................................................................................................................................................................................... ...

Parking ..............................................................................................................................................................................................................

Olden Avenue Streetscape..............................................................................................................................................................................

Landscaping, Lighting & Signage Requirements..................................................................................................................................... ...

INFRASTRUCTURE STANDARDS..................................................................................................................................................................... ..

Public Improvements.......................................................................................................................................................................................

OTract Improvements and Developer Contributions.......................................................................................................................... ..

Public Transit.....................................................................................................................................................................................................

Newly Constructed Roads...............................................................................................................................................................................

Parks & Open Space........................................................................................................................................................................................ ..

IMPLEMENTATION OF THE PLA N (STATEMENT OF PURPOSES AND PUBLIC POLICIE S)........................................................................Relationship to Local Objectives and Municipal Land Development Regulations..................................... ........................................

Role o Township Boards.............................................................................................................................................................................. ...

Redeveloper Designation................................................................................................................................................................................

Redevelopment Agreements..........................................................................................................................................................................

PILOT (Payment in lieu o tax) Agreements.......................................................................................... ........................................................

Property Acquisition.........................................................................................................................................................................................

Speciic Property Identiied For Aquisition..................................................................................................................................................

RELATIONSHIP TO OTHER PLANS..................................................................................................... ...............................................................

APPENDIX A Parcel Maps................................................................................................................................................................................

APPENDIX B Additional Development Standards.....................................................................................................................................

NB Neighborhood Business Zone.................................................................................................................................................I Industrial Zone...............................................................................................................................................................................

LI Light Industrial Zone..................................................................................................................................................................

OP Oice Park Zone........................................................................................................................................................................

RPO Research, Proessional Oice Zone.....................................................................................................................................

APPENDIX C Floor Area Ratio Sliding Table................................................................................................................................................

APPENDIX D Summary Table o Development Standards.......................................................................................................................

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TABLE OF MAPS

MAP 1 - REDEVELOPMENT AREA MAP .............................................................................................................................................................

MAP 2 - OPPORTUNITIES MAP ..................... ................ ................ ............... ................ ................ ............... ................ ................ ................ .......

MAP 3 - OARP SUBAREAS MAP...........................................................................................................................................................................

MAP 4 - EXISTING LAND USE .............................................................................................................................................................................

MAP 5 - EXISTING LOT SIZES MAP.....................................................................................................................................................................

MAP 6 - CONCEPTUAL ROAD NETWORK MAP.................................................................................................................................................

MAP 7 - ENVIRONMENTAL & OPEN SPACE OPPORTUNITIES MAP................................................................................................................

MAP 8 - STATE PLAN MAP....................................................................................................................................................................................

APPENDIX (Scale Block and Lot Maps).............................................................................................................................................................

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i

Preface

The Olden Avenue Redevelopment Area includes nearly 600

acres along North Olden Avenue rom Princeton Avenue

to north o Pennington Road, and extends north to the

Shabakunk Creek and the Lawrence Township border and

south to the City o Trenton border as shown on the Olden

Avenue Redevelopment Area Map (Map 1). The area was

designated by Township Council based on a Redevelopment

Investigation Report dated June 1997. The study analyzed

all parcels in the Area and determined that the majority o

property met the criteria required by the Local Redevelopment

& Housing Law (N.J.S.A. 40A:12A1, et seq.). A redevelopment

plan was then drated and adopted by Ordinance o the

Ewing Township Council on August 24, 1999.

Since the adoption o the 1999 Olden Avenue Redevelopment

Plan (OARP), the Ewing Township Redevelopment Agency

(ETRA) has worked closely with both public and private sectors

to implement the Plan. A highly coordinated approach is

required in this new Olden Avenue Redevelopment Plan

(Plan) to enable the marketplace to improve and create new

opportunities to spur economic growth within the Township.

It is clear that the OARP has helped to acilitate new

economic development and aesthetic improvements that

have increased the Townships ratable base. Several specic

projects have come to ruition over the past six years that

have had positive impacts on the surrounding neighborhoods

whereby additional investment in the Townships existing

housing stock has occurred. Some o the projects that have

inuenced these improvements include:

The demolition o the ood prone 1800 Block o North

Olden Avenue and the creation o Shabakunk Creek

Park on the site o a FEMA unded project (2002) in Sub

area 1,

Area Description

Eorts to Date

The redevelopment o Parkside Plaza Shopping Center

by S&S Investments that includes the new ShopRite

(2002) in Subarea 2

The redevelopment o the ormer Certied Steel site

with new construction o a Home Depot (2002) in Sub

area 6.

The award in 2003, o a Livable Communities Grant rom

the New Jersey Department o Transportation that will

help create utility easements on the 1800 block o North

Olden Ave. Extension (Subarea 1), relocate overhead

utility lines (telephone, cable and electric), relocate and

remove utility poles, and remove, relocate and replace

sidewalks.

The redevelopment o the KuhnJacobs industrial acility

into the Ewing Artist Lot Studios project was approved

in Subarea 6.

The successul implementation o ood control measures

along the Shabakunk Creek through a New Jersey

Environmental Trust (NJEIT) grant and low interest loan.

Although more needs to be accomplished, this project

greatly improved the detrimental conditions imposed

upon the Publics Health, Saety and Welare.



Township of Ewing

ii

There are several reasons or updating the OARP at this time:

There has been development activity and interest in the

Redevelopment Area that warrants a revisit o the Plan to

better capture market potential. The Redevelopment Area exhibits characteristics that

would allow continued shortterm implementation while

working toward a more ambitious longerterm vision.

Redevelopment projects have shown the need or

modication to the existing OARP and proposed

transportation routes.

The Urban Land Institutes Mercer Crossings report

recommended multijurisdictional cooperation between

Ewing, Trenton and Lawrence Townships. The New Jersey

Local Redevelopment and Housing Law provides the

legislative and planning tools to promote and implementstated objectives and to develop uniorm regulations

or the trimunicipal area. Ewing has the ability to drive

this eort through a broader vision o regional stability

incorporated in the redevelopment plan.

The Ewing Township Master Plan was updated in 2006 and

its associated land development ordinances are currently

being updated by the Planning Board and Township

Council.

The redevelopment plan has the opportunity to take

advantage o regional assets that can assist the Township

to grow and prosper.

Success stories aside, despite ETRAs proactive eort, the

Area still struggles and travelers along North Olden Avenue

Extension utilize the Area as more a travel corridor than a

shopping district. Greater trafc has led to the continuance

o serious vehicular accidents at key intersections and turn

lanes. The Plans goals o trafc calming and reestablishing bus

services along Olden Avenue remain high priorities and are

envisioned to assist spur economic growth where it has been

slow to be realized by creating a better access and a betterplace to do business.

Why Amend the Plan?

Mercer Development Associates, also known as Mercer

Group International (MGI) entered into aRedevelopment

Agreement to construct a 42,000 square oot, DEP

approved, recycling acility.

Neighborhoods long plagued by vacant and dilapidatedstructures continue to be improved through the eorts

o the Agency.

It is appropriate that Redevelopment Plans be reviewed

and amended just as Master Plans are required to under the

Municipal Land Use Law. This revised OARP was done so in

conjunction with the recent revisions to the Ewing Township

Master Plan. As part o a NJDCA Smart Growth Planning Grant,

ETRA, in cooperation with the Township Planning Board, has

accepted the responsibility o updating the Olden Avenue

Redevelopment Plan. Through this update, it has been oundthat the design recommendations o the 1999 OARP are

uneasible based upon the level o reinvestment the Area

has actually experienced and need to be reconsidered. This

Plan advances a new approach that will tie together many

economic development assumptions and design techniques

in order to solidiy the Avenue as the economic spine o the

Township .

The Challenges



ii

The success o redevelopment will be inuenced by how

to rectiy the Areas inrastructure, its impact on adjacent

properties and neighborhoods, accessibility, trafcmovement, and even aesthetic value. Lack o a complete

road network increases congestion by reducing options

or regional and local trafc. The Delaware Valley Regional

Planning Commission published a report that highlights

roadway issues that require urther analysis by the Township.

http://www.dvrpc.org/asp/pubs/reports/08053.pd Trafc

calming, aesthetic improvements, and reestablishing bus

services along Olden Avenue are inact high priorities but

have been slow to occur because o the complexity o the

roads design and the need or state and county public

and private investment to assist pay or the necessaryimprovements. Through this plan ETRA seeks to:

Improve travel saety or pedestrians, bicyclists, cars

and trucks,

Improve access to businesses, and

Leverage public and private resources to create new

economic development opportunities or the entire

area.

While there are numerous opportunities to capitalize on,this new plan also builds on the Urban Land Institutes (ULI)

Mercer Crossings project and subsequent Mercer County

land use and transportation studies regarding Spruce

Street, Princeton Avenue and Farmers Market area. Mercer

Crossings was a ULI Panel Services Forum that studied the area

where Ewing & Lawrence Townships and the City o Trenton

converge at Olden Avenue and Spruce Streets. The reportand inormation regarding subsequent County studies in this

area are available online at: http://nj.gov/counties/mercer/

departments/planning/mercer_crossings.html.

This new OARP is intended to complement current local and

regional planning eorts and lay the oundation or cooperative

planning and development eorts that acilitate uniorm

development standards and allow redevelopment within and

across municipal boundaries or the benet o the region. By

leveraging this cooperative spirit and unied vision, economies

o scale are created whereby every community benets artherinto the uture than they would acting individually.

ETRA seeks to implement a vision that not only benets

everyone in the region but more importantly strengthens Ewing

Townships ratable tax base. Under State Law, redevelopment

plans and associated redevelopment agreements are among

the ew ways within a municipality by which strong design

standards, that not only improve the aesthetic qualities o

the Avenue but enhance the value o investment, can be

established and enorced. The Plan contained herein allows

the Township to implement its vision or Olden Avenue withsufcient exibility built into the zoning standards that wil

enable private investment the ability to propose projects that

the market can support without compromising the Areas uture

growth potential. Combined with a predictable development

review process, this Plan will allow the Township the ability to

eectively market itsel while streamlining eorts by Township

sta and Boards In aect, the Township will be in complete

control o its destiny while showing property owners and

investors alike that it is serious in creating a businessriendly

atmosphere.

The Opportunities



Township of Ewing

iv

Additionally, this Plan utilizes its development standards

as an incentive or property owners to reinvest in theirproperties while also encouraging outside developer interest

in improving the Area. Following the Plan will provide added

density and bulk standards above what is currently allowed

under Township Zoning. As can be ound in more detail

in the PILOT section under Using the Plan (page 59), the

Township can also utilize PILOTs or Payment in Lieu o Taxes

as a tool that not only accelerates economic development

within the Township thus adding to the tax base projects

that would otherwise not have happened, but to direct

public improvements to occur without additional burden

on the taxpayers o Ewing. The Agency is also able to utilizeits position to create programs or rehabilitation, direct

potential investors toward competitive loan programs and

reinvest PILOT money or inrastructure and streetscape

improvements.

This plan is based on current land use development standards

and practices. Through this plan, ETRA seeks to enhance

Olden Avenues position in the region by urther capitalizing

on the areas strengths to encourage new private investment to

make Olden Avenue the premier place to do business. Throughthis Plans process, development applications will have a clearer

direction and will be streamlined and predictable. In eect, the

Townships implementation will be highly coordinated.

To date, the Township and ETRA have made signicant progress

together in implementing the plan, however the area remains

at a disadvantage in competing with other destinations. A

more ambitious vision is necessary to take the areas residents

and businesses toward a uture where public gathering places,

amily and communityoriented goods and services and new

housing options or students, seniors and small householdscreate a highly desirable place to invest in. To accomplish this,

the Plans design standards and other incentives will acilitate

private investment and inherently strengthen the ratable base

into the oreseeable uture. It will take hard time to accomplish,

but a journey o a thousand miles begins with a single step.

Establishing a Business Climate

The Incentives


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Can this happen??? The opportunity lies in this Plan...



INTRODUCTION TO THE 2008 REDEVELOPMENT PLAN

The rst Olden Avenue Redevelopment Plan was prepared

more than a decade ago in cooperation with the Ewing

Township Planning Board. It was authorized by the Ewing

Township Mayor and Council pursuant to a Redevelopment

Investigation Report approved by the Planning Board in June

o 1997, which resulted in the designation by Council o the

Olden Avenue Redevelopment Area and the creation o the

Ewing Township Redevelopment Agency in 1998.

Redevelopment is a work in progress, but a solid Plan

provides a ramework or land use and land development

within a redevelopment area, as well as an opportunity to

apply nancial incentives and other implementation tools to

encourage the residents, business and property owners to

improve and renovate certain parcels individually or through

publicprivate partnership agreements among themselves,

private sector redevelopers and other entities as dened by

State law.

It is the intention o this Redevelopment Plan and the Ewing

Township Redevelopment Agency to let market orces guide

the implementation o the vision created through the Plan.

This Plan provides incentives or design and development

that enhance the market and promote negotiation with

landowners without use o eminent domain. The designation

o a redevelopment area and adoption o a redevelopment

plan also provides opportunities to provide property tax

incentives, in conjunction with special loan programs

and coordinated public improvements to encourage and

invigorate these orces.

STATUTORY REQUIREMENTS

According to New Jerseys Local Redevelopment

and Housing Law (N.J.S.A. 40A:12A1, et seq.), the

Redevelopment Plan shall include an outline or the

planning, development, redevelopment or rehabilitation

o the project area sufcient to indicate:

1. Its relationship to denitive local objectives as to appropriate

land uses, density o population and improved trafc and

public transportation, public utilities, recreational and

community acilities and other public improvements;

2. Proposed land uses and building requirements in the project

area;

3. Adequate provision or the temporary and permanent

relocation as necessary o residents in the project area

including an estimate o the extent to which decent, sae and

sanitary dwelling units aordable to displaced residents will

be available to them in the existing local housing market;

4. An identication o any property within the Redevelopment

Area which is proposed to be acquired in accordance with

the Redevelopment Plan;

5. Any signicant relationship o the Redevelopment Plan to:

The Master Plans o contiguous municipalities;

The Master Plan o the County in which the municipality is

located; and

The State Development and Redevelopment Plan adopted

pursuant to the State Planning Act PL 1985, C398 (C52:18A

196 et al.).



Township of Ewing

Map 1

FIGURE 1 Description:

The Redevelopment Area boundaries as desig nated by Ewing Township Council in 1997: Beginning along Olden Avenue Extension,

due west of Pennington Road, including certain bl ocks and lots fronting Olden Avenue Extension, includi ng block 295 lots 8, 50, 55,

56, 7 and 25, fronting the westb ound side of Olden Avenue Extensi on, and Block 234.01 Lot 41, and Bl ock 296 Lots 48 and 24 fronting

the eastbound side of Olden Avenue Extension as well as Lots 16-23, and lots 44-47 in Block 296. The boundary generally extends

in an easterly direction including pro perties fronting along Olden Avenue Extension to its intersection with Penni ngton Road, where it

extends in a northerly direction up Pennin gton Road to the intersection of Pennington Road and Pennwood Dri ve and includes those

properties fronting on Pennington Road. The boundary then extends further east on Olden Avenue Extension to the intersection of

Parkside Avenue and Olden Avenue Extension. The boundary then extends in a southerly direction on Parkside Avenue and then

in an easterly direction towards Prospect Street, including certain properties north of Rosedale Avenue but not fronting Rosedale

Avenue, specifically block 118.04 lots 3-5, 11, 12, 14, 16, 17, 19, 20, 21, 24, 25, 30, 31, 38, 39, 40, 43, 50, 53, 63, 73, 74 and 174.

The boundary line then intersects with Prospect Street, continues south on Prospect Street to the City of Trenton border, including

all properties to the east of Prospect Street. The boundary line follows the City of Trenton border along Ingham Avenue to itsintersection with Calhoun Street, north on Calhoun Street and following the City of Trenton border to Princeton Avenue; extending

north on Princeton Avenue to the intersection of Princeton Avenue and Spruce Street. The boundary then turns left on Spruce Street

bordering Lawrence Township and continu es in a westerly direction along Spruce Street to the intersection of Spruce Street and 4th

Street where it the extends north along 4th Street incl uding property on both sides of 4th Street to the intersectio n of 4th Street and

Industry Court; the boundary then extends in a westerly direction, including property on both sides of Industry Court, and extending

in an westerly direction towards 5th Street. The boundary then turns in a southerl y direction down 5th Street including properties on

the eastern side of 5th street, exten ding down 5th Street to Madison Avenue . At that point, the boundary turns west alo ng. Madison

Avenue to its intersection with Prospect Street, including the following blocks and lots south of Madison Avenue but not fronting on

Madison Avenue specificall y block 40, lots 248-250 and block 40.01 lots 1-3, 5-11 , 14-23, 33, and 35. The boundary then intersects

with Prospect Street, and extends in a southerly direction where it the intersects with Olden Avenue Extension incorporating speci fic

lots in block 118.01 including lots 2, 3, 5-11, 14-19, 23 and 26 which front Olden Avenue Extension, the boundary extends north of

block 118.01 along 13th Street to include lots 533-538 in block 85 and lots 542- 551 in block 84. The boundary then extends west

along Olden Avenue Extension to the intersection of Olden Avenue Extension and Parkside Avenue.

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A VISION OF THE FUTURE

The Olden Avenue Redevelopment Plan envisions atransormation o the area into an active place where business

can thrive rom access by multiple modes o transportation

including walking. Creation o a climate where residents o

Ewing Township and beyond come to enjoy amenities as they

once did back in the days o Brielers and the Parait House is

important toward creating economic diversity where once

again Olden Avenue becomes the dynamic place it used to

be but built in accordance with todays standards.

The Olden Avenue Area will eventually reconnect the

Townships stable, strong neighborhoods to that o theopportunities or diverse commercial goods and services with

active public places designed into it. Taking ull advantage

o the Areas strategic location along the major gateways

into three unique communities, new investment will help

capture the opportunities or regional growth and long

term sustainability. Every building will add true value toward

preserving the integrity o the surrounding communities

with access by all reasonable modes o transportation.

New park spaces integrated within the abric o each

improved area will become gathering places. Environmentalrestoration and regional ood protection will become eatures

that every resident can be proud o. Sae, clean waterways

will become integral to the design o healthy neighborhoods

and restoration o natural habitat.

New structures will provide exciting architectural elements

that complement a diverse history. Buildings will, however,

be built to the standards and requirements o the modern

era and will accommodate some o the best places to live,

work, sell, or be entertained in the area. The new buildings

will be contained in a web o new streets connected into

the exiting network that are comortable, well lit, green

and shaded, colorul, lively, and riendly to both pedestriansand automobiles. Each corner, intersection, or gateway along

these streets will be treated with a unique monumentality tha

captures the eye and attracts one and all.

Finally, the Olden Avenue Redevelopment Area will embrace

the collegiate history o the Township by allowing and

attempting to acilitate the integrating the Areas colleges

(The College o New Jersey (TCNJ), Rider University, Merce

County Community College, and Thomas Edison College) into

the abric o everyday civic lie. The Olden Avenue Area will be

a place where job opportunities, community activities, andopen spaces create the type o place where students, young

amilies, and existing residents will desire to live, and where

they can aord to do so. The Olden Avenue Area and its new

neighborhoods will become another point o pride or Ewing

Township and a source o stability in the region.



Township of Ewing

GENERAL GOALS OF THE REDEVELOPMENT PLAN

To make this vision real, the ollowing Goals apply throughout the Olden Avenue Redevelopment Area:

A. Create a strong tax base that holistically combines proven planning and design techniques into a solid business riendly

atmosphere.

B. Improve the unctional and physical layout o the Areas street pattern which will calm regional through trafc, benet

businesses, and encourage walking, bicycling and public transportation.

C. Establish a network o open spaces that unites all development through the integration o the greater Ewing Township

and Mercer County open space network.

D. Create public spaces throughout the area that provide ocal points within each Subarea. Focus on areas that may not

be in Ewing but are community assets and should also be explored.

E. Employ an integrated approach where todays projects do not inhibit the greater longterm vision or growth and

development

F. Improve pedestrian saety through a variety o techniques including trafc calming, intersection

improvements and streetoriented land use patterns, where appropriate.

G. Control parking in the area by promoting shared parking as well as mixed private/public garage acilities and shared

access drives.

H. Create parking standards and regulation o parking placement within buildings to ensure that it is screened rom view

at sidewalk level by eective architectural treatment.

I. Coordinate all development with new and existing land uses, circulation patterns, existing and

proposed mass transit acilities, and streetscape improvements.

J. Provide site improvement standards that seek to implement this comprehensive plan including height, setbacks and

massing.

K. Promote development that utilizes residential land uses as tool to spur economic development. Housing should include

provisions or senior citizen, student and aordable housing.

L. Create a destination where monumental gateways, unique and innovative architecture blend with

surrounding neighborhoods.

M. Create, where appropriate, mixeduse buildings that oer lively ground oor uses to enliven the streetscape and works

to attract a variety o business types.

N. Create new retail and ofce space or the area and the Township at large.

O. Allow or shortterm implementation o this plan by also considering longterm possibilities o alternatives to the

existing trafc patterns in the Area.

P. Promote cooperative intergovernmental eorts between the Township o Ewing, City o Trenton,

Lawrence Township, Mercer County, NJDOT, NJDEP, and NJ Transit toward regional stormwater control,

regional trafc patterns, new and existing public transit acilities, and open space unding.

Q. Encourage investments in redevelopment and inrastructure that are responsive to the context and that best promote

the opportunities and assets identied in the Opportunity Map (Map 2).


15/111

Map 2



Township of Ewing

Map 3

5



THE REDEVELOPMENT AREA & SUBAREA DESIGNATIONS

The Olden Avenue Redevelopment Area consists o a total

o over 800 separate lots comprising 584 acres o land and

is organized into Subareas as depicted in the OARP Subarea

Map (Map 3). This Plan applies within the Olden Avenue

Redevelopment Area only and not to any area depicted

outside o the boundaries designated by the Township

Council as depicted in the Redevelopment Area Map (Map

1) and description.

The Existing Land Use Map (Map 4) and Existing Lot Sizes

Map (Map 5) depict the current status o all lots within

the redevelopment area as o the drating o this Plan. It is

through these characteristics, as well as the road patterns

and surrounding neighborhoods, that the Plan was then able

to reconstitute the subareas and develop strong standards

and incentives or development within each.

The Area can be described as having nine Zones with distinctive characteristics that have been called Subareasor the purposes o this Redevelopment Plan. Each Areas vision and development standards are described ully

in the Plan:

Subarea 1 Pennington Road Neighborhood Commercial

Subarea 2 Prospect Street Mixed Use Community

Subarea 3 Spruce Street Small Business/Light Industrial

Subarea 4 Mercer Crossings

Subarea 5 Stout Avenue Neighborhood

Subarea 6 Stokes/Calhoun Street Regional Commercial/Industrial

Subarea 7a Prospect Park Small Business/Light Industrial

Subarea 7b Prospect Park Neighborhood

Subarea 8 Arctic Parkway Transitional

The Standards or Development provide a statement o intent

objectives, and development standards or each subarea. The

applicable subarea intent and objectives will serve as the

basis that every project must strive to implement, regardless

o whether any deviations to the standards in the Plan are

sought.

Through Redevelopment Agreements, projects will mov

rom concept to eventual Planning Board applications

Upon designation, all development sought within the Plans

jurisdiction will begin at the Ewing Township Redevelopmen

Agency (ETRA) level. Once conceptually reviewed and

coordinated with the Townships Site Review Committee

the Agency will then endorse the prospective developmen

application so that it may work its way through the Townships

Planning Board review and approval process. In order to

eectuate this Redevelopment Plan, the Local Redevelopmen

and Housing Law (N.J.S.A 40A: 12A, 89), permits ETRA to ente

into redevelopment agreements.



Township of Ewing

Map 4

8 7



Map 5



Township of Ewing

0

Generally

The land uses and building requirements set orth in these

Standards apply to the redevelopment o individual lots that

conorm, or are combined to conorm to the lot size requirements o

this Plan. Properties can be combined through a variety o binding

legal instruments, including mutual easement agreements, Real

Estate Investment Trusts (REITs), cooperative partnerships (limited

partnerships, limited liability corporations, etc.), or even cross access

easements to connect parking lots and/or walkways. The Township

shall also have the ability to support redevelopment projects with

alternative, nonconorming parcel congurations that substantially

meet the goals and requirements o the Plan and do not negatively

aect the development potential o adjoining properties or vision

o this Plan.

Existing buildings and uses on nonconorming parcels within the

Olden Avenue Redevelopment Area will remain grandathered

per the sites original development approvals until expansion is

sought. This means that even ater adoption o the Redevelopment

Plan, existing buildings, properties and businesses within the

Redevelopment Area will be encouraged to change but are under

no obligation to change other than to conorm to all Township

health, saety and zoning Ordinances.

The Township and ETRA seek a spirit o community whereby all

existing and new property owners work toward improvement o the

entire area. When an expansion o a nonconorming use approval is

sought, this Plan will be binding. Existing businesses are eligible orproperty tax and other incentives or improvements and alterations

in urtherance o the Plan.

Aordable Housing

Provide aordable housing opportunities in accordance with the

Council on Aordable Housings Third Round rules. All development

o aordable housing and contributions will be in accordance with

the Ewing Township Housing Element & Fair Share Plan and other

applicable requirements identied and enorced by the Township

Planning Board in its approval.

OTract Improvements

Dene mandatory contributions to the Areas inrastructure throughRedevelopment Agreements.

Parks/Open Space

Advance implementation o the Parks and Open Space objectives,

particularly or those properties adjacent to the Shabakunk Creek

oodplain as well as those spaces depicted on the Environmental &

Open Space Opportunities Map (Map 8) ound in the Parks and Open

Space Section o this Plan.

Environmentally Friendly or Green Design

Use o energy efcient site design as per LEED or EnergyStar Standards

to reduce the heatisland eect as well as to reduce stormwater runo

and improve water quality beyond reliance on traditional detention

basin techniques.

Applying the Plans Development Standards The Standards set orth in this Plan apply to all property in th

redevelopment area. The regulations contained in this Plan supersede

Township zoning except where this plan is silent with regard to

particular development standard, in which case the Ewing Township

Land Development Ordinance will apply.

Development Standards are located within the Plan as ollows;

page

General Goals o the Plan .............................................. 4

Specic Subarea Intent, Objectives,

Land Use & Bulk Standards...............1341

General Design Standards ...................................4346

Inrastructure Standards.........................................4752

Additional Development Standards ....................7995

In application, the General Goals are what the Plan seeks to achieve

holistically and the specic Subarea Intent, Objectives, Land Use &

Bulk Standards are the standards by which each individual projec

must adhere to in order to receive agreement rom the redevelopmen

Agency and approval rom the Planning Board. The General Design

Standards apply to all projects and the Inrastructure Standards may

also, depending on the projects specic location. The Additiona

Standards in Appendix B apply only as specied within a Subarea

Should any conicts between the Subarea regulations and the

standards in Appendix B, the Subarea regulations will prevail.

ETRA may, at its discretion, support any deviation o a standard or a

specic development project through a substitute provision speciedin a Redevelopment Agreement, or or a publicly unded inrastructure

project, where it documents that such standard would conict with

the ability to achieve a General Goal or Subarea Intent or Objective.

STANDARDS FOR DEVELOPMENT


21/111


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Projects such as the new CHASE Bank have implemented someof the Plans key design elements (Although the address on thesign is a simulation.)

Olden Avenue Redevelopment Plan

Subarea 1 - Pennington Road Neighborhood Commercial

Intent

Subarea 1 is the northwestern gateway into the redevelopment

area. Aesthetic and inrastructure improvements will welcome

shoppers into the Area and create better connections rom adjacent

neighborhoods to goods and services along Olden and Pennington

Avenues. To accomplish this, the Agency is committed to working

with all property owners in this subarea, including those outside

o the Plans jurisdiction. This process has already begun with

Shabakunk Creek Park, the Utilities Relocation Project at Olden

and Parkside Avenues, as well as the installation o sidewalks by

Incarnation Church on its side o Olden Avenue. However, much

more can be achieved with minimal eort such as initiating a

public/private partnership with Incarnation Church that makes

better use o what is essentially a lawn along Olden Avenue. Perhaps

the Township can develop park space with trees, gathering spaces

with recreational acilities. To promote the saety o pedestrians and

bicyclists by reducing risk o injury rom turning motor vehicles,

uture drivethru services are prohibited in this subarea.

A portion o this subarea has been characterized by years o ooding

rom the Shabakunk Creek. To alleviate the situation, the Township

has developed a ood mitigation strategy based on improving

capacity in the Shabakunk ood plain and providing a system o

detention acilities. While the Townships ood control plan does

not involve additional use or acquisition o private property within

the Olden Avenue Redevelopment Area, a number o private

commercial properties have been severely aected by ooding in

the past and may become available or uture ood control. The

Ewing Township Redevelopment Agency will continue to assist

ood impacted property owners within the Redevelopment Area

through proper site design, intergovernmental partnership, and

potential regional stormwater mitigation measures.

Objectives

Encourage development patterns that acilitate retail sales o

goods and services with easy access to adjacent residential

neighborhoods.

Connect adjacent neighborhoods to shopping opportunities

through streetscape and pedestrian amenities.

Work with Incarnation Church to create passive and active open

space along Olden Avenue.

Continue to improve stormwater ow along the Shabakunk Creek

to reduce ooding while also providing additional open space

opportunities.

The Townships FEMA Project helped purchase f lood prone, di-lapidated structures in favor of a park that enhance f lood pro-tec t ion e f for ts .



Township of Ewing

Land Use

Principal Uses

Consistent with the intent o the Neighborhood Business Zone in

Appendix B, generally;

Retail, and Business Services

Business and proessional ofces

Caes, Bakeries, etc.

Day Care (Family and Child)

Conditional Uses

Residential.

~Conditioned Upon( or all above Conditional Uses):

1) Such uses are located above commercial use.

2) All parking requirements or the site are met.

3) Separate and sae pedestrian access is provided.

Bulk Standards

Lot Size

17,500 square eet minimum.

Lot coverage

Total impervious coverage: 70% maximum or property

adjacent to the Shabakunk Creek.

Additional bonus coverage up to 10% may be granted i oset

by contributions to other stream improvements. Porous (or

pervious) material may be utilized to exceed the permitted

coverage requirements so long as it is demonstrated that

stormwater runo is minimized and the stream corridorsenvironmental quality is improved.

Building Placement and Design

Adhere to the General Requirements o the Neighborhood

Business Zone in Appendix B.

Front setback: 20 eet minimum 25 eet maximum rom the

ront property line.

Side and rear yard setbacks 10 eet minimum.

Design ingress, egress and parking to be shared to minimize

curbcuts.

Ensure that sidewalks and streetscape amenities can be

installed.

Accommodate pedestrian access rom the ront in ways that

minimize conicts with vehicular access.

Drivethrough services are prohibited

Outdoor patio and seating areas are encouraged.

For property adjacent to the Shabakunk Creek use alternative

paving materials such as Grasspave TM or other types o

porous paving material agreed to upon negotiation o the

Redevelopment Agreement (reer to Page 45 or an illustration o

Grasspave TM).

Provide shading or the stream corridor with tree specie

approved by the Township.

Provide connections to adjacent neighborhoods where

appropriate through stream crossings and/or access to park

space or greenways established and conceptualized by the Plan.

Height

1 stories maximum. 3 stories maximum or Conditional Uses unde

Redevelopment Agreements.

Floor Area Ratio

0.50 maximum. 1.0 maximum or Conditional Uses unde

Redevelopment Agreements.

Promotion of a strong pedestrian environment is a long-term goal othe Plan. Aesthetic improvements through strong streetscape standards have been documented to calm traffic and enhance economidevelopment initiatives.


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Township of Ewing

The present Boulevard-type entrance into a site along the east sideof Prospect Street begins to reveal a gl impse of thi s Subareas potential for transformation into a mix ed-use community. The simulationbelow is merely one way it could look. A satel l ite Campus to TCNJ

perhaps?

Subarea 2- Prospect Street Mixed-Use Community

Intent

Located in the heart o the Redevelopment Area, this subarea

has tremendous opportunity to transorm itsel into a walkable

community that ocuses on placemaking and includes housing

opportunities (including student housing), parks, new dining, retail

and entertainment opportunities and public gathering spaces.

Although many automotive land uses are currently located in this

subarea, their presence does not preclude or inhibit the ability

to create a place that includes the existing business community

while presenting opportunities or change through welldesigned

development and improving the environmental quality o the

Shabakunk Creek through additional open space and ood

protection. High value new development will also work to solidiy

and increase the Townships ratable base.

Objectives

Establish and promote a CORE o mixeduse development

opportunities that work to create a center o commercial and

residential activity or the eastern third o the Township.

Create opportunities or property/business owners and to

reinvest in the Township thus strengthening the ratable base.

Reduce curbcuts along North Olden Avenue through shared

access and parking arrangements.

Enhance deeded open space with the creation o additional

public spaces, designed through redevelopment projects or

residential enjoyment.

Improve ood control along the Shabakunk Creek and reclaim

oodplain land where existing uses degrade environmental

quality.

Coordinate the development o existing autorelated land uses

in a way that allows the efcient use o land while respecting

environmental eatures and the intent o this subareas uture

growth potential.

Strengthen buers between sensitive environmental eatures

and deleterious land uses.

The Townships Flood Basin, once a golf driving range, can be further converted to become valuable public park space.



Land Use

A pedestrianoriented community is envisioned or this subarea.

Uses that traditionally had been developed on individual lots o

less than an acre (diners, gasoline lling stations, auto service

establishments, ast ood restaurants, stand alone convenience

stores) will not be approved as new uses within this zone. Existing

businesses will be grandathered and permitted to rehabilitate,

however they must do so within the provisions set orth in this Plan.

In other words, businesses, such as auto repair shops may redevelop,

so long as the objectives and bulk standards o this subarea are met.

New stripcommercial shopping centers are prohibited.

The section of Olden Avenue within Subarea #2 is plagued by incompatible design approaches to the parcels along it . The Red dots are cucuts that could be el iminated in favor of shared driveways in Green w/yel low outline. In essence, the amount of curb-cuts can be cut in hathus improving access and circulation along the Avenue.

Another important point worth considering is th e sea of asphalt and lack of inter-connectiveness. The Subarea #2 Conceptual Massidiagram graphically depicts how concepts of this Plan can be util ized to create synergistic development.

The synergistic approach discussed throughout the Plan

underscored in this subarea, particularly in the CORE area as indicated

on Subarea #2 Aerial Photo Map where the standards are more tightly

dened. Each parcels design will work together to create a unique

place thus establishing a strong ratable base. This approach will only

be accomplished upon realization by property and business owners

that the increased development opportunities o this Plan are worth

the eort o additional investment through the partnerships likely to

be needed.



Township of Ewing

8

Deleterious land uses, particularly those along the Sha-bakunk Creek, have outstanding environmental ly friend-ly development potential .

Lack of a uniform streetscape and design standards hasled to a disorganized hodgepodge of signage.

Photo by Cathren Kull

Pedestrian use of the Avenue is hazardous at best. A goal of the plan is to faci l itate redevelopment of landthat has sat vacant for years such as the former DEP of-f ices along Prosp ect Street



S u b a r e a # 2 C o n c e p t u a l M a s s i n g P l a n

The Area #2 Conceptual Massing Plan envisions ONE way the area could eventually develop under the provisions of this Plan. The onedepicted here util izes existing buildings and al lows for cross-access agreements and reduced curbcuts. New streets and private drives, thatcoordinate with the Conceptual Road Network identified in this document, are envisioned to assist businesses with shipping and receivingneeds as well as create a walkable environment.



Township of Ewing

20

The properties adjacent to the former golf-range and currently public ly operated water quality/floodcontrol basin have far greater opportunity to improve the sidewalk system, efficiency in access, aes-thetic improvements, as well as being able to capture the park potential of the basin itsel f .

I f every property were to remain within the uses that exist today while taking advantage of the added provisions for housing adjacent to the basin, this is how it could potential ly look. Sidewalk, greenery, and shared access makes extremely efficient use ofthe land and provide additional customers in walking distance of Olden Avenue businesses.



2

Lot coverage

Total impervious coverage: 75% maximum or all property

adjacent to Shabakunk Creek.

Additional coverage up to 10% may be granted i oset by

contributions to other stream improvements or innovative urban

stormwater design eatures.

Porous (or pervious) material may be utilized to exceed the

permitted coverage requirements adjacent to the creek by up to10% i oset by reductions in stormwater runo and i the stream

corridors environmental quality is improved.

Building Placement and Design

Front setback:

o 50 eet minimum rom the ront property line along Olden

Avenue (except properties located in the CORE area)

o New buildings shall be placed 10 eet minimum 15 ee

maximum in the CORE area and on Corner lots, Prospec

Street and all new roads identied on the Conceptual Road

Network depicted in Map6.

Side and Rear yard setbacks 10 eet minimum.

New development shall utilize the Conceptual Road Networkdepicted in Map6.

Drivethrough services are prohibited

Reopen culverts and tunnelled streambanks in association

with redevelopment so long as it is long ound to be o benet

to stormwater/water quality control. This shall not preclude

construction o bridges or other crossings subject to DEP

approval.

For property adjacent to the Shabakunk Creek, use alternative

paving materials such as Grasspave TM or other types o porous

paving material agreed to upon negotiation o the Redevelopmen

Agreement (reer to Page 45 or an illustration o Grasspave TM).

Orient buildings to the street to create a strong pedestrian

environment.

Require public access easements where appropriate or restaurant

and residential uses.

Blank streetwalls are prohibited or all aades along stree

rontages or adjacent to public open and other public spaces.

Capture and reuse greywater to the extent easible.

Connect and integrate with adjacent neighborhoods through

stream crossings and/or access to greenways established and

conceptualized by the Plan.

Provide a Pedestrian Circulation Plan that meets goals o thi

Plan.

Height2 stories minimum, 4 stories maximum. 6 stories maximum i

parking is located under principal structure.

Floor Area Ratio

3.0 maximum.

Principal Uses

Mixeduse buildings that include retail sales and business

services and residential or ofce space on upper oors.

Multiamily residential, including stacked townhomes, ats and

condominiums, student housing, 55 and older communities.

Artist live/work studios

Accessory Uses in MixedUse Buildings Schools and Training Facilities

Business and Proessional Ofce (Above Retail only)

Retail, and Business Services

Restaurant and Caes

Health and tness acilities

Day Care (Family and Child)

Conditional Uses

Stand alone Business and Proessional Ofce

Stand alone Retail, and Business Services

Stand alone Health and tness acilities

~Conditioned Upon( or all above Conditional Uses):

1) Property ronting North Olden Avenue

2) Location outside o the CORE area

3) Site Plan coordination with adjacent properties

Additionally;

Expansion o existing autorelated land uses. (No new uses o

these types permitted.

~Conditioned Upon:

1) A 50 oot buer that includes a minimum o 10 oot wide

vegetative buer (consisting o trees, shrubs and other

woody species), rom the top o the Shabakunk Creek

bank as per FEMA maps. Public access easements will also

be necessary.

2) Agreements with adjacent land uses to share access and

unctional use o parking, loading and storage.

3) The interace with residential uses, current and envisioned,

is addressed through design eatures that allow seamless

integration and/or buering.

Bulk Standards

Lot Size

22,500 square eet minimum.


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Township of Ewing

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2

Subarea 3 - Spruce Street Small Business/Light Industrial

Intent

Subarea 3 is intended to remain predominantly light industrial in

character, with a small area o retail businesses located between

Fourth and Fith Streets along both sides o Spruce Street. The

intent o this subarea is to:

Encourage existing businesses to grow and expand,

Provide additional economic development within the

subarea,

Provide proper buers to surrounding residential

neighborhoods.

Economic development will require improved access. The extension

o Fith Street alongside the ormer trolley rightoway will eliminate

dead end streets and provide access to additional vacant land.

More importantly, access to Whitehead Road Extension will also be

acilitated through the Fith Street extension. The Fith Street area

will also provide alternate routes o travel or bicycle, pedestrian

and truck trafc properly separated throughout the entire area.

Objectives

Facilitate the growth o commercial and light industrial uses in

this area while recognizing the need to protect and enhance

environmental quality.

Improve circulation by extending Fith Street alongside the

ormer trolley right o way to eliminate dead end streets and

provide access to remaining vacant land. Ensure that adequate

buers to surrounding neighborhoods remain intact.

Ensure proper trafc controls and provide pedestrian and

bicycle access to Olden Avenue along the new Fith Street

extension and/or along the Shabakunk Creek as part o the

Ewing/Lawrence Greenway initiative.

Improve ood control along the Shabakunk Creek and reclaim

oodplain land where existing uses degrade environmental

quality

Land Use and Bulk Standards

For the purposes o this Redevelopment Plan, parcels are to be

developed in accordance with the requirements o the Light Industrial

Zone (LI) Zone in Appendix B, except that the lots with rontage on

Spruce Street will be limited to uses permitted in the Neighborhood

Business (NB) Zone and ResearchProessional Ofce (RPO) Zone See

Appendix B.

Building Requirements

In addition to the applicable requirements o the LILight Industrial

Zone, the NB Neighborhood Business Zones and the RPOResearch

Proessional Ofce Zone in Appendix B, the ollowing additional

building requirements apply:

Provide street trees o types and in locations specied by the

Township Planning Board.

Establish and maintain vegetated buers o landscaped berms

with decidous and evergreen landscaping with a minimum 50

eet width adjacent to residential uses and zones.

For properties along 4th Street and Industry Court, design

redevelopment reduce stormwater runo, reclaim ood plain

land, improve ood control and environmental quality o the

Shabakunk Creek. For property adjacent to the Shabakunk Creek, use alternative

paving materials such as Grasspave TM or other types o

porous paving material agreed to upon negotiation o the

Redevelopment Agreement.

Height

1 stories maximum. 3 stories maximum or lots ronting on Spruce

Street.

Floor Area Ratio0.50 maximum


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Township of Ewing

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Township of Ewing

2

Land Use

Permitted Uses

Liestyle Shopping Centers (Shopping centers that promotepedestrianism and contain provisions such as outdoor caes,

public gathering spaces, etc.)

Ofce

Mixed use buildings

Accessory Uses

Residential above commercial (Not permitted at ground level)

Retail and business services

Banks and Fiduciary Institutions

Health and Fitness Facilities

Restaurants and Caes

Public Uses (Community, recreation, human services)

Day Care

Bulk Standards

Lot Size

2 acres minimum

Lot Coverage

70% maximum.

Building Placement & Design


environment through unied streetscape improvements

giving top priority to pedestrian access both to and through

the site.

Front setback along Olden Avenue, and Spruce Street, 30 eet

minimum 35 eet maximum rom the ront property line.

Front setback: 10 eet minimum 15 eet maximum alongIntersections and all new streets.

New Drivethrough services are prohibited.

Blank streetwalls are prohibited or all aades along street

rontages.

Connect and integrate with adjacent neighborhoods in accordawith a Pedestrian Circulation Plan consistent with the Goals o

Redevelopment Plan.

Orient buildings to the street to create a strong pedest

environment.

Provide landscaped buer o at least 30 eet in width around

loading areas

All development will capture and reuse greywater to the ex

easible.

All development will provide stormwater controls through

creative use o natural wetland areas as deeded public open sp

and/or vegetative buers where deemed appropriate. Design wi

integrated into the overall development concept.

Height

3 stories maximum, 4 stories where parking is located under princ

structure.

Floor Area Ratio

2.0 maximum



2

A r e a # 4 C o n c e p t u a l M a s s i n g P l a n

Extending Calhoun Street and the surrounding street grid wil l enable this area to be a economically viable and attractive place that wil l takeadvantage of the surrounding marketplace and create better opportunities for al l communities in the Mercer Crossings area. Even the Farmermarket, which underutil izes its potential could not only be a magnet but benefit from a New approach.


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Township of Ewing

B A R E



2

Objectives

Rehabilitate the existing neighborhood through the Townships

Housing Rehabilitation program proposed in the Fair Share

Housing Plan.

Provide new inll housing development in keeping with the

neighborhoods unique character.

Provide options or the reuse o commercial and industria

property that improve the quality o lie both within the subarea

and contribute to surrounding neighborhoods.

Promote mixeduse development in a manner tha

strengthens existing neighborhoods and draws on

existing community assets.

Integrate additional park space and enhancement o

existing spaces or passive and active uses. Improve

community access to these areas.

Work with the City o Trenton to stabilize the entire

region.

Subarea 5 - Stout Avenue Neighborhood

Intent

Subarea 5 consists o the area along Olden, Stout and Heath Avenues

south o North Olden Avenue and west o Princeton Avenue. This

Subarea consists primarily o residential row houses with mixed

use (commercial uses with upper oor residential units) ronting

Princeton Avenue and the Pierce Rubber Factory located at 1500

Heath Avenue.

The rehabilitation o existing residential uses will be encouraged

while providing a variety o additional housing options, including

the adaptive reuse o industrial sites. The opportunity to expand

this neighborhood by taking advantage o its strategic location in

the Redevelopment Area is tremendous. Given the neighborhoods

access to existing parks and open space, Browneld sites

and underutilized property make or prime redevelopment

opportunities.

Redevelopment o this area will also require strong buers between

residential land uses and the industrial areas within subarea 6.

Va c a nt P ar c el s al o ng t he Av e nu e h i n de r the pr o g re s s o f the Ar e a C a ro l in e St o ke s D ayC a re C en t er



Township of Ewing

0

Land Use

The mixeduse properties along Princeton Avenue are particularly

suited or the subarea. Uses incompatible with adjacent residential

neighborhoods however, such as auto repair garages, used car lots,

auto salvaging or other commercial or industrial uses that are better

suited to light industrial zones, would become nonpermitted uses

and thereore encouraged to be rehabilitated/ redeveloped into

neighborhood oriented mixeduse structures.

Permitted Uses

Multiamily residential (including 55 and older)

College related housing and satellite learning centers

Conditional Uses

1) One and Two amily Residential and Townhomes

~Conditioned Upon:

Property located adjacent to uses similar in nature.

Property located on Heath, Stout, Brian and/or Olden Streets

or within a one (1) block radius o said streets.

2) Mixeduse (Residential, and/or Ofce Proessional ABOVE

retail)

~Conditioned Upon:

Property ronting North Olden Avenue or Princeton Avenue or

uture extensions o Calhoun Street

All other standards and intent o Subarea #5 are met.

3) Religious Institutions and Houses o Worship

~Conditioned Upon:

All ancillary uses require separate use permits (ofce,

classrooms, etc.)

Meeting all ostreet parking requirements

Establishing a Pedestrian Circulation Plan and installationsidewalks on all street rontages

Property shall ront any existing or new street

Parking is prohibited in the ront yard area

Bulk Standards

Building Placement and Site Design


environment through unied streetscape improvements,

giving top priority to pedestrian access both to and through

the site.


ront property line along Olden Avenue.

Front setback: 10 eet minimum 15 eet maximum at

intersections and all new streets.

Landscape all street connections to adjacent neighborhoods.

For all development adjacent to existing and proposed parks, o

space, and public land uses either within Ewing Township and the

o Trenton will incorporate site design measures to include requ

open space as additional, publicly accessible park space that madedicated to the Township subject to acceptance.

Create all new streets as extensions o the existing street netwo

the area, constructed according to Township specications and

turned over to the Township upon build out.


Additional Building Requirements

Residential inll development. SingleFamily and Twoamily sub

to the FAR Sliding Table in Appendix C.

Single Family Lot Size:

Minimum: 40 eet width and 4,000 square eet lot area.

Maximum: 50 eet in width and 5,000 square eet in lot area.

TwoFamily Lot Size:

Minimum: 60 eet and 6,000 square eet in lot area.

Maximum: 70 eet in width and 7,000 square eet in lot area.

Mixeduse development


property line along Olden and Princeton Avenues. Mainta

minimum o 15 within the rightoway or streetscape and sidew

provisions and streetscape.

Multiamily Residential

Multi Family Residential

MinLot

SizeMin FAR

Max Im

perviousHeight

Gross

Density

2 acres 1.0 .603.5

stories

35 units/

acre

Height

3 stories maximum, 4 stories where parking is located under princ

structure.

Floor Area Ratio

1.5 maximum, 1.0 maximum or multiamily.



A r e a # 5 C o n c e p t u a l M a s s i n g P l a n

This subarea is in a unique position whereby underutil ized assets such as Father Rocco Park, the Caroline Stokes Day Care Center and srounding thriving neighborhoods can be brought together in a way that creates a solid l ivable community. Circulation improvement suchCalhoun Street Extension (Rev Howard Woodson Jr Way) can create walkable streets while improving traffic f low


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Township of Ewing

B A R E



Subarea 6 - Stokes/Calhoun Regional Commercial/Industrial

Intent

This subarea will create new redevelopment parcels or a variety o

commercial and industrial uses consistent with the Industrial Park (I

) zone in Appendix B. However, the uture o these uses remains in

question as the industrial sector in the United States continues to

weaken with exception o ex industrial space with highcapacity

truck access. As has been witnessed in other areas o the State,

heavy industrialized areas can change toward uses vastly dierent

rom todays. The Township possesses the ability to utilize Browneld

remediation laws to create additional development opportunities

as new taxes generated rom redevelopment are able to be applied

toward cleanup costs. As circumstances progress, ETRA, the Ewing

Township Planning Board and Ewing Township Council may seek to

revisit this matter to determine the most appropriate reuse o the

industry intensive portions o this subarea.

Notwithstanding the longterm uture or this area, the Plan seeks to

allow industrial uses within this subarea to operate and improve their

properties and expand in a manner that is respectul o surrounding

neighborhoods. Because o the history o industrial uses, land lling

and auto salvaging within this subarea, some redevelopment parcels

may require some remediation o soil contamination.

Properties that ront North Olden Avenue will also be permitted to

redevelop in a manner that works to uniy both side o the Avenue

and allowing access rom adjacent neighborhoods both existing

and proposed.

Objectives

Create new redevelopment parcels, which acilitate shortterm

growth and buers surrounding the existing industrial areas

rom residential neighborhoods while recognizing the long

term potential or change.

Allow industry to thrive, while ensuring adequate buers to

residential neighborhoods are provided. Create additional opportunities or Open Space by reclamation

o land that also works to improve environmental quality and

stormwater reduction or the entire region.

Land Use and Bulk Standards

Because o the history o industrial uses, permitted land uses in

Subarea 6 will include large site industrial uses such as recycling,

warehousing and distribution, light industrial and related commercia

uses so long as the property does not ront Olden Avenue or Calhoun

Street. In addition, the development o exspace developments

that combine manuacturing, distribution, retail, ofce and hotel uses,

including extended stay business hotels, are encouraged.

Additionally, property that directly ronts North Olden Avenue or

Calhoun Street will be permitted to redevelop in a manner that is

more consistent with adjacent Subarea 4.

Permitted Uses

1) Properties that Front Olden Ave or Calhoun Street Liestyle Shopping Centers (Centers that promote pedestrianism

and contain provisions such as outdoor caes, public gathering

spaces, etc.); rontage must be along North Olden Avenue.

OP in Appendix B

Mixed use buildings (retail, ofce uses only)

2) Lots without rontage on Olden Ave or Calhoun Street

Uses permitted in the I Industrial Zone in Appendix B (conditioned

upon proper buering rom all residential uses and streets)



Township of Ewing

The Townships Compost Facil ity

Accessory Uses

1) For properties that Front Olden Ave or Calhoun Street (or uture

Calhoun Street Extension), permitted uses include:

Banks and Fiduciary Institutions

Day Care

Health and Fitness Facilities

Public Uses (Community, recreation, human services)

Restaurants and Caes

Residential above retail; apartments, condominiums

Retail and business services

2) For properties without Frontage on Olden Ave or Calhoun Street,

permitted uses include uses that are permitted in the I zone

Appendix B, conditioned upon proper buering rom all

residential uses and streets.

Bulk Standards

Lot Size

2 acres minimum

Lot Coverage

70% maximum

Building Placement & Design

Orient buildings to the street to create a sae and convenien

pedestrian environment through unied streetscape improvement

giving top priority to pedestrian access both to and through the site

or nonindustrial uses.

Front setback or buildings along Olden Avenue: 50 eet minimum

rom the property line o the prevailing setback

Front setback or buildings along all new streets or interior acces

drives: 10 eet minimum 15 eet maximum rom the ront property

line.

Blank streetwalls are prohibited or all aades along street

rontages.

Drivethrough services are not permitted.

Connect and integrate with adjacent neighborhoods where

appropriate through stream crossings and/or access to greenways

established and conceptualized by the Plan.

For any properties adjacent to the Shabakunk Creek or tributaries

use alternative paving materials such as Grasspave TM or othe

types o porous paving material agreed to upon negotiation o the

Redevelopment Agreement (reer to Page 45 or an illustration o

Grasspave TM).

Provide landscaped buer o at least 30 eet is required around a

loading areas


Height

3 stories maximum, 4 stories where parking is located unde

principal structure.

Floor Area Ratio

0.50 maximum, 2.0 maximum or Mixeduse


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Additional Building Requirements

The suggested redevelopment parcels in Subarea 6 are adjacent to an

area o low elevation that has been the most severely ooded area o Ew

ing Township. A continuing dialogue will be maintained between the Ew

ing Township Planning Board and the Mercer County Planning Director

regarding the Countys concern over new development within the Re

development Area having excessive lot coverage that will delay the

improvement o ooding conditions down stream in Trenton. As such,

it is a requirement o this Redevelopment Plan that in order to gain the

additional density permitted in this plan, each redevelopment site shallprovide excess capacity, or contribute to, regional stormwater deten

tion design beyond what is required either in the Ewing Township

Land Development Ordinance or the New Jersey Residential Site Im

provement Standards. Such allowances will be subject to negotiation

within the redevelopment agreement and NJDEP regulations.

Furthermore, due to the Subareas proximity to residential land uses

in Ewing and Trenton, landscaped buers o 50 eet minimum in size

must be developed and maintained to shield residential land uses and

zoning rom deleterious land uses. This includes landscaped berms

with deciduous and evergreen landscaping, including sound walls i

deemed appropriate. Compatible land uses will be integrated within

these residential land uses.

5


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Township of Ewing

B A R E



Intent

Subarea 7 is known as the Prospect Park section o Ewing

Township. It is currently heavily developed or residential uses as

it is or commercial uses, as the workorce or the local businesses

traditionally lived in the same neighborhood. An exception to this

land use pattern occurs along Prospect Street, where the properties

ronting Prospect Street include Business Highway uses even

though a majority o the properties are residential homes. Subarea

7 lies within the area in need o rehabilitation designation.

Subarea 7A Prospect Park Small Business/Light Industrial

North o Weber Avenue is intended to enhance the environment or

business and business services. to reduce the impacts o noise, odors

and other land use conicts, residential landowners are encouraged

to sell their properties to adjacent businesses. The Agency will be

available to assist and encourage these property owners relocate

to new inll housing opportunities on existing vacant lots within

Prospect Park between Weber and Homestead Avenue (Subarea 7B

Prospect Park Neighborhood.)

Subarea 7B Prospect Park Neighborhood

The intent o subarea 7B is to provide a residential context that

can acilitate mortgage nancing or existing homeowners

along Dryden, Hazel and Robbins Avenues while still allowing or

commercial uses and to use property tax incentives to encourage

uses as permitted in the Light Industrial LI zone in Appendix B or

the area along Dryden, Hazel and Robbins Avenues north o Weber

Avenue.

The use o property tax incentives within subarea 7B to acilitate

rehabilitation and new construction o housing within the area

between Weber Avenue and Homestead Street will support the

stabilization o the neighborhood while allowing the private

marketplace room to continue transorming abandoned and

Subarea 7a & 7b - Prospect Park

underutilized industrial properties in this area into a true residentia

neighborhood. Furthermore, the extension o the subarea boundary

into the neighborhood bounded by Ingham and Calhoun Streets

will work to improve the quality o lie throughout the subarea

Connecting these two areas through street extensions and streetscape

improvements is envisioned to complement industrial reuse eorts

and make this area a better place to live, work and play.

Objectives

Subarea 7A Prospect Park Small Business/Light Industrial

Facilitate the expansion o commercial uses along Dryden, Haze

and Robbins Avenues north o Weber Avenue.

Mandate better site design through increasing landscape provision

that work toward reducing the heat island eect and decreasing

stormwater runo.

Improve access to and rom industrial land uses while reducing the

impact o truck trafc on surrounding neighborhoods.


Subarea 7B Prospect Park Neighborhood

Encourage the rehabilitation o existing industrial uses in the areawhile promoting a neighborhood riendly design approach.

Provide or new inll housing opportunities on existing vacant lots

within

03-02-09 olden avenue redevelopment plan

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