2009-05-05 etra planning board

8/14/2019 2009-05-05 ETRA Planning Board

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PrefaceArea Descriptio n

The Olden Avenue Redevelopment Area includes nearly 600 acres along North Olden Avenue from Princeton Avenue to north of

Pennington Road, and extends north to the Shabakunk Creek and the Lawrence Township border and south to the City of 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:12A-1, et seq.). A redevelopment plan

was then drafted and adopted by Ordinance of the Ewing Township Council on August 24 , 1999.

Efforts to Date

Since the adoption of 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 facilitate new economic development and aesthetic improvements that have increased the

Townships ratable base. Several specific projects have come to fruition 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 of the

projects that have influenced these improvements include:

The demolition of the flood prone 1800 Block of North Olden Avenue and the creation of Shabakunk Creek Park on the site

of a FEMA funded project (2002) in Sub-area 1;

The redevelopment of Parkside Plaza Shopping Center by S&S Investments that includes the new Shop-Rite (2002) in Sub-

area 2;

The redevelopment of the former Certified Steel site with new construction of a Home Depot (2002) in Sub-area 6;

The award in 2003, of a Livable Communities Grant from the New Jersey Department of Transportation that will help create

utility easements on the 1800 block of North Olden Ave. Extension (Sub-area 1), relocate overhead utility lines (telephone,

cable and electric), relocate and remove uti lity poles, and remove, relocate and replace sidewalks;

The redevelopment of the Kuhn-Jacobs industrial facility into the Ewing Artist Loft Studios project was approved in Subarea

6;

The successful implementation of flood 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, Safety and Welfare;

Mercer Development Associates, also known as Mercer Group International (MGI) entered into a Redevelopment

Agreement to construct a 42 ,000 square foot, DEP approved, recycling facility;

Neighborhoods long plagued by vacant and dilapidated structures continue to be improved through the efforts of the Agency.

Why Amend the Plan ?

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 of a


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NJDCA Smart Growth Planning Grant, ETRA, in cooperation with the Township Planning Board, has accepted the responsibility of

updating the Olden Avenue Redevelopment Plan. Through this update, it has been found that the design recommendations of the

1999 OARP are unfeasible based upon the level of 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

solidify the Avenue as the economic spine of the Township.

There are several reasons for updating the OARP at th is t ime:

There has been development activity and interest in the Redevelopment Area that warrants a revisit of the Plan to better captur

market potential.

The Redevelopment Area exhibits characteristics that would allow continued short-term implementation while working toward a

more ambitious longer-term vision .

Redevelopment projects have shown the need for modification to the existing OARP and proposed transportation routes.

The Urban Land Institu tes Mercer Crossings report recommended mult i-jurisdictional cooperation between Ewing, Trenton

and Lawrence Townships. The New Jersey Local Redevelopment and Housing Law provides the legislative and planning tools

to promote and implement stated objectives and to develop uniform regulations for the tri-municipal area. Ewing has the

ability to drive this effort through a broader vision of 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 of regional assets that can assist the Township to grow and

prosper.

The Challenges

Success stories aside, despite ETRAs proactive effort, the Area still struggles and travelers along North Olden Avenue Extension

util ize the Area as more a travel corridor than a shopping district. Greater traffic has led to the continuance of serious vehicula

accidents at key intersections and turn lanes. The Plans goals of traffic 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 better place to do business.

The success of redevelopment will be influenced by how to rectify the Areas infrastructure, its impact on adjacent properties and

neighborhoods, accessibility, traffic movement, and even aesthetic value. Lack of a complete road network increases congestion by

reducing options for regional and local traffic. The Delaware Valley Regional Planning Commission published a report that highlights

roadway issues that require further analysis by the Township. http://www.dvrpc.org/asp/pubs/reports/08053.pdf Traffic calming

aesthetic improvements, and reestablishing bus services along Olden Avenue are in-fact high priorities but have been slow to occu

because of the complexity of the roads design and the need for state and county public and private investment to assist pay for the

necessary improvements. Through this plan ETRA seeks to:

Improve travel safety for pedestrians, bicyclists, cars and trucks,

Improve access to businesses, and

Leverage public and private resources to create new economic development opportunities for the entire area.


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The Opportunities

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 of Trenton converge at Olden Avenue and Spruce Streets. The report and information 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 efforts and lay the foundation for cooperative planning

and development efforts that facilitate uniform development standards and allow redevelopment within and across municipa

boundaries for the benefit of the region. By leveraging this cooperative spirit and unified vision, economies of scale are created whereby

every community benefits farther into the future than they would acting individually.

ETRA seeks to implement a vision that not only benefits everyone in the region but more importantly strengthens Ewing

Townships ratable tax base. Under State Law, redevelopment p lans and associated redevelopment agreements are among the few way

within a municipality by which strong design standards, that not only improve the aesthetic qualities of the Avenue but enhance the

value of investment, can be established and enforced. The Plan contained herein allows the Township to implement its vision forOlden Avenue with sufficient flexibility built into the zoning standards that will enable private investment the ability to propose

projects that the market can support without compromising the Areas future growth potential. Combined with a predictable

development review process, this Plan wil l allow the Township the ability to effectively market itself while streamlining efforts by

Township staff and Boards In affect, the Township will be in complete control of its destiny while showing property owners and

investors alike that it is serious in creating a bus iness-friendly atmosphere.

The Incentives

Additionally, this Plan utilizes its development standards as an incentive for property owners to re-invest in their properties 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 found in more detail in the PILOT section under Using the

Plan (page 59), the Township can also utilize PILOTs or Payment in Lieu of 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 of Ewing. The Agency is also able to utilize its position to create

programs for rehabilitation, direct potential investors toward competitive loan programs and reinvest PILOT money for infrastructur

and streetscape improvements.

Establ ishi ng a Business Climate

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 further capitalizing on the areas strengths to encourage new private investment to make Olden

Avenue the premier place to do business. Through this Plans process, development applications will have a clearer direction and will

be streamlined and predictable. In effect, the Townships implementation will be highly coordinated.

To date, the Township and ETRA have made significant 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 future where public gathering places, family- and community-oriented goods and services and new housing options for


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students, seniors and small households create a highly desirable place to invest in. To accomplish this, the Plans design standards

and other incentives will facilitate private investment and inherently strengthen the ratable base into the foreseeable future. It will take

hard time to accomplish, but a journey of a thousand miles begins with a single step.


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I N T R O D U C T I O N T O T H E

2 0 0 8 R E D E V E L O P M E N T P L A N

The first 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 of 1997, which resulted in the designation by Council of the Olden Avenue Redevelopment Area and the

creation of the Ewing Township Redevelopment Agency in 1998.

Redevelopment is a work in progress, but a solid Plan provides a framework for land use and land development within a

redevelopment area, as well as an opportunity to apply financial incentives and other implementation tools to encourage the residents,

business and property owners to improve and renovate certain parcels individually or through public-private partnership agreement

among themselves, private sector redevelopers and other entities as defined by State law.

It is the intention of this Redevelopment Plan and the Ewing Township Redevelopment Agency to let market forces guide the

implementation of the vision created through the Plan. This Plan provides incentives for design and development that enhance the

market and promote negotiation with landowners without use of eminent domain. The designation of a redevelopment area and

adoption of 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 forces.

STATUTORY REQ UIREMENTS

According to New Jerseys Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1, et seq.), the Redevelopment Plan shal

include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate:

1. Its relation ship to definitive local objectives as to appropriate land uses, density of populat ion and improved traffic and publi c

transportation, pub lic uti liti es, recreational and community facilities and o ther publi c improvements;

2. Prop osed land uses and building requirements in the project area;

3. Adequate provi sion for the temporary and permanent relocation as necessary of residents in the project area includ ing an estimate of the

extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local

housing market;

4. An identification of any property within the Redevelopment Area which is proposed to be acquired in accordance with the

Redevelopment Plan;

5. Any significant relationsh ip of the Redevelopment Plan to:

The Master Plans of contigu ous municipali ties;

The Master Plan of the County in which the municipality is located; and

The State Development and Redevelopment Plan adopted pursuant to the State Plann ing Act PL 1985, C398 (C52:18A-

196 et al.).


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FIGURE 1 Description:The Redevelopment Area boundaries as designated by Ewing Township Council in 1997: Beginning along Olden Av enue Extension,

due west of Pennington Road, including certain blocks and lots fronting Olden Avenue Extension, including block 295 lots 8, 50, 55,

56, 7 and 25, fronting the westbound side of Olden Avenue Extension, and Block 234.01 Lot 41, and Block 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 properties fronting along Olden Avenue Extension to its intersection with Pennington

Road, where it extends in a northerly direction up Pennington Road to the intersection of Pennington Road and Pennwood Drive

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 ParksideAvenue 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 its intersection 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 continues in a westerly direction along Spruce Street to the

intersection of Spruce Street and 4th Street where it the extends north along 4th Street including property on both sides of 4th

Street to the intersection of 4th Street and Industry Court; t he 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 southerly

direction down 5th Street including properties on the eastern side of 5th street, extending down 5th Street to Madison Avenue. At

that point, the boundary turns west along. Madison Avenue to its intersection with Prospect Street, including the following blocks

and lots south of Madison Avenue but not fronting on Madison Avenue specifically 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 theintersects with Olden Avenue Extension incorporating specific 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 8 4. The boundary then extends west along Olden Avenue Extension to the intersection of Olden Avenue

Extension and Parkside Avenue.


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A V I S I O N O F T H E F U T U R E

The Olden Avenue Redevelopment Plan envisions a transformation of the area into an active place where business can thrive from

access by multiple modes of transportation including walking. Creation of a climate where residents of Ewing Township and beyond

come to enjoy amenities as they once did back in the days of Brielers and the Parfait 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, s trong neighborhoods to that of the opportunities for divers

commercial goods and services with active public places designed into it. Taking full advantage of the Areas strategic location along

the major gateways into three unique communities, new investment will help capture the opportunities for regional growth and long-

term sustainability. Every building will add true value toward preserving the integrity of the surrounding communities with access by

all reasonable modes of transportation.

New park spaces integrated within the fabric of each improved area will become gathering places. Environmental restoration an

regional flood protection will become features that every resident can be proud of. Safe, clean waterways will become integral to the

design of healthy neighborhoods and restoration of natural habitat.

New structures will provide exciting architectural elements that complement a diverse history. Buildings will, however, be built to

the standards and requirements of the modern era and will accommodate some of the best places to live, work, sell, or be entertained

in the area. The new buildings will be contained in a web of new streets connected into the exiting network that are comfortable, wel

lit, green and shaded, colorful, lively, and friendly to both pedestrians and automobiles. Each corner, intersection, or gateway along

these streets will be treated with a unique monumentality that captures the eye and attracts one and all.

Finally, the Olden Avenue Redevelopment Area will embrace the collegiate history of the Township by allowing and attempting to

facilitate the integrating the Areas colleges (The College of New Jersey (TCNJ), Rider University, Mercer County Community

College, and Thomas Edison College) into the fabric of everyday civic life. The Olden Avenue Area will be a place where job

opportunities, community activities, and open spaces create the type of place where students, young families, and existing residents

will desire to live, and where they can afford to do so. The Olden Avenue Area and its new neighborhoods will become another point

of pride for Ewing Township and a source of stability in the region.


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G E N E R A L G O A L S O F T H E R E D E V E L O P M E N T P L A N

To make this vis ion real, the followin g Goals app ly throu ghout the Olden Avenue Redevelopment Area:

A. Create a strong tax base that holi stically combines proven planning and design techniques into a solid business -friendly atmosphere.

B. Improve the functional and ph ysical layout of the Areas street pattern which wil l calm regional throug h traffic, benefit businesses, and

encourage walking, bicycling and public transportation.

C. Estab lish a network of open spaces that uni tes all development through the integratio n of the greater Ewin g Township and Merce

County open space network.

D. Create public spaces througho ut the area that provide focal poin ts with in each Subarea. Focus on areas that may not be in Ewing bu t are

community assets and should also be explored.

E. Employ an integrated approach where today s projects do not inhib it the greater long-term vision for growth and development

F. Improve pedestrian safety through a variety of techniques including traffic calming, in tersection

improvements and street-oriented land use pat terns, where appropriate.

G. Control parking in the area by promoting shared parking as well as mixed private/publi c garage facilitie s and shared access drives.

H. Create parking standards and regulatio n of parking placement within bu ildings to ensure that it is screened from view at sidewalk leve

by effective architectural treatment.I. Coordinate all development with new and existing land uses, circulation patterns, existing and

proposed mass transi t facilities, and streetscape improvements.

J. Prov ide site improvement standards that seek to implement this comprehensive plan including heigh t, setbacks and massing.

K. Promote development that uti lizes resident ial land uses as too l to spur economic development. Housing shou ld include provisions fo

senior citizen, stu dent and affordable housing.

L. Create a destin ation where monumental ga teways, uniq ue and innovative architecture blend with

surrounding neighborhoods.

M. Create, where appropriate, mixed-use build ings that offer lively ground floor uses to enliven the streetscape and works to attract a variety

of busin ess types.

N. Create new retail and office space for the area and the Townsh ip at large.

O. Allow for short-term implementation of this plan by also consid ering long- term possib ili ties of alternatives to the existing traffic patterns

in the Area.

P. Promote cooperative intergovernmental efforts between the Towns hip of Ewing, City of Trenton

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

regional traffic patterns, new and existing pub lic transit facilities, and open space funding.

Q. Encourage investments in redevelopment and infrastructure that are responsive to the context and that best promote the opportuni ties and

assets ident ified in the Opportun ity Map (Map 2).


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T H E R E D E V E L O P M E N T A R E A &

S U B A R E A D E S I G N A T I O N S

The Olden Avenue Redevelopment Area consists of a total of over 800 separate lots comprising 584 acres of 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 of 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 of all lots within the

redevelopment area as of the drafting of 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 for developmen

within each.

The Standards for Development provide a statement of intent, objectives, and development standards for each subarea. The applicable

subarea intent and objectives will serve as the basis that every project must strive to implement, regardless of whether any deviations

to the standards in the Plan are sought.

Through Redevelopment Agreements, projects will move from concept to eventual Planning Board applications. Upon designation

all development sought within the Plans jurisdiction will begin at the Ewing Township Redevelopment Agency (ETRA) level. Once

conceptually reviewed and coordinated with the Townships Site Review Committee, the Agency will then endorse the prospective

development application so that it may work its way through the Townships Planning Board review and approval process in an

efficient and expedient manner. In order to effectuate this Redevelopment Plan, the Local Redevelopment and Housing Law (N.J.S .A

40A: 12A, 8-9), permits ETRA to enter into redevelopment agreements.

The Area can be described as having nine Zones with distinctive characteristics that have been called Subareas for the purposes o

this Redevelo pment Plan. Each Areas vi sion and development standards are described fully in the Plan:

Subarea 1 Pennington Road Neighborhood Commercial

Subarea 2 Prospect Street Mixed Use Community

Subarea 3 Spruce Street Small Business/L ight In dustri al

Subarea 4 Mercer Crossings

Subarea 5 Stout Avenue Neighborhood

Subarea 6 Stokes/Calh oun Street Regional Commercial/Industrial

Subarea 7a Prospect Park Small Business/Light Industrial

Subarea 7b Prospect Park Neighborhood

Subarea 8 Arctic Parkway Transitional


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S T A N D A R D S F O R D E V E L O P M E N T

Generally

The land uses and building requirements set forth in these Standards apply to the redevelopment of individual lots that conform, or are

combined to conform to the lot size requirements of this Plan. Properties can be combined through a variety of 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, non-conforming parcel configurations that substantially meet the goals and

requirements of the Plan and do no t negatively affect the development potential of adjoin ing properties or vision of this P lan.

Existing buildings and uses on nonconforming parcels within the Olden Avenue Redevelopment Area will remain grandfathered per the

sites original development approvals until expansion is sought. This means that even after adoption of the Redevelopment Plan, existing

buildings, properties and businesses within the Redevelopment Area will be encouraged to change but are under no obligation to chang

other than to conform to all Township health, safety and zonin g Ordinances.

The Townshi p and ETRA seek a spir it of community whereby all existing and new property o wners work to ward improvement of the entire

area. When an expansion of a non-conforming use approval is sought, this Plan will be binding. Existing businesses are

eligib le for property tax and other incenti ves for improvements and alterations in furtherance of the Plan.

Legal uses in existence in the Olden A venue Redevelopment Area as of the date of the adoption of this Plan that are rendered nonconforming

as a result of the Plan shall be consid ered legal preexisting nonconforming uses. Such uses shall conti nue to be regulated un der developmen

approvals existing as of the date of the adoption of this Plan. The failure of any legal preexisting nonconforming use to conform to specific sub-

area land use and bulk standards shall not result in the prohibition of such use. Expansion of such legal pre-existing non-conforming uses

shall be permitted, subject to compliance with t he applicable Sub-Area Design Standards and General Design Standards set forth in th is Plan

Upon review of a development application submitted for a parcel upon which exists a legal preexisting nonconforming use, the Planning

Board shall have the auth ority to grant waivers, in it s discretio n, from the Sub- Area Design Standards and General Design S tandards set forth

in this Plan, subject to review and approval by ETRA and, if applicable, the execution of a redevelopment agreement. Furthermore, the use

must be detailed in the applicable Sub-Area as a Permitted or Conditional Existing Use in order to obtain standing for review. Such use will

be considered Abandoned, and therefore, not permitted, if after 18 months the site remains vacant. An extension toward the 18 month

Abandonment grace period may be granted if a property owner can demonstrate an active and concerted effort for re-use and/or sale.

While ETRA will encourage owners of properties contain ing preexisting nonconforming uses to conform to the uses and desig n standards se

forth in this Plan, such property owners shall be under no obligation to conform to such uses and design standards, unless they seek to

expand. All properties, of course, must continue to comply with the applicab le health, safety and zoning ordinances. Existin g busines ses

seeking amended site plan approvals or expansions of legal preexisting nonconforming uses are also eligible for property tax and other

incentiv es to create those site improvements and alterations constructed in furtherance of the Plan.

The goal of the Township and ETRA is to create a spir it of community in the Olden Avenue Redevelopment Area whereby all existing and

new property owners work in concert toward improving of the entire area.

Affordable Housing


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Provide affordable housing opportunities in accordance with the Council on Affordable Housings Third Round rules. All development of

affordable housing and contributions will be in accordance with the Ewing Township Housing Element & Fair Share Plan and other

applicable requirements iden tified and enforced by the Townsh ip P lanning Board in its approval.

Off-Tract Improvements

Define mandatory contribut ions to the Areas infrastructure through Redevelo pment Agreements.

Parks/Op en Space

Advance implementation of the Parks and Open Space objectives, particularly for those properties adjacent to the Shabakunk Creek

floodplain as well as those spaces depicted on the Environmental & Open Space Opportunities Map (Map 8) found in the Parks and Open

Space Section of this P lan.

Enviro nmentally Friendly or Green Design

Use of energy efficient site design as per LEED or Energy-Star Standards to reduce the heat-island effect as well as to reduce stormwater

runoff and improve water quality beyond reliance on traditional detention basin techniques.


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Applying the Plans Development Standards

The Standards set forth in this Plan apply to all property in the redevelopment area. The regulations contained in this Plan supersede

Township zoning except where this plan is silent with regard to a particular development standard, in which case the Ewing Township Land

Development Ordinance will apply.

Development Standards are located within the P lan as follow s;

-General Goals of the Plan ...................................................................................... 4

-Specific Subarea Intent, Objectives, Land Use & Bulk Standards...............13-41

-General Design Standards ......................................................................................43-46

-Infrastructure Standards...........................................................................................47-52

-Addi tional Development Standards ....................................................................79-95

In application, the General Goals are what the Plan seeks to achieve holistically and the specific Subarea Intent, Objectives, Land Use &

Bulk Standards are the standards by which each individual project must adhere to in order to receive agreement from the redevelopment

Agency and app roval from the Planning Board. The General Design Stan dards apply to all pro jects and the Infrastructure Standards may also

depending on the projects specific location. The Additional Standards in Appendix B apply only as specified within a Subarea. Should any

conflicts between the Subarea regulations and the standards in Ap pendix B, the Subarea regulations w ill prevail.

ETRA may, at its discretion, support any deviat ion of a standard for a specific development project through a substi tute prov isio n specified in

a Redevelopment Agreement, or for a publicly funded infrastructure project, where it documents that such standard would conflict with the

ability to achieve a General Goal or Subarea Intent or Ob jective.


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Subarea 1 - Penningt on Road Neighborhood Comm ercial

Intent

Subarea 1 is the northwestern gateway into the redevelopment area. Aesthetic and infrastructure improvements will welcome shoppers into

the Area and create better connections from adjacent neighborhoods to goods and services alon g Olden and Penningto n Avenues. To

accomplish this, the Agency is committed to working with all property owners in this subarea, including those outside of 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 instal lation of sidewalks by Incarnation Ch urch on it s side of Olden Avenue. However, much more can be achieved with minima

effort such as initiating a public/private partnership with Incarnation Church that makes better use of what is essentially a lawn along Olden

Avenue. Perhaps the Township can develop park space with trees, gathering spaces with recreational facilities. To promote the safety of

pedestrians and b icyclis ts by reducing risk of injury from turning motor vehicles, future drive-thru services are prohibit ed in th is subarea.

A portion of this subarea has been characterized by years of flooding from the Shabakunk Creek. To alleviate the situat ion, the Township has

developed a flood mitigation strategy based on improving capacity in the Shabakunk flood plain and providing a system of detention

facilities. While the Townships flood control plan does not involve additional use or acquisition of private property within the Olden

Avenue Redevelopment Area, a number of private commercial properties have been severely affected by flooding in the past and may become

available for future flood control. The Ewing Township Redevelopment Agency will continue to assist flood impacted property owners

within the Redevelopment Area through proper site design, intergovernmental partnership, and potential regional stormwater mitigation

measures.

Objectives

Encourage development patterns that facilitate retail sales of goods and services with easy access to adjacent residential ne ighb orhoods.

Connect adjacent neighborhoods to shopping opportunities through streetscape and pedestrian amenities.

Work with Incarnation Church to create passive and active open space along O lden Avenue.

Continue to improve stormwater flow along the Shabakunk Creek to reduce flooding w hile also providing addit ional open space

opportunities.

Land Use

Principal Uses -

Consistent with the intent of the Neighborhood Business Zone in Appendix B, generally;

Retail, and Business Services. (Such as; Bakeries; Fiduciary institutions; Book stores; Dry Cleaners; Clothing (new) and dry goods

store; Dancing studio; Delicatessen; Household appliance store; Library; Offices, business and professional; Artist Studios; Tailor and

dressmaker shop; Auto parts)

Existing Auto Repair Facilities

Business and professional offices

Cafes, Bakeries, etc.

Day Care (Family and Chi ld)

Conditional Uses

Residential. Upon:

~Conditioned Upon ( for all above Conditio nal Uses):

1) Such uses are located above commercial use.


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2) All parking requirements for the site are met.

3) Separate and safe pedestrian access is provided from curb-line to use.

Expansion of Existing Auto Repair Facilities. Upon:

1) Such uses are existing.

2) Landscaping requirements and appl icable buffers are satisfied.

3) Adherance to the applicable standards in the Design Standards Section. Waivers may be granted subject to review and approval by

ETRA.

4) Signage standard s are met.

Neighborhood Shopping Centers. Upon:

1) Such uses are existing

2) Landscapin g requirements and appli cable buffers are satisfied.

3) Sign Standards are met.

Bulk Standardsa. Principal Building.

1) Lot area: 17,500 sq. ft. - minimum

2) Build to Line: 20-25

3) Side yard: each 5 feet - minimum

4) Rear yard: 10 feet minimum

5) Height: 1-1/2 stories or 20 (3-1/2 or 35 upon Residential Condit ional Use permit and/or Office located Above)

b. Accessory Build ing.

1) Dis tance to side lot line: 5 feet - minimum

2) Dis tance to rear lot line: 5 feet - minimum

c. Lot Coverage.

1) Total impervio us coverage: 70% maximum for all property adjacent to Shabakunk Creek.

2) Addi tion al coverage up to 10% may be granted if offset by contribut ion s to other stream improvements or innovativ e urban

stormwater design features.

d . Floor Area Ratio

1) 0.50 maximum. 1.0 maximum for Residen tia l Condi tional Uses and/or Office Above retail.

Lot Size

17,500 square feet minimum.

Lot coverage

Total impervious coverage: 70% maximum for proper ty adjacent to the Shabakunk Creek.

Add itional bonus coverage up to 10% may be granted if offset by contribu tion s 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 run -off is minimized

and the stream corridor s enviro nmental quali ty i s improved.

Building Placement and Design

Adhere to the General Requirements of the Neighborhood Busin ess Zone in Appendix B.


15/58

Front setback: 20 feet minimum - 25 feet maximum from the front property line.

Side and rear yard setbacks- 10 feet minimum.

Design ingress, egress and parking to be shared to minimize curb-cuts.

Ensure that sidewalks and streetscape amenities are installed orcan be installed upon completion of the applicable roadway design.

Accommodate pedes trian access from the front in ways that minimize conflicts with veh icular access.

Drive-throug h services are prohibi ted

Separation of Parking From Public Streets. Along each street line as defined boun ding the distric t a ten (10 ) foot strip shal l be provided

suitably landscaped except for necessary sidewalks and access-ways. The landscaped strip shall be separated from the parking area by

continuou s concrete curbing except at access-ways.

Outd oor patio and seating areas are encouraged.

For property adjacent to the Shabakunk Creek use alternative paving materials such as Grasspave TM or other types of porous pavin g

material agreed to up on negoti ation of the Redevelopment A greement (refer to P age 45 for an illus tration of Grasspave TM).

Prov ide shading for the stream corridor with tree species approved by the Township.

Prov ide connectio ns to adjacent neigh borhoods 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 for Conditional Uses under Redevelopment Agreements.

Floor Area Ratio 0.50 maximum. 1.0 maximum for Cond itiona l Uses under Redevelopment Agreements.


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Subarea 2- Prospect Street Mixed-Use Communit y

Intent

Located in the heart of the Redevelopment Area, thi s subarea has tremendous opp ortuni ty to transform itself into a walkable community tha

focuses 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 for change through well-designed development and

improving the environmental quality of the Shabakunk Creek through additional open space and flood protection. High value new

development will also work to solidify and increase the Townships ratable base. A pedestrian-oriented community is envisioned for this

subarea. While existing b usines ses wil l be grand-fathered and encouraged to rehabili tate, in order to redevelop and expand, certain uses mus

do so within the provisions set forth in this Plan.

The integrated design approach discussed throughout the Plan is underscored in this subarea, particularly in the CORE area as indicated on

Subarea #2 Aerial Photo Map where the standards are more tigh tly defined. Each parcels design will work toge ther to create a unique p lace

thus establishing a strong ratable base. This approach will only be accomplished upon realization by property and business owners that the

increased development opportun ities of this Plan are worth the effort of additional in vestment through the partnerships likely to be needed.

Objectives Estab lish and promote a CORE of mixed-use development opportunit ies that work to create a center of commercial and residential activity

for the eastern third of the Township.

Create opp ortuni ties for property/b usiness owners and to reinvest in the Township thus strengthen ing the ratable base.

Reduce curb-cuts along North Olden Avenue through shared access and parking arrangements.

Enhance deeded open space with the creation of additio nal public spaces, designed through redevelopment projects for residenti a

enjoyment.

Improve flood control along the Shabakun k Creek and reclaim floodplain land where existing uses degrade environmental quality.

Coordinate the development of existing auto-related land uses in a way that allow s the efficient use of land while respectingenvironmental features and the intent of this subarea s future growth potent ial.

Strengthen buffers between sensit ive environmental features and deleterious land uses.

Land UseA pedestrian-oriented community is envisioned for this subarea. Uses that traditionally had been developed on individual lots of less than an

acre (diners, gasoline filling stations, auto service establishments, fast food restaurants, stand alone convenience stores) will not be approved

as new uses within this zone. Existing businesses will be grand -fathered and permitted to rehabilitate, however they must do so within the

provisions set forth in this Plan. In other words, businesses, such as auto repair shops may redevelop, so long as the objectives and bulk

standards of this subarea are met. New strip -commercial shopp ing centers are prohibited.

The synergistic approach discussed throughout the Plan is underscored in this subarea, particularly in the CORE area as indicated on

Subarea #2 Aerial Photo Map where the standards are more tigh tly defined. Each parcels design will work toge ther to create a unique p lace

thus establishing a strong ratable base. This approach will only be accomplished upon realization by property and business owners that the

increased development opportun ities of this Plan are worth the effort of additional investment through the partnerships li kely to be needed.

Principal Uses


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Mixed-use buildings that include retail sales and business services and resident ial or office space on upper floors.

Multi-family residentia l, includ ing stacked townhomes, flats and condominiums, student housing, 55 and older communities.

Artist live/work studios

Existing Auto Repair facilitie s

Existing Automotive Sales (New and Used)

Accessory Uses in Mixed-Use Buildings

Schools and Training Facilities (Such as public and private universities; job training)

Business and Professional Office (Above Retail only)

Retail, and Business Services (Such as; Bakeries; Fiduciary institutions; Book stores; Dry Cleaners; Clothing (new) and dry goods

store; Dancing studio; Delicatessen; Household appliance store; Library; Offices, business and professional; Artist Studios;

Engraving; Tailor and dressmaker shop ; Auto parts)

Restauran t and Cafes (Outdoor seating is permitted

Health and fitness facilit ies


Conditional Uses-

Stand alone Busines s and Professional Office

Stand alone Retail, and Busines s Services

Stand alone Health and fitness facilit ies

~Conditioned Upon ( for all above Conditiona l Uses):

1) Property fronting North Olden Avenue

2) Location outs ide of the CORE area

3) Site Plan coordination with adjacent properties

Additionally;

Expansion of existing Auto-related land uses. (No new uses of these types permitted.)

~Conditioned Upon:

1) A 50 foot buffer that inclu des a minimum of 10 foot wide vegeta tive buffer (consi st ing of trees, shrub s and other woody species), from

the top of the Shabakunk Creek bank as per FEMA maps. Pub lic access easements wil l also be necessaryrequired.

2) Agreements with adjacent land uses to share access and functional use of parking, load ing and storage where appropriate and feasible.

3) The interface with residential uses, current and envisioned, is addressed through design features that allow seamless integration

and/or buffering.

4) Full conformance with the lands caping and streetscape requirements for frontage on all pub lic streets

5) When necessary; sto rage of disabled veh icles sha ll be fully screened from public view and shall a 7 5 buffer from the Shabakunk Creek

(Salvage yards are not permitted to expand)

Bulk Standardsa. Principal Building.


2) Build to Line:


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i- 50 feet minimum from the front property line along Olden Avenue (except properties located in the CORE area)

ii- New buil ding s shall be placed 10 feet minimum - 15 feet maximum in the CORE area and on Corner lots, Prospect Street and al

new roads identified on the Conceptual Road Network dep icted in Map6.

3) Side yard: 10 feet minimum (CORE is permitted 0 lo t lines where appropr iate.)

4) Rear yard: 10 feet minimum

5) Height: 1 stories or 20 minimum

CORE Area: 2 stor ies or 25 minimum, 4 or 45stories maximum. 6 stories or 75 maximum if parking is located under principa

structure.

c. Lot Coverage.




d . Floor Area Ratio: 3.0 maximum for Mixed use in the CORE Area. Outside of CORE 0.5 sin gle-use; 1.2 5 for mixed-use.Lot Size

22,500 square feet minimum.

Lot coverage

Total impervious coverage: 75% maximum for all property adjacen t to Shabak unk Creek.

Add itional coverage up to 10% may be granted if offset by contributio ns to other stream improvements or innovative urban stormwate

design features.

Poro us (or pervious) material may be util ized to exceed the permitted coverage requirements adjacent to the creek by up to 10% if offse

by reduction s in stormwater run-off and if the stream corridors environmental quality is improved.

Building Placement and Design

Front setback:

o 50 feet minimum from the front property line along Olden Avenue (except properties located in the CORE area)

o New bui ldings shall be placed 10 feet minimum - 15 feet maximum in the CORE area and on Corner lots, Prospect Street and all new

roads identified on the Conceptual Road Network depicted in Map6.

Side and Rear yard setbacks- 10 feet minimum.

All deve lopment on a street, both publ ic and private shal l be treated architecturally as a front)

New development shall uti lize the Conceptual Road Network depicted in Map6.

Drive-throug h services are prohibi ted

Reopen culverts and tunne led streambanks in associatio n with redevelopment so long as it is long found to be of benefit to

stormwater/water quality control. This shall not preclude construction of bridges or other crossings subject to DEP approval.

For property adjacent to the Shabakunk Creek, use alternative paving materials such as G rasspave TM or other types of porous pavin g

material agreed to upon negotiation of the Redevelopment Agreement (refer to Page 45 for an illustration of Grasspave TM).

Orient bui ldings to the street to create a strong pedestrian environment.

Require pub lic access easements where appropriate for restaurants and residential uses.

Blank street-walls are prohibi ted for all faades along street frontages or adjacent to publ ic open and other publ ic spaces.

Capture and re-use greywater to the extent feasible.


19/58

Connect and integrate with adjacent neigh borhoo ds through stream crossings and/or access to greenways established and

conceptualized by the Plan.

Prov ide a Pedestrian Circulation Plan that meets goals of this Plan where appropriate.

Height

2 stories minimum, 4 stories maximum. 6 stories maximum if parking is located under principa l structure.

Floor Area Ratio

3.0 maximum.


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Subarea 3 - Spruce Street Small Business/Light Industrial

Intent

Subarea 3 is intended t o remain predominantly ligh t industrial i n character, with a small area of retail busines ses located between Fourth an d

Fifth Streets along b oth sides of Spruce Street. The intent of this subarea is to:

Encourage existing businesses to grow and expand,

Prov ide additi onal economic development with in the subarea,

Prov ide proper buffers to surroundi ng residentia l neighb orhoods.

Economic development will require improved access. The extension of Fifth Street alongside the former trolley right-of-way will eliminate

dead end streets and provide access to additional vacant land. More importantly, access to Whitehead Road Extension will also be facilitated

throug h the Fifth Street extension. The Fifth Street area will also provide a lternate routes of travel for bicycle, pedestrian and truck traffi

properly separated throughout the entire area.

Objectives

Facilitate the growth of commercial and ligh t indust rial uses in this area while recognizing the need to protect and enhance

environmental quality.

Improve circulation by extending Fifth Street alongside the former trolley righ t of way to eliminate dead end streets and provide access to

remaining vacant land. Ensu re that adequate buffers to surround ing neighb orhoods remain intact.

Ensure proper traffic controls and provide pedestrian and bicycle access to Olden Avenue along the new Fifth Street extension and/or

along the Shabakunk Creek as part of the Ewin g/Lawrence Greenway init iative.

Improve flood control along the Shabakun k Creek and reclaim floodplain land where existing uses degrade environmental quality

Land Use and Bulk Standards

Principal Uses-

Frontage on Spruce Street Only :

Retail, and Business Services. (Such as; Bakeries; Fiduciary institut ions ; Book stores; Dry Cleaners; Cloth ing (new) and dry goods

store; Dancing studio; Delicatessen; Household appliance store; Library; Offices, business and professional; Artist Studios; Tailor and

dressmaker shop; Auto parts; Paint and wallpaper store; Radio and television stores; Upholstery shop and furniture refinishing )


All Other Property Except Spruce Street:

Manufacturing, processing, producing, fabricating or warehousing operations which meet performance standards contained in this

chapter provided that all operations and activities, except parking and loading, are carried on within enclosed buildings and that there is

no outside storage of materials, equipment or refuse, except as provided by this chapter.

Structures and uses devoted to research, experimentation or engineering involving scientific investigation, engineering study, project

development and similar activit ies. Auto-related industries

Offices and warehouses.

Public facilities.

or the purposes of this Redevelopment Plan, parcels are to be developed in accordance with the requ irements of the Light Indu strial Zone (LI

Zone in Append ix B, except that the lots with frontage on Spruce Street will be l imited to uses permitted in the Neighborho od Busines s (NB

Zone and Research-Professional Office (RPO) Zone- See Appendix B.


21/58

Bulk StandardsFrontage on Spruce Street Only :

a. Principal Building.


2) Build to Line: 20-25

3) Side yard: each 5 feet - minimum4) Rear yard: 10 feet minimum

5) Height: 1-1/2 stories or 20 (3-1/2 or 35 upon Residential Condit ional Use permit and/or Office located Above)


1) Dis tance to side lot line: 5 feet - minimum

2) Dis tance to rear lot line: 5 feet - minimum

c. Lot Coverage.




d . Floor Area Ratio1) 0.50 maximum. 1.0 maximum for Mixed-use Office Above retail.

All Other Property Except Spruce Street:

a. Principal Building.

1. Lot area: corner lot 8,000 sq. ft. -minimum

2. Lot width: 80 feet -minimum

3. Setback 10-15 feet (unless otherwise noted)

4. Side yard each- 5 feet -minimum

5. Rear yard 5 feet minimum

6. Heigh t: 1-1/2 s toriesor 20 not to exceed 25 feet maximum when abutt ing a residential d istrict, side and rear yard requirements

shall conform to requirements of applicable adjacent residential distr ict.

b. Accessory Build ing.1. Dis tance to side lot line 5 feet minimum

2. Dis tance to rear lot line 5 feet -minimum

3. Heig ht: 1 story not to exceed 15 feet -maximum

c. Lot Coverage.

1. Total build ing coverage shall not exceed fifty (50%) percent of total lot area.

2. Total imperviou s coverage: 70% maximum for all property adjacent to Shabakunk Creek.

3. Addit ional coverage up to 10% may be granted if offset by contributi ons to other stream improvements or innova tive urban


d . Floor Area Ratio

1) 0.50 maximum.

Building Placement and Design Building Requirements

In addition to the applicable requirements of the LI-Light Industrial Zone, the NB- Neighborhood Business Zones and the RPO-Research

Professional Office Zone in Appendix B, the followin g addit ional build ing requirements apply:

Prov ide street trees of types and in locations specified by the Township Plannin g Board.

Estab lish and maintain vegetated buffers of landscaped berms with deciduo us and evergreen landscaping wi th a minimum 50 feet width

adjacent to residential uses and zones.


22/58

For properties along 4th Street and Industry Court, design redevelopment reduce stormwater run-off, reclaim flood plain land, improve

flood control and env ironmental quality of the Shabakunk Creek.

For property adjacent to the Shabakunk Creek, use alternative paving materials such as G rasspave TM or other types of porous pavin g

material agreed to upon nego tiation of the Redevelopment Agreement.

Height

1 stories maximum. 3 stor ies maximum for lots frontin g on Spruce Street.

Floor Area Ratio

0.50 maximum


23/58

Subarea 4 - Me rcer Cr ossings

Intent

Subarea 4 consists of the entire block bounded by Arctic Parkway, Olden Avenue, Spruce Street and Princeton Avenue. Redevelopment and

rehabilitation opportunities will be encouraged through the design of cohesive retail centers with controlled access from North Olden

Avenue or Arctic Parkway, redesigned parking, and landscaping alon g all street frontages.

The Subarea is located adjacent to the Trenton Farmers Market, Halo Farms, and the North Trenton/ St Hedwigs Area; safe and efficient

walking access from the surrounding neighborhoods is a key component to economic development success. Coordinating with the City of

Trenton and wi th Lawrence Township wi ll be key.

Economic development opportunities will be increased by using the remaining segments of abandoned rail right-of-way that effectively

connects Olden Avenue, Spruce Street, and Arctic Parkway. The potential to create additional road frontage will foster additional economic

development opportunities. An environmental assessment may also be undertaken to determine the extent and value of wetlands and othe

lands for development that these new street could unlock. Regio nal flood contro l and/or pub lic park space will also be considered.

Development of Subarea 4 parcels should be coordinated in design, particularly with respect to the objectives of Mercer Crossings initiative.

More efficient ut ilization of land along both side of Spruce Street will facilitate a more pedestrian friendly design approach that encourages the

traditional retail centers to be upgraded into lifestyle centers. The areas characteristics provides the opportunity to include mix of uses

such as major department sto res, entertainment centers, smaller retail sto res well as some limited residential opportu nit ies. Addi tiona lly, new

uses will be oriented to the street and projects will be design to create a strong pedestrian environment, both within the site and outside of it,

thus providing safe and convenient pedestrian access throughout.

Objectives

Develop remaining segments of abandoned rail right-of-way and log ical adjacent parcels into new points of access and economic

development opp ortunities.

Improve integration with the Trenton Farmers Market area of Lawrence Township in order to provide better access for the high percentage

of walkers coming from North Trenton ne ighborhoods.

Create strong retail environment through design that not only attracts addit ional retail and office space opportuni ties but enhances the

quali ty of life for the surroundin g area as well.

Develop a stronger road network that provides option s for motorists and pedestrians to utilize other routes of access with a focus on the

reduction of vehicular congestion and pedestrian conflicts. New roads will coincide with the potential extension of Whitehead Road and

other circulation initiatives related to the ULI Mercer Crossings study objectives and coordinated with subsequent Mercer County

studies.

Land UsePermitted Uses

Lifestyle Shopp ing Centers (Shopping centers that promote pedestrianism and contain provi sions such as outd oor cafes, publ ic

gathering spaces, etc.)

Office

Mixed use build ings

Existing Lumber and Hardware suppl ies


24/58

Accessory Uses

Residential above commercial (Not permitted at ground level)

Retail and business services

Banks and Fiduciary Insti tut ions

Health and Fitnes s Faciliti es

Restauran ts and Cafes

Pu bl ic Uses (Community, recreation, human services)

Day Care

New Drive-throu gh services are prohib ited.

Bulk Standardsa. Principal Build ing.

1. Lot area: 2 acres minimum

2. Build to Line:

i) Alo ng Olden Avenue, and Sp ruce Street, 30 feet minimum - 35 feet maximum from the front property line.

ii) Along Intersections and al l new s treets. 10 feet minimum - 15 feet

3. Side yard: each 5 feet - minimum

4. Rear yard: 10 feet minimum

5. Height: 3 stor ies or 35 maximum, 4 stories or 55 where parking is located under principal structure.


1. Dis tance to side lo t line: 5 feet - minimum

2. Dis tance to rear lot line: 5 feet - minimum

c. Lot Coverage.


2. Addi tio nal coverage up to 10% may be granted if offset by contribu tions to other stream improvements or innovativ e urban


d. Floor Area Rati o: 2.0 maximum

Lot Size

2 acres minimum

Lot Coverage

70 % maximum.

Building Placement & Design

Orient build ings to the street to create a strong pedestrian environment through unified streetscape improvements giving top priority to

pedestrian access both to and through the site.

Front setback alon g Olden Aven ue, and Spruce Street, 30 feet minimum - 35 feet maximum from the front property line.

Front setback: 10 feet minimum - 15 feet maximum along Intersections and all new streets.

New Drive-through services are prohibited.

Blank streetwalls are prohib ited for all faades along street frontages.


25/58

Connect and integrate with adjacent neigh borhoods in accordance with a Pedestrian Circulation Plan consi stent with the Goals of this

Redevelopment P lan.

Orient bui ldings to the street to create a strong pedestrian environment.

Prov ide landscaped buffer of at least 30 feet in width around all loading areas

All development will capture and re-use greywater to the extent feasible.

All development will prov ide stormwater control s through the creative use of natural wetland areas as deeded public open space and/o

vegetative buffers where deemed appropriate. Design will be integrated into the overall development concept.

Height

3 stories maximum, 4 stories where parking is located under principal structure.

Floor Area Ratio

2.0 maximum


26/58

Subarea 5 - Stout Avenue Neighborh ood

Intent

Subarea 5 consists of the area along Olden, Stout and Heath Avenues south of North Olden Avenue and west of Princeton Avenue. This

Subarea consists primarily of residential row houses with mixed use (commercial uses with upper floor residential units) fronting Princeton

Avenue and the P ierce Rubber Factory located at 150 0 Heath Avenue.

The rehabilitation of existing residential uses will be encouraged while providing a variety of additional housing options, including the

adaptive reuse of industrial sites. The oppor tuni ty to expand this neighborhood by takin g advantage of its strategic location in the

Redevelopment Area is tremendous. Given the neighborhoods access to existing parks and open space, Brownfield sites and underutilized

property make for prime redevelopment opport unit ies.

Redevelopment of this area will also require strong buffers between residential land uses and the industrial areas with in subarea 6.

Objectives

Rehabilitate the existing neighborhood through the Townships Housing Rehabilitation program proposed in the Fair Share Housing

Plan.

Prov ide new in-fill housing development in keeping with the neigh borhood s unique character.

Prov ide optio ns for the reuse of commercial and indu strial property that improve the quality of life both with in the subarea and

contribute to surrounding neighb orhoods.

Promote mixed-use development in a manner that strengthens existing neighborhoods and draws on

existing community a ssets.

Integrate addit ional park space and enhancement of existing spaces for passive and active uses. Improve

community access to these areas.

Work with the City of Trenton to stabili ze the entire

region.

Land Use

The mixed-use properties along Princeton Avenue are particularly suited for the subarea. Uses incompatible with adjacent residentia

neighb orhood s however, such as auto repair garages, used car lots, auto salvag ing or ot her commercial or industrial u ses that are better suited

to light industrial zones, would become legal non-conforming permitted uses and therefore encouraged to be rehabilitated/ redeveloped into

neighb orhood or iented mixed-use structures.

Permitted Uses

Multi-family residentia l (including 55 and o lder)

Collegiatee related housing and Private and Pub lic schools and satellite learning centers

Existing Light Industry

Conditional Uses

1) One and Two family Residenti al and Townhomes

~Conditioned Upon:


27/58

Property located adjacent to uses similar in nature.

Property located on Heath, Stout, Brian and/or Olden Streets or with in a one (1) block radius of said streets.

2) Mixed-use (Resident ial, and/or Office Professional ABOVE retail)

~Conditioned Upon:

Property frontin g North Olden Aven ue or Princeton Avenue or future extensions of Calhoun Street

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

3) Religious Institutions and Houses of Worship

~Conditioned Upon:

All ancillary uses require separate use permits (office, classrooms, etc.)

Meeting all off-street parking requirements

Establishing a Pedestrian Circulation Plan and installation sidewalks on all street frontages

Property shall front any existing or new street

Parking is proh ibit ed in the front yard area

Bulk Standards

a. Principal Building s

1. Lot Size

i) Single Family:

Minimum: 40 feet wid th and 4,000 square feet lot area.

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

ii) Two-Family:

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


iii) Mixed-use: 22,500

iv) Mult i-family Resident ial: 2 acres, Addit ionally,

Multi Family Residential

MinLotSizeMin

FARMax Impervious Height Gross Density

2 acres 1.0 .603.5

stories35 units/acre

2. Build to Line:

i) Front setback: 30 feet minimum - 35 feet maximum from the front property line along Olden Avenue.

ii) Front setback: 10 feet minimum - 15 feet maximum at intersection s and all new streets.

iii) Mixed-use development: Front setback: 0 feet minimum - 10 feet maximum from the front property line alo ng Olden and

Princeton Avenues. Maintain a minimum of 15 within the right-of-way for streetscape and sidewalk provisions and

streetscape.

iv) Prevail ing setbacks may be averaged for in-fill and development on the same or intersecting streets.


28/58

3. Side yard: each 5 feet - minimum


5. Height: 3 stor ies or 35 maximum, 4 stories or 55 where parking is located under principle structure.




c. Lot Coverage.




d. Floor Area Ratio

1. Residential in-fill development. Single-Family and Two-family subject to the FAR Sliding Table in Append ix C.

2. 1.5 maximum, 1.0 maximum for mult i-family.

Build ing Placement and Site Design

Orient buildings to the street to create a strong pedestrian environment throug h unified streetscape improvements, giving top priority to

pedestrian access both to and through the site.

Front setback: 30 feet minimum - 35 feet maximum from the front proper ty line along Olden Aven ue.

Front setback: 10 feet minimum - 15 feet maximum at intersectio ns and al l new streets.

Landscape all street connections to adjacent neigh borhoods.

For all development adjacent to existing and proposed parks, open space, and public land uses either with in Ewing Townshi p and the

City of Trenton will incorporate site design measures to include required open space as additional, publicly accessible park space that

may be dedicated to the Township sub ject to acceptance.

Create all new streets as extension s of the existing street network in the area, constructed according to Townsh ip specifications and be

turned over to the Township upon b uild ou t.


Additional Building Requirements

Residential in-fill development. Single-Family and Two-family sub ject to the FAR Sliding Table in Append ix C.

- Single Family Lo t Size:

Minimum: 40 feet wid th and 4,000 square feet lot area.


-Two-Family Lo t Size:

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


Mixed-use development

- Front setback: 0 feet minimum - 10 feet maximum from the front property line along Olden and Princeton Avenues. Maintain a minimum

of 15 within the right-of-way for streetscape and sidewalk provis ions and streetscape.

Multi-family Residential


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Multi Family Residential

MinLotSizeMin

FARMax Impervious Height Gross Density

2 acres 1.0 .603.5

stories 35 units/acre

Height

3 stories maximum, 4 stories where parking is located under principle structure.

Floor Area Ratio

1.5 maximum, 1.0 maximum for mult i-family.


30/58

Subarea 6 - Sto kes/Calhoun Regional Com mercial/Industrial

Intent

This subarea will create new redevelopment parcels for a variety of commercial and indu strial u ses consi stent with the Indus trial Park (I ) zone

in Appendix B. However, the future of these uses remains in question as the industrial sector in the United States continues to weaken with

exception of flex industrial space with hig h-capacity truck access. As has been witness ed in o ther areas of the State, heavy indus trialized area

can change toward uses vastly different from todays. The Townshi p pos sesses the abili ty to u til ize Brownfield remediation laws to create

additional development opportunities as new taxes generated from 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 of the indu stry int ensive portion s of this s ubarea.

Notwithstanding the long-term future for 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 respectful of surrounding neighborhoods. Because of the history of industria l uses, land filling and

auto salvaging with in this subarea, some redevelopment parcels may require some remediation of soil contamination.

Properties that front North Olden Avenue will also be permitted to redevelop in a manner that works to unify both side of the Avenue and

allowing access from adjacent neighborhoods both existing and proposed.

Objectives

Create new redevelopment parcels, which facilitate short-term growth and buffers surrounding the existing in dust rial areas from

residential neighborhoods while recognizing the long term potential for change.

Allow industry to thrive, while ensuring adequate buffers to residential neighborhoods are provided.

Create addit iona l opp ortun ities for Open Space by reclamation of land that also works to improve environmental quali ty and stormwate

reduction for the entire region.

Land Use and Bulk Standards

Because of the history of industrial uses, permitted land uses in Subarea 6 will include large site industrial uses such as recycling

warehousing and distribution, light industrial and related commercial uses so long as the property does not front Olden Avenue or Calhoun

Street. In addition, the development of flex-space developments that combine manufacturing, distribution, retail, office and hotel uses,

including extended stay business hotels, are encouraged.

Additionally, property that directly fronts 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 Fron t Olden Ave or Calhoun Street Lifestyle Shopp ing Centers (Shopping centers that promote pedestrianism and contain provisi ons such as outdoor cafes, publ ic

gathering spaces, etc.)

Office

Mixed use build ings

Existing Lumber and Hardware suppl ies

Office build ings for corporate groups, executive, administrative, educational or professional services.


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Structures and uses devo ted to research, experimentation or engineering invo lvin g scientific invest igatio n, engineering study, produc

development and similar activities not involving the manufacturing, sale, processing, warehousing, distribution or fabrication of

material, products or go ods, except as inciden tal to the principal permitted use.

- Lifestyle Shopp ing Centers (Centers that promote pedestriani sm and contain provis ions such as outd oor cafes, publi c gathering

spaces, etc.); frontage must be along Nort h Olden Avenue.

OP in Ap pendix B

Mixed use bui ld ing s (retail, office uses only)

2) Lots without fronta ge on Olden Ave or Calhoun Street(conditioned upon proper buffering from all residential uses and streets)

Manufacturing, processing, producing, fabricating~ or warehousing operations which meet Performance Standards contained in this

chapter provided that all operations and activities, except parking and loading are carried on within enclosed buildings and that there is

no outside storage of materials, equipment or refuse, except as provided by this chapter.

Structures and uses devoted to research. Experimentation or engineering involving scientific- investigation, engineering study, project

development and similar activities not involving the manufacturing~. sale, processing, warehousing, distribution, or fabrication of

material, products or go ods except as incidental to the principal permitted uses.

Office buildings for corporate groups for executive accounting and/or administrative purposes or any subsidiary division, or affiliate of

the owner.

Hosp ital for small animals (dogs, cats, and the l ike) includ ing ken nel, provided yards are enclosed.

Combinations of two (2) or more compatible uses permitted within one (I) unit.

Public safety facilities.

Planned developments of 5 acres or more, subject to Redevelopment Agency end orsement.

Uses permitted in the I Industrial Zone in Append ix B(condit ioned upon proper buffering from all residential uses and streets)

Accessory Uses

1) For properties that Front O lden Ave or Calhoun Street (or fut ure Calhoun Street Extension), permitted uses include:

Residential above commercial (Not permitted at ground level)






Day Care Any accessory use on the same lot which is customarily incidental to the principa l permitted use.

New Drive-throu gh services are prohib ited.


Day Care




Residential above retail; apartments, condominiums



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2) For properties without F rontage on Olden Ave or Calhoun Street,permitted uses include uses tha t are permitted in the I zone Appendix

B, conditioned upon proper buffering from all residential uses and streets. Cafeteria, lunchroom, first aid and/ or medical facilities, located with in a build ing and operated by or for the employer for the exclusive

use of employees or guests.

Recreationa l areas for employees, indoors and outd oors.

Accommodatio ns for caretaker or watchman and their families.

Off-street parking facilit ies. Garages and storage buil ding s.

Bulk Standards

1) For properties that F ront Olden Ave or Calhoun Street (o r future Calhoun S treet Extension),a. Principal Build ing.

1. Lot area: 2 acres minimum

2. Build to Line:

i) Front setback for build ing s along Olden Aven ue: 50 feet minimum from the property line of the prevailin g setback

ii) Front setback for buildings along all new streets or interior access drives: 10 feet minimum - 15 feet maximum from the fron

property line.3. Side yard: each 5 feet - minimum


5. Height: 3 stor ies or 40 maximum, 4 stories or 55 where parking is located under principal structure.




c. Lot Coverage.



stormwater design features.d. Floor Area Ratio: 0.5 maximum. 2.0 maximum for mixed-use

2) For properties without Fro ntage on Ol den Ave or Calhoun S treet,

a. Principal Build ing.

1. Lot area: 2 acres -minimum

2. Lot Width: 250 feet -minimum

3. Front yard: 75 feet -minimum

4. Side yard: one 35 feet -minimum

5. Side yard: total of two 100 feet -minimum

6. Rear yard : 75 feet -minimum

7. Heigh t: 3-1/2 stories or 35 (4 stories or 55 with parking under principal use)


1. Dis tance to side lo t line: 25 feet ~ minimum2. Dis tance to rear lot line : 25 feet -minimum

3. Heig ht: 1 story -not to exceed 15 feet -maximum

c. Lot Coverage.

1. Total build ing coverage shall not exceed thirty five (35%) percent of total lot area.


3. Addit ional coverage up to 10% may be granted if offset by contributi ons to o ther stream improvements or inno vative urban storm

water design features.

Lot Size


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2 acres minimum

Lot Coverage

70% maximum

Building Placement & Design

Orient bu ildin gs to the street to create a safe and convenient pedestrian environment through un ified streetscape improvements giving top

priority to pedestrian access both to and through the site for non-industrial uses.

Front setback for build ings along Olden A venue: 50 feet minimum from the property line of the prevailing setback

Front setback for buildin gs along all new streets or interior access drives: 10 feet minimum - 15 feet maximum from the front property line.

Blank streetwalls are prohibi ted for all faades along street frontages.

Drive-throug h services are not permitted.

Connect and integrate with adjacent neighb orhoods where appropriate through stream crossings and/or access to greenways establishe d

and conceptualized by the Plan.

For any properties adjacent to the Shabakunk Creek or tributaries use alternative paving materials such as Grass pave TM or other types

of porous paving material agreed to upon negotiation of the Redevelopment Agreement (refer to Page 45 for an illustration of Grasspave

TM).

Prov ide landscaped buffer of at least 30 feet is required around all loading areas


Height

3 stories maximum, 4 stories where parking is located under principal structure.

Floor Area Ratio

0.50 maximum, 2.0 maximum for Mixed-use

Addition al Buildin g Requirements

The suggested redevelopment parcels in Subarea 6 are adjacent to an area of low elevation that has been the most severely flooded area o

Ewing Township. A continu ing dialogue will be maintained between the Ewing Township Planning Board and the Mercer County Plannin g

Director regarding the Countys concern over new development within the Redevelopment Area having excessive lot coverage that wil

delay the improvement of flooding con ditions dow n stream in Trenton. As such, it is a requirement of this Redevelopment Plan tha t in order to

gain the addi tion al density permitted in th is plan, each redevelopment site shall prov ide excess capacity, or contribu te to, regional stormwate

detention design beyond what is required either in the Ewing Township Land Development Ordinance or the New Jersey Residential Site

Improvement Standards. Such allowances wil l be subject to negotiati on w ithin the redevelopment agreement and NJDEP regulat ions.

Furthermore, due to the Subareas proximity to residential land uses in Ewing and Trenton, landscaped buffers of 50 feet minimum in size

must be developed and maintained to sh ield resident ial land uses and zoning from deleterious land u ses. This incl udes landscaped berms withdeciduous and evergreen landscaping, including sound walls if deemed appropriate. Compatible land uses will be integrated within these

residential land uses. Specifically;

a. All build ings and uses shall be served by publi c water and sewage and a lot may contain more than one (I) principal buildin g.

b. Yard Requirements Adjo inin g Residenti al Districts. On lots adjo inin g resident ial dis tricts, no bui ldin g shall be located closer fifty

(50) feet from such district boundary and be buffered with a vegetative screen..

c. Landscaping Along Streets, Roads or High ways. Each property shall be appropriately landscaped particularly (100 ) feet of any

street intersection said distance to be measured from the intersection of the right-or-way lines at the corner affected and the closest

point of such proposed driveway. No entrance or exit, at the curb line only shall be closer than twenty (20) feet from a side lot line


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Entrance and exit sizes, locations and construction shall also be in accordance with requirements of the governmental agency having

jurisdic tion over the facility u pon wh ich the permitted use has frontage.

d. Loadin g Docks and Service Areas. No loading dock or service area may be on any street frontage. Provis ion for handling all freight

shall be on those sides of any bui ldin gs wh ich do no t face any street or proposed streets.

e. Outd oor Storage Areas. No use or accessory use shall be constructed to permit the keeping of articles, equipment, goods or materials in

the open exposed to public view, adjacent residences or a residential district. When necessary to store or keep such materials in the

open, the area shall be enclosed with a screen or buffer plantin g strip and be situated not closer than fifty (50 ) feet from a residentia

distr ict line, publ ic right-of-way or Greenway.

f. Conservation . Existing woodlands, windbreaks and watersheds shall be preserved as far as the standards of conservation

practice require.


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Subarea 7a & 7b - Prospect Park

Intent

Subarea 7 is known as the Prospect Park section of Ewing Township. It is currently heavily developed for residential uses as it is for

commercial uses, as the workforce for the local bu sinesses tradi tionally lived in the same neighb orhood. An exception to this land use pattern

occurs along Prospect Street, where the properties fronting Prospect Street include Business Highway uses even though a majority of the

2009-05-05 etra planning board

Documents