03-02-09 Olden Avenue Redevelopment Plan

Ewing Township Redevelopment Agency
Township of Ewing, New Jersey
OLDEN AVENUE
.....Redevelopment Plan.....
DRAFT January
Heyer, Gruel & Associates January 2008 2009*
*Only the date has changed
To w n s of
Township h i pEwing
of Ewing
A p r i m e e x a m p l e o f a b ra n d n e w “ L i f e s t y l e ” s h o p p i n g c e n t e r b u i l t w i t h
t h e p e d e s t r i a n i n m i n d . P ro j e c t s l i k e t h i s a re s i m i l a r t o t h o s e t h a t t h i s
P l a n s e e k s t o i m p l e m e n t . W h i l e a rc h i t e c t u ra l e l e m e n t s c a n d i f f e r, t h e
p ro j e c t ’ s p l a c e m e n t , o r i e n t a t i o n a n d p e d e s t r i a n c i rc u l a t i o n s y s t e m
a re t h e k e y c o m p o n e n t s t o re v i e w.
(“100 Marketplace”, Basking Ridge, NJ)

CREDITS
Ewing Township Redevelopment Agency

Robert Kull, PP, AICP Chairperson
Daniel Brandt, Vice-Chairperson
David Rose, Secretary
Iman AQuddus
Hilary Hyser AS
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Suzanna McGee Mr ial
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Mr ane hank
Terrance Stokes P t Mc st
Mr hil Ve Lau o:
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Tyrone Garrett, JD, Executive Director Ew andra e in
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Michael O’Donnell, ESQ., Attorney ing owns d
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Ewing Township Mayor & Council Ew
ing ffic missi
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Mayor 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 Heyer, Gruel & Associates
Anthony Chiarello, 1st Alternative Charles Latini Jr., PP, AICP
William Hill, 2nd Alternative Kyra Quinn
Imelda Wollert, Recording Secretary Dilip Chitajallu
Aditi Mandrawadi
All correspondence and inquires to:
Ring Yu Lin
EWING TOWNSHIP REDEVELOPMENT AGENCY
Municipal Complex Photo and Simulation Credits
2 Jake Garzio Drive Charles Latini Jr., PP, AICP
Ewing, NJ 08628
Jennie Lossmann
609.883.2900 x7648 Fax: 609.538.0729
Cathren Kull
www.ewingtwp.net/bcc/etra
Olden Avenue Redevelopment Plan

Township of Ewing
TABLE OF CONTENTS
PREFACE .............................................................................................................................................................................................................. i
INTRODUCTION TO THE 2008 REDEVELOPMENT PLAN.............................................................................................................................. 1
A VISION FOR THE FUTURE............................................................................................................................................................................... 3
GENERAL GOALS OF THE REDEVELOPMENT PLAN...................................................................................................................................... 4
REDEVELOPMENT AREA AND SUBAREA DESIGNATIONS............................................................................................................................ 7
STANDARDS FOR DEVELOPMENT.................................................................................................................................................................... 10

General Standards............................................................................................................................................................................................. 10
Subarea 1- Pennington Road Neighborhood Commercial....................................................................................................................... 12
Subarea 2- Prospect Street Mixed-use Community................................................................................................................................... 15
Subarea 3- Spruce Street Small Business/Light Industrial........................................................................................................................ 22
Subarea 4- Mercer Crossings........................................................................................................................................................................... 24
Subarea 5- Stout Avenue Neighborhood..................................................................................................................................................... 28
Subarea 6- Stokes/Calhoun Regional Commercial/Industrial.................................................................................................................. 32
Subarea 7a & 7b - Prospect Park Neighborhood......................................................................................................................................... 36
Subarea 8- Arctic Parkway Transitional Area ............................................................................................................................................. 39
DESIGN STANDARDS......................................................................................................................................................................................... 42
Parking .............................................................................................................................................................................................................. 42
Olden Avenue Streetscape.............................................................................................................................................................................. 43
Landscaping, Lighting & Signage Requirements........................................................................................................................................ 45
INFRASTRUCTURE STANDARDS....................................................................................................................................................................... 47
Public Improvements....................................................................................................................................................................................... 47
Off-Tract Improvements and Developer Contributions............................................................................................................................ 47
Public Transit..................................................................................................................................................................................................... 49
Newly Constructed Roads............................................................................................................................................................................... 49
Parks & Open Space.......................................................................................................................................................................................... 52
IMPLEMENTATION OF THE PLAN (STATEMENT OF PURPOSES AND PUBLIC POLICIES)........................................................................ 54

Relationship to Local Objectives and Municipal Land Development Regulations............................................................................. 54
Role of Township Boards................................................................................................................................................................................. 54
Redeveloper Designation................................................................................................................................................................................ 56
Redevelopment Agreements.......................................................................................................................................................................... 57
PILOT (Payment in lieu of tax) Agreements.................................................................................................................................................. 58
Property Acquisition......................................................................................................................................................................................... 58
Specific Property Identified For Aquisition.................................................................................................................................................. 60
RELATIONSHIP TO OTHER PLANS.................................................................................................................................................................... 62
APPENDIX A- Parcel Maps................................................................................................................................................................................ 67
APPENDIX B- Additional Development Standards..................................................................................................................................... 79

NB- Neighborhood Business Zone................................................................................................................................................. 80
I- Industrial Zone............................................................................................................................................................................... 83
LI- Light Industrial Zone.................................................................................................................................................................. 86
OP- Office Park Zone........................................................................................................................................................................ 89
RPO- Research, Professional Office Zone..................................................................................................................................... 93
APPENDIX C- Floor Area Ratio Sliding Table................................................................................................................................................ 96
APPENDIX D- Summary Table of Development Standards....................................................................................................................... 99
Heyer, Gruel & Associates January 2008

TABLE OF MAPS
Map 1 - REDEVELOPMENT AREA Map .............................................................................................................................................................2
Map 2 - OPPORTUNITIES MAP .......................................................................................................................................................................... 5
Map 3 - OARP Subareas Map...........................................................................................................................................................................6
Map 4 - EXISTING LAND USE ............................................................................................................................................................................. 8
Map 5 - Existing Lot Sizes Map..................................................................................................................................................................... 9
Map 6 - CONCEPTUAL ROAD NETWORK MAP................................................................................................................................................. 48
Map 7 - ENVIRONMENTAL & OPEN SPACE OPPORTUNITIES MAP................................................................................................................ 53
Map 8 - STATE PLAN MAP.................................................................................................................................................................................... 65
APPENDIX (Scale Block and Lot Maps)............................................................................................................................................................. 69-77

Preface
Area Description
The Olden Avenue Redevelopment Area includes nearly 600 • The redevelopment of Parkside Plaza Shopping Center
acres along North Olden Avenue from Princeton Avenue by S&S Investments that includes the new Shop-Rite
to north of Pennington Road, and extends north to the (2002) in Sub-area 2
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 of
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 • The redevelopment of the former Certified Steel site

Since the adoption of the 1999 Olden Avenue Redevelopment with new construction of a Home Depot (2002) in Sub-
Plan (OARP), the Ewing Township Redevelopment Agency area 6.
(ETRA) has worked closely with both public and private sectors • The award in 2003, of a Livable Communities Grant from
to implement the Plan. A highly coordinated approach is the New Jersey Department of Transportation that will
required in this new Olden Avenue Redevelopment Plan help create utility easements on the 1800 block of North
(Plan) to enable the marketplace to improve and create new Olden Ave. Extension (Sub-area 1), relocate overhead
opportunities to spur economic growth within the Township. utility lines (telephone, cable and electric), relocate and
remove utility poles, and remove, relocate and replace
It is clear that the OARP has helped to facilitate new sidewalks.
economic development and aesthetic improvements that • The redevelopment of the Kuhn-Jacobs industrial facility
have increased the Township’s ratable base. Several specific into the Ewing Artist Loft Studios project was approved
projects have come to fruition over the past six years that in Subarea 6.
have had positive impacts on the surrounding neighborhoods • The successful implementation of flood control measures
whereby additional investment in the Township’s existing along the Shabakunk Creek through a New Jersey
housing stock has occurred. Some of the projects that have Environmental Trust (NJEIT) grant and low interest loan.
influenced these improvements include: Although more needs to be accomplished, this project
• The demolition of the flood prone 1800 Block of North greatly improved the detrimental conditions imposed
Olden Avenue and the creation of Shabakunk Creek upon the Public’s Health, Safety and Welfare.
Park on the site of a FEMA funded project (2002) in Sub-
area 1,

Township of Ewing
• Mercer Development Associates, also known as Mercer There are several reasons for updating the OARP at this time:
Group International (MGI) entered into a“Redevelopment • There has been development activity and interest in the
Agreement” to construct a 42,000 square foot, DEP Redevelopment Area that warrants a revisit of the Plan to
approved, recycling facility. better capture 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 Institute’s “Mercer Crossings” report
recommended multi-jurisdictional cooperation between
Ewing, Trenton and Lawrence Township’s. The New Jersey
Local Redevelopment and Housing Law provides the
• Neighborhoods long plagued by vacant and dilapidated legislative and planning tools to promote and implement
structures continue to be improved through the efforts stated objectives and to “develop uniform regulations”
of the Agency. 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
Why Amend the Plan? Success stories aside, despite ETRA’s proactive effort, the
It is appropriate that Redevelopment Plans be reviewed Area still struggles and travelers along North Olden Avenue
and amended just as Master Plans are required to under the Extension utilize the Area as more a travel corridor than a
Municipal Land Use Law. This revised OARP was done so in shopping district. Greater traffic has led to the continuance
conjunction with the recent revisions to the Ewing Township of serious vehicular accidents at key intersections and turn
Master Plan. As part of a NJDCA Smart Growth Planning Grant, lanes. The Plan’s goals of traffic calming and reestablishing bus
ETRA, in cooperation with the Township Planning Board, has services along Olden Avenue remain high priorities and are
accepted the responsibility of updating the Olden Avenue envisioned to assist spur economic growth where it has been
Redevelopment Plan. Through this update, it has been found slow to be realized by creating a better access and a better
that the design recommendations of the 1999 OARP are place to do business.
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 .
ii

The success of redevelopment will be influenced by how Crossings was a ULI Panel Services Forum that studied the area
to rectify the Area’s infrastructure, its impact on adjacent where Ewing & Lawrence Townships and the City of Trenton
properties and neighborhoods, accessibility, traffic converge at Olden Avenue and Spruce Streets. The report
movement, and even aesthetic value. Lack of a complete and information regarding subsequent County studies in this
road network increases congestion by reducing options area are available online at: http://nj.gov/counties/mercer/
for regional and local traffic. The Delaware Valley Regional departments/planning/mercer_crossings.html.
Planning Commission published a report that highlights
roadway issues that require further analysis by the Township. This new OARP is intended to complement current local and
http://www.dvrpc.org/asp/pubs/reports/08053.pdf Traffic regional planning efforts and lay the foundation for cooperative
calming, aesthetic improvements, and reestablishing bus planning and development efforts that facilitate uniform
services along Olden Avenue are in-fact high priorities but development standards and allow redevelopment within and
have been slow to occur because of the complexity of the across municipal boundaries for the benefit of the region. By
road’s design and the need for state and county public leveraging this cooperative spirit and unified vision, economies
and private investment to assist pay for the necessary of scale are created whereby every community benefits farther
improvements. Through this plan ETRA seeks to: into the future than they would acting individually.
• Improve travel safety for pedestrians, bicyclists, cars
and trucks, ETRA seeks to implement a vision that not only benefits
• Improve access to businesses, and everyone in the region but more importantly strengthens Ewing
• Leverage public and private resources to create new Township’s ratable tax base. Under State Law, redevelopment
economic development opportunities for the entire plans and associated redevelopment agreements are among
area. the few ways 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
The Opportunities established and enforced. The Plan contained herein allows
While there are numerous opportunities to capitalize on, the Township to implement its vision for Olden Avenue with
this new plan also builds on the Urban Land Institute’s (ULI) sufficient flexibility built into the zoning standards that will
“Mercer Crossings” project and subsequent Mercer County enable private investment the ability to propose projects that
land use and transportation studies regarding Spruce the market can support without compromising the Area’s future
Street, Princeton Avenue and Farmers Market area. Mercer growth potential. Combined with a predictable development
review process, this Plan will 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 business-friendly
atmosphere.
iii

Township of Ewing
The Incentives
Additionally, this Plan utilizes its development standards on the area’s strengths to encourage new private investment to
as an incentive for property owners to re-invest in their make Olden Avenue the premier place to do business. Through
properties while also encouraging outside developer interest this Plan’s process, development applications will have a clearer
in improving the Area. Following the Plan will provide added direction and will be streamlined and predictable. In effect, the
density and bulk standards above what is currently allowed Township’s implementation will be highly coordinated.
under Township Zoning. As can be found in more detail
in the PILOT section under “Using the Plan” (page 59), the To date, the Township and ETRA have made significant progress
Township can also utilize PILOT’s or Payment in Lieu of Taxes together in implementing the plan, however the area remains
as a tool that not only accelerates economic development at a disadvantage in competing with other destinations. A
within the Township thus adding to the tax base projects more ambitious vision is necessary to take the area’s residents
that would otherwise not have happened, but to direct and businesses toward a future where public gathering places,
public improvements to occur without additional burden family- and community-oriented goods and services and new
on the taxpayers of Ewing. The Agency is also able to utilize housing options for students, seniors and small households
its position to create programs for rehabilitation, direct create a highly desirable place to invest in. To accomplish this,
potential investors toward competitive loan programs and the Plan’s design standards and other incentives will facilitate
reinvest PILOT money for infrastructure and streetscape private investment and inherently strengthen the ratable base
improvements. into the foreseeable future. It will take hard time to accomplish,
but “a journey of a thousand miles begins with a single step.”
Establishing a Business Climate
This plan is based on current land use development standards
and practices. Through this plan, ETRA seeks to enhance
Olden Avenue’s position in the region by further capitalizing
iv

Can this ha p p e n ??? T he o p p o r t u n i t y l i e s i n t hi s Plan...
INTRODUCTION TO THE
2008 REDEVELOPMENT PLAN
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
STATUTORY REQUIREMENTS
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 According to New Jersey’s Local Redevelopment
Olden Avenue Redevelopment Area and the creation of the and Housing Law (N.J.S.A. 40A:12A-1, et seq.), the
Ewing Township Redevelopment Agency in 1998. Redevelopment Plan shall include an outline for the
planning, development, redevelopment or rehabilitation
Redevelopment is a work in progress, but a solid Plan of the project area sufficient to indicate:
provides a framework for land use and land development
within a redevelopment area, as well as an opportunity to 1. Its relationship to definitive local objectives as to appropriate
apply financial incentives and other implementation tools to land uses, density of population and improved traffic and
encourage the residents, business and property owners to public transportation, public utilities, recreational and
improve and renovate certain parcels individually or through
community facilities and other public improvements;
public-private partnership agreements among themselves,
2. Proposed land uses and building requirements in the project
private sector redevelopers and other entities as defined by
area;
State law.
3. Adequate provision for the temporary and permanent
It is the intention of this Redevelopment Plan and the Ewing relocation as necessary of residents in the project area
Township Redevelopment Agency to let market forces guide including an estimate of the extent to which decent, safe and
the implementation of the vision created through the Plan. sanitary dwelling units affordable to displaced residents will
This Plan provides incentives for design and development
be available to them in the existing local housing market;
that enhance the market and promote negotiation with
4. An identification of any property within the Redevelopment
landowners without use of eminent domain. The designation
Area which is proposed to be acquired in accordance with
of a redevelopment area and adoption of a redevelopment
plan also provides opportunities to provide property tax the Redevelopment Plan;
incentives, in conjunction with special loan programs 5. Any significant relationship of the Redevelopment Plan to:
and coordinated public improvements to encourage and • The Master Plans of contiguous municipalities;
invigorate these forces. • The Master Plan of 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 designated by Ewing Township Council in 1997: Beginning along Olden Avenue 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 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 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; 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 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 the intersects 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 84. The boundary then extends west
along Olden Avenue Extension to the intersection of Olden Avenue Extension and Parkside Avenue.

A VISION OF THE FUTURE
The Olden Avenue Redevelopment Plan envisions a and shaded, colorful, lively, and friendly to both pedestrians
transformation of the area into an active place where business and automobiles. Each corner, intersection, or gateway along
can thrive from access by multiple modes of transportation these streets will be treated with a unique monumentality that
including walking. Creation of a climate where residents of captures the eye and attracts one and all.
Ewing Township and beyond come to enjoy amenities as they
once did back in the days of Brieler’s and the Parfait House is Finally, the Olden Avenue Redevelopment Area will embrace
important toward creating economic diversity where once the collegiate history of the Township by allowing and
again Olden Avenue becomes the dynamic place it used to attempting to facilitate the integrating the Area’s colleges
be but built in accordance with today’s standards. (The College of New Jersey (TCNJ), Rider University, Mercer
County Community College, and Thomas Edison College) into
The Olden Avenue Area will eventually reconnect the the fabric of everyday civic life. The Olden Avenue Area will be
Township’s stable, strong neighborhoods to that of the a place where job opportunities, community activities, and
opportunities for diverse commercial goods and services with open spaces create the type of place where students, young
active public places designed into it. Taking full advantage families, and existing residents will desire to live, and where
of the Area’s strategic location along the major gateways they can afford to do so. The Olden Avenue Area and its new
into three unique communities, new investment will help neighborhoods will become another point of pride for Ewing
capture the opportunities for regional growth and long- Township and a source of stability in the region.
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 and 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, well lit, green

Township of Ewing
GENERAL GOALS OF THE REDEVELOPMENT PLAN
To make this vision real, the following 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 -friendly
atmosphere.
B. Improve the functional and physical layout of the Area’s street pattern which will calm regional through traffic, benefit
businesses, and encourage walking, bicycling and public transportation.
C. Establish a network of open spaces that unites all development through the integration of the greater Ewing Township
and Mercer County open space network.
D. Create public spaces throughout the area that provide focal 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 today’s projects do not inhibit the greater long-term vision for growth and
development
F. Improve pedestrian safety through a variety of techniques including traffic calming, intersection
improvements and street-oriented land use patterns, where appropriate.
G. Control parking in the area by promoting shared parking as well as mixed private/public garage facilities and shared
access drives.
H. Create parking standards and regulation of parking placement within buildings to ensure that it is screened from view
at sidewalk level by effective architectural treatment.
I. Coordinate all development with new and existing land uses, circulation patterns, existing and
proposed mass transit facilities, 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 for senior citizen, student and affordable housing.
L. Create a destination where monumental gateways, unique and innovative architecture blend with
surrounding neighborhoods.
M. Create, where appropriate, mixed-use buildings that offer lively ground floor uses to enliven the streetscape and works
to attract a variety of business types.
N. Create new retail and office space for the area and the Township at large.
O. Allow for short-term implementation of this plan by also considering long-term possibilities of alternatives to the
existing traffic patterns in the Area.
P. Promote cooperative intergovernmental efforts between the Township of Ewing, City of Trenton,
Lawrence Township, Mercer County, NJDOT, NJDEP, and NJ Transit toward regional stormwater control,
regional traffic patterns, new and existing public transit facilities, and open space funding.
Q. Encourage investments in redevelopment and infrastructure that are responsive to the context and that best promote
the opportunities and assets identified in the Opportunity Map (Map 2).

Map 2
Township of Ewing
Map 3
5

THE REDEVELOPMENT AREA &
SUBAREA DESIGNATIONS
The Olden Avenue Redevelopment Area consists of a total The Standards for Development provide a statement of intent,
of over 800 separate lots comprising 584 acres of land and objectives, and development standards for each subarea. The
is organized into Subareas as depicted in the OARP Subarea applicable subarea intent and objectives will serve as the
Map (Map 3). This Plan applies within the Olden Avenue basis that every project must strive to implement, regardless
Redevelopment Area only and not to any area depicted of whether any deviations to the standards in the Plan are
outside of the boundaries designated by the Township sought.
Council as depicted in the Redevelopment Area Map (Map
1) and description. Through Redevelopment Agreements, projects will move
from concept to eventual Planning Board applications.
The Existing Land Use Map (Map 4) and Existing Lot Sizes Upon designation, all development sought within the Plan’s
Map (Map 5) depict the current status of all lots within jurisdiction will begin at the Ewing Township Redevelopment
the redevelopment area as of the drafting of this Plan. It is Agency (ETRA) level. Once conceptually reviewed and
through these characteristics, as well as the road patterns coordinated with the Township’s Site Review Committee,
and surrounding neighborhoods, that the Plan was then able the Agency will then endorse the prospective development
to reconstitute the subareas and develop strong standards application so that it may work its way through the Township’s
and incentives for development within each. Planning Board review and approval process. 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 of this Redevelopment Plan. Each Area’s vision 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/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

Township of Ewing
Map 4
7

Map 5

Township of Ewing
STANDARDS FOR DEVELOPMENT
Generally
The land uses and building requirements set forth in these floodplain as well as those spaces depicted on the Environmental &
Standards apply to the redevelopment of individual lots that Open Space Opportunities Map (Map 8) found in the Parks and Open
conform, or are combined to conform to the lot size requirements of Space Section of this Plan.
this Plan. Properties can be combined through a variety of binding
legal instruments, including mutual easement agreements, Real Environmentally Friendly or “Green” Design
Estate Investment Trusts (REITs), cooperative partnerships (limited Use of energy efficient site design as per LEED or Energy-Star Standards
partnerships, limited liability corporations, etc.), or even cross access to reduce the ‘heat-island’ effect as well as to reduce stormwater runoff
easements to connect parking lots and/or walkways. The Township and improve water quality beyond reliance on traditional detention
shall also have the ability to support redevelopment projects with basin techniques.
alternative, non-conforming parcel configurations that substantially
meet the goals and requirements of the Plan and do not negatively Applying the Plan’s Development Standards
affect the development potential of adjoining properties or vision The Standards set forth in this Plan apply to all property in the
of this Plan. redevelopment area. The regulations contained in this Plan supersede
Township zoning except where this plan is silent with regard to a
Existing buildings and uses on nonconforming parcels within the particular development standard, in which case the Ewing Township
Olden Avenue Redevelopment Area will remain grandfathered Land Development Ordinance will apply.
per the site’s original development approvals until expansion is
sought. This means that even after adoption of the Redevelopment Development Standards are located within the Plan as follows;
Plan, existing buildings, properties and businesses within the page
Redevelopment Area will be encouraged to change but are under -General Goals of the Plan .............................................. 4
no obligation to change other than to conform to all Township -Specific Subarea Intent, Objectives,
health, safety and zoning Ordinances. Land Use & Bulk Standards...............13-41
-General Design Standards ...................................43-46
The Township and ETRA seek a “spirit of community” whereby all -Infrastructure Standards.........................................47-52
existing and new property owners work toward improvement of the
-Additional Development Standards ....................79-95
entire area. When an expansion of a non-conforming use approval is
sought, this Plan will be binding. Existing businesses are eligible for
In application, the General Goals are what the Plan seeks to achieve
property tax and other incentives for improvements and alterations
holistically and the specific Subarea Intent, Objectives, Land Use &
in furtherance of the Plan.
Bulk Standards are the standards by which each individual project
must adhere to in order to receive agreement from the redevelopment
Affordable Housing
Agency and approval from the Planning Board. The General Design
Provide affordable housing opportunities in accordance with the
Standards apply to all projects and the Infrastructure Standards may
Council on Affordable Housing’s Third Round rules. All development
also, depending on the project’s specific location. The Additional
of affordable housing and contributions will be in accordance with
Standards in Appendix B apply only as specified within a Subarea.
the Ewing Township Housing Element & Fair Share Plan and other
Should any conflicts between the Subarea regulations and the
applicable requirements identified and enforced by the Township
standards in Appendix B, the Subarea regulations will prevail.
Planning Board in its approval.
ETRA may, at its discretion, support any deviation of a standard for a
Off-Tract Improvements
specific development project through a substitute provision specified
Define mandatory contributions to the Area’s infrastructure through
in a Redevelopment Agreement, or for a publicly funded infrastructure
Redevelopment Agreements.
project, where it documents that such standard would conflict with
the ability to achieve a General Goal or Subarea Intent or Objective.
Parks/Open Space
Advance implementation of the Parks and Open Space objectives,
particularly for those properties adjacent to the Shabakunk Creek
10

11
S u barea
Subarea 1 - Pennington Road Neighborhood Commercial
Intent Objectives
Subarea 1 is the northwestern gateway into the redevelopment • Encourage development patterns that facilitate retail sales of
area. Aesthetic and infrastructure improvements will welcome goods and services with easy access to adjacent residential
shoppers into the Area and create better connections from adjacent neighborhoods.
neighborhoods to goods and services along Olden and Pennington • Connect adjacent neighborhoods to shopping opportunities
Avenues. To accomplish this, the Agency is committed to working through streetscape and pedestrian amenities.
• Work with Incarnation Church to create passive and active open
with all property owners in this subarea, including those outside
space along Olden Avenue.
of the Plan’s jurisdiction. This process has already begun with
• Continue to improve stormwater flow along the Shabakunk Creek
Shabakunk Creek Park, the Utilities Relocation Project at Olden
to reduce flooding while also providing additional open space
and Parkside Avenues, as well as the installation of sidewalks by
opportunities.
Incarnation Church on its side of Olden Avenue. However, much
more can be achieved with minimal 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
bicyclists by reducing risk of injury from turning motor vehicles,
future drive-thru services are prohibited in this subarea.
A portion of this subarea has been characterized by years of flooding

from the Shabakunk Creek. To alleviate the situation, 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 Township’s flood control plan does Proj ec t s such a s the ne w C HASE B ank have implemented s ome
of the Plan’s ke y desig n ele me nt s ( Althoug h the address on the
not involve additional use or acquisition of private property within sig n i s a simulation . )
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.
barea
T he Tow n ship’s F E M A Proj ec t helped purcha s e f lood prone, di-
lapidated str uc tures in favor of a park that e nhance f lood pro-
tec tion e f for t s .
13

Township of Ewing
Land Use
Principal Uses - • For property adjacent to the Shabakunk Creek use alternative
Consistent with the intent of the Neighborhood Business Zone in paving materials such as “Grasspave TM” or other types of
Appendix B, generally; porous paving material agreed to upon negotiation of the
• Retail, and Business Services Redevelopment Agreement (refer to Page 45 for an illustration of
• Business and professional offices Grasspave TM).
• Cafes, Bakeries, etc. • Provide shading for the stream corridor with tree species
• Day Care (Family and Child) approved by the Township.
• Provide connections to adjacent neighborhoods where
Conditional Uses appropriate through stream crossings and/or access to park
• Residential. space or greenways established and conceptualized by the Plan.
~Conditioned Upon( for all above Conditional Uses):
1) Such uses are located above commercial use. Height
2) All parking requirements for the site are met. 1½ stories maximum. 3 ½ stories maximum for Conditional Uses under
3) Separate and safe pedestrian access is provided. Redevelopment Agreements.
Bulk Standards Floor Area Ratio

Lot Size 0.50 maximum. 1.0 maximum for Conditional Uses under
17,500 square feet minimum. Redevelopment Agreements.
Lot coverage
• Total impervious coverage: 70% maximum for property
adjacent to the Shabakunk Creek.
• Additional bonus coverage up to 10% may be granted if offset
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 run-off is minimized and the stream corridor’s
environmental quality is improved.
Building Placement and Design

• Adhere to the General Requirements of the Neighborhood
Business Zone in Appendix B.
• 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 can be
installed.
• Accommodate pedestrian access from the front in ways that
minimize conflicts with vehicular access.
• Drive-through services are prohibited
• Outdoor patio and seating areas are encouraged.
S
Promotion of a strong pedestr ian e nv ironme nt i s a long-ter m goal of
the Plan . Aesthetic improve me nt s throug h strong streets cape stan -
dard s have bee n doc ume nted to calm traf f ic and enhance economic
de velopme nt initiatives .
14

S u barea
Township of Ewing
Subarea 2- Prospect Street Mixed-Use Community
Intent
Located in the heart of the Redevelopment Area, this subarea
has tremendous opportunity to transform itself into a walkable
community that 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 T he pres e nt B oule vard - t y pe e ntrance into a site along the east side
and increase the Township’s ratable base. of Prospec t Street beg in s to re veal a g limps e of thi s Subarea’s poten-
tial for tran sfor mation into a mi x ed - u s e communit y. The simulation
below i s me rely one way it could look . A s atellite C ampu s to T CNJ
Objectives pe rhaps ?
• Establish and promote a CORE of mixed-use development
opportunities that work to create a center of commercial and
residential activity for the eastern third of the Township.
• Create opportunities for property/business owners and to
reinvest in the Township thus strengthening the ratable base.
• Reduce curb-cuts along North Olden Avenue through shared
access and parking arrangements.
• Enhance deeded open space with the creation of additional
public spaces, designed through redevelopment projects for
residential enjoyment.
• Improve flood control along the Shabakunk Creek and reclaim
floodplain land where existing uses degrade environmental
quality.
• Coordinate the development of existing auto-related land uses
in a way that allows the efficient use of land while respecting
environmental features and the intent of this subarea’s future
growth potential.
• Strengthen buffers between sensitive environmental features
and deleterious land uses.
T he Tow n ship’s Flood B a sin , once a g olf dr iv ing range, can be f ur-
the r conve r ted to become valuable public park space.
16

Land Use
A pedestrian-oriented community is envisioned for this subarea. The synergistic approach discussed throughout the Plan is
Uses that traditionally had been developed on individual lots of underscored in this subarea, particularly in the CORE area as indicated
less than an acre (diners, gasoline filling stations, auto service on Subarea #2 Aerial Photo Map where the standards are more tightly
establishments, fast food restaurants, stand alone convenience defined. Each parcel’s design will work together to create a unique
stores) will not be approved as new uses within this zone. Existing place thus establishing a strong ratable base. This approach will only
businesses will be grand-fathered and permitted to rehabilitate, be accomplished upon realization by property and business owners
however they must do so within the provisions set forth in this Plan. that the increased development opportunities of this Plan are worth
In other words, businesses, such as auto repair shops may redevelop, the effort of additional investment through the partnerships likely to
so long as the objectives and bulk standards of this subarea are met. be needed.
New strip-commercial shopping centers are prohibited.
The s ec tion of Olden Ave nue w ithin Subarea # 2 i s plag ued by incompatible desig n approaches to the parcel s along it. T he Red dots are curb -
cuts that could be eliminated in favor of shared dr ive way s in Gree n w / yellow outline . In ess e nce , the amount of c urb - c ut s can be cut in half
thu s improv ing access and c irc ulation along the Ave nue .
Another impor tant point wor th con side r ing i s the “s ea” of a sphalt and lack of inte r- connec tive ness . T he “Subarea # 2 C onceptual Massing”
diag ram g raphically depic t s how concept s of thi s Plan can be utili z ed to c reate sy ne rg i stic de velopme nt.
17

Township of Ewing
D elete r iou s land u s es , par tic ularly thos e along the Sha - L ack of a unifor m streets cape and desig n standard s has
bakunk Creek , have out standing e nv ironme ntally f r iend - led to a di s organiz ed hodgepodge of sig nage.
ly de velopme nt pote ntial . P h oto by C a t h re n Ku l l
Pedestr ian u s e of the Ave nue i s ha z ardou s at best. A goal of the plan i s to facilitate rede velopment of land
that has s at vacant for years such as the for mer DEP of -
f ices along Prospec t Street
18

Subarea #2 Conceptual Massing Plan
The Area #2 C onceptual Ma ssing Plan e nv i sion s ON E way the area could e ve ntually de velop unde r the prov i sion s of thi s Plan. The one
depic ted here utiliz es e x i sting building s and allow s for c ross - access ag ree me nt s and reduced c urbc ut s . Ne w street s and pr ivate dr ives, that
coordinate w ith the C onceptual Road Net work ide ntif ied in thi s doc ume nt, are e nv i sioned to a ssi st bu siness es w ith shipping and receiv ing
need s as well as create a walkable e nv ironme nt.
19

Township of Ewing
The proper ties adjacent to the for me r g olf - rang e and c ur re ntly publicly ope rated wate r qualit y / f lood
control basin have far g reate r oppor tunit y to improve the side walk sy ste m , e f f ic ie nc y in access , aes-
thetic improvements, as well a s be ing able to capture the “park” pote ntial of the ba sin it s elf.
If e ver y proper t y we re to re main w ithin the u s es that e x i st today while taking advantag e of the added prov i sion s for hou sing ad -
jacent to the ba sin , thi s i s how it could pote ntially look . Side walk , g ree ne r y, and shared access makes e x tre mely eff icient u s e of
the land and prov ide additional c u stome rs in walking di stance of O lde n Ave nue bu siness es .
20

Principal Uses Lot coverage
• Mixed-use buildings that include retail sales and business • Total impervious coverage: 75% maximum for all property
services and residential or office space on upper floors. adjacent to Shabakunk Creek.
• Multi-family residential, including stacked townhomes, flats and • Additional coverage up to 10% may be granted if offset by
condominiums, student housing, 55 and older communities. contributions to other stream improvements or innovative urban
• Artist live/work studios stormwater design features.
• Porous (or pervious) material may be utilized to exceed the
Accessory Uses in Mixed-Use Buildings permitted coverage requirements adjacent to the creek by up to
• Schools and Training Facilities 10% if offset by reductions in stormwater run-off and if the stream
• Business and Professional Office (Above Retail only) corridor’s environmental quality is improved.
• Retail, and Business Services
• Restaurant and Cafes Building Placement and Design
• Health and fitness facilities • Front setback:
• Day Care (Family and Child) o 50’ feet minimum from the front property line along Olden
Avenue (except properties located in the CORE area)
Conditional Uses- o New buildings shall be placed 10’ feet minimum - 15’ feet
• Stand alone Business and Professional Office maximum in the CORE area and on Corner lots, Prospect
• Stand alone Retail, and Business Services Street and all new roads identified on the Conceptual Road
• Stand alone Health and fitness facilities Network depicted in Map6.
~Conditioned Upon( for all above Conditional Uses): • Side and Rear yard setbacks- 10 feet minimum.
1) Property fronting North Olden Avenue • New development shall utilize the Conceptual Road Network
2) Location outside of the CORE area depicted in Map6.
3) Site Plan coordination with adjacent properties • Drive-through services are prohibited
• Reopen culverts and tunnelled streambanks in association
Additionally; with redevelopment so long as it is long found to be of benefit
• Expansion of existing auto-related land uses. (No new uses of to stormwater/water quality control. This shall not preclude
these types permitted. construction of bridges or other crossings subject to DEP
~Conditioned Upon: approval.
1) A 50’ foot buffer that includes a minimum of 10’ foot wide • For property adjacent to the Shabakunk Creek, use alternative
vegetative buffer (consisting of trees, shrubs and other paving materials such as “Grasspave TM” or other types of porous
woody species), from the top of the Shabakunk Creek paving material agreed to upon negotiation of the Redevelopment
bank as per FEMA maps. Public access easements will also Agreement (refer to Page 45 for an illustration of Grasspave TM).
be necessary. • Orient buildings to the street to create a strong pedestrian
2) Agreements with adjacent land uses to share access and environment.
functional use of parking, loading and storage. • Require public access easements where appropriate for restaurants
3) The interface with residential uses, current and envisioned, and residential uses.
is addressed through design features that allow seamless • Blank street-walls are prohibited for all façades along street
integration and/or buffering. frontages or adjacent to public open and other public spaces.
• Capture and re-use greywater to the extent feasible.
Bulk Standards • Connect and integrate with adjacent neighborhoods through
Lot Size stream crossings and/or access to greenways established and
22,500 square feet minimum. conceptualized by the Plan.
• Provide a Pedestrian Circulation Plan that meets goals of this
Plan.
Height
2 stories minimum, 4 ½ stories maximum. 6 ½ stories maximum if
parking is located under principal structure.
Floor Area Ratio

3.0 maximum.
21

Township of Ewing
S u barea
Subarea 3 - Spruce Street Small Business/Light Industrial
Intent Land Use and Bulk Standards

Subarea 3 is intended to remain predominantly light industrial in For the purposes of this Redevelopment Plan, parcels are to be
character, with a small area of retail businesses located between developed in accordance with the requirements of the Light Industrial
Fourth and Fifth Streets along both sides of Spruce Street. The Zone (LI) Zone in Appendix B, except that the lots with frontage on
intent of this subarea is to: Spruce Street will be limited to uses permitted in the Neighborhood
• Encourage existing businesses to grow and expand, Business (NB) Zone and Research-Professional Office (RPO) Zone- See
• Provide additional economic development within the Appendix B.
subarea,
• Provide proper buffers to surrounding residential Building Requirements
neighborhoods. In addition to the applicable requirements of the LI-Light Industrial

Zone, the NB- Neighborhood Business Zones and the RPO-Research
Economic development will require improved access. The extension Professional Office Zone in Appendix B, the following additional
of Fifth Street alongside the former trolley right-of-way will eliminate building requirements apply:
dead end streets and provide access to additional vacant land. • Provide street trees of types and in locations specified by the
More importantly, access to Whitehead Road Extension will also be Township Planning Board.
facilitated through the Fifth Street extension. The Fifth Street area • Establish and maintain vegetated buffers of landscaped berms
will also provide alternate routes of travel for bicycle, pedestrian with decidous and evergreen landscaping with a minimum 50’
and truck traffic properly separated throughout the entire area. feet width adjacent to residential uses and zones.
• For properties along 4th Street and Industry Court, design
Objectives redevelopment reduce stormwater run-off, reclaim flood plain
• Facilitate the growth of commercial and light industrial uses in land, improve flood control and environmental quality of the
this area while recognizing the need to protect and enhance Shabakunk Creek.
environmental quality. • For property adjacent to the Shabakunk Creek, use alternative
• Improve circulation by extending Fifth Street alongside the paving materials such as “Grasspave TM” or other types of
former trolley right of way to eliminate dead end streets and porous paving material agreed to upon negotiation of the
provide access to remaining vacant land. Ensure that adequate Redevelopment Agreement.
buffers to surrounding neighborhoods remain intact.

• Ensure proper traffic controls and provide pedestrian and Height
bicycle access to Olden Avenue along the new Fifth Street 1 ½ stories maximum. 3 ½ stories maximum for lots fronting on Spruce
extension and/or along the Shabakunk Creek as part of the Street.
Ewing/Lawrence Greenway initiative.

Floor Area Ratio
• Improve flood control along the Shabakunk Creek and reclaim
0.50 maximum
floodplain land where existing uses degrade environmental
quality
barea Olden Avenue Redevelopment Plan

23
Township of Ewing
S u barea
Subarea 4 - Mercer Crossings
Intent Objectives
Subarea 4 consists of the entire block bounded by Arctic Parkway, • Develop remaining segments of abandoned rail right-of-way and
Olden Avenue, Spruce Street and Princeton Avenue. Redevelopment logical adjacent parcels into new points of access and economic
and rehabilitation opportunities will be encouraged through development opportunities.
the design of cohesive retail centers with controlled access from • Improve integration with the Trenton Farmers Market area
North Olden Avenue or Arctic Parkway, redesigned parking, and of Lawrence Township in order to provide better access for
landscaping along all street frontages. the high percentage of walkers coming from North Trenton
neighborhoods.
The Subarea is located adjacent to the Trenton Farmer’s Market, • Create strong retail environment through design that not only
Halo Farms, and the North Trenton/ St Hedwig’s Area; safe and attracts additional retail and office space opportunities but
efficient walking access from the surrounding neighborhoods is a enhances the quality of life for the surrounding area as well.
key component to economic development success. Coordinating • Develop a stronger road network that provides options for
with the City of Trenton and with Lawrence Township will be key. motorists and pedestrians to utilize other routes of access with
a focus on the reduction of vehicular congestion and pedestrian
Economic development opportunities will be increased by using conflicts. New roads will coincide with the potential extension of
the remaining segments of abandoned rail right-of-way that Whitehead Road and other circulation initiatives related to the
effectively connects Olden Avenue, Spruce Street, and Arctic ULI “Mercer Crossings” study objectives and coordinated with
Parkway. The potential to create additional road frontage will foster subsequent Mercer County studies.
additional economic development opportunities. An environmental
assessment may also be undertaken to determine the extent and
value of wetlands and other lands for development that these new
street could unlock. Regional flood control and/or public 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 utilization 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 area’s characteristics provides
the opportunity to include mix of uses such as major department
stores, entertainment centers, smaller retail stores well as some
limited residential opportunities. Additionally, 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. T he U L I “Me rce r Crossing s” Repor t re vealed g reat potential for the
C apital Pla z a shopping ce nte r. In - fac t, redesig ned , the Plaz a can be
barea
a linchpin that connec t s the far me r’s Market to the rede velopment
pote ntial of Area # 5
25

Township of Ewing
Land Use
Permitted Uses
• Lifestyle Shopping Centers (Shopping centers that promote • Connect and integrate with adjacent neighborhoods in accordance
pedestrianism and contain provisions such as outdoor cafes, with a Pedestrian Circulation Plan consistent with the Goals of this
public gathering spaces, etc.) Redevelopment Plan.
• Office • Orient buildings to the street to create a strong pedestrian
• Mixed use buildings environment.
• Provide landscaped buffer of at least 30’ feet in width around all
Accessory Uses loading areas
• Residential above commercial (Not permitted at ground level) • All development will capture and re-use greywater to the extent
• Retail and business services feasible.
• Banks and Fiduciary Institutions • All development will provide stormwater controls through the
• Health and Fitness Facilities creative use of natural wetland areas as deeded public open space
• Restaurants and Cafes and/or vegetative buffers where deemed appropriate. Design will be
• Public Uses (Community, recreation, human services) integrated into the overall development concept.
• Day Care
Height
Bulk Standards 3 ½ stories maximum, 4 ½ stories where parking is located under principal
Lot Size structure.
2 acres minimum
Floor Area Ratio
Lot Coverage 2.0 maximum
70% maximum.
Building Placement & Design

• Orient buildings 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 along Olden Avenue, 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 prohibited for all façades along street
frontages.
26

Area #4 Conceptual Massing Plan
E xtending C alhoun Street and the sur rounding street g r id w ill e nable thi s area to be a economically v iable and at trac tive place that w ill take
advantage of the sur rounding market place and c reate bet te r oppor tunities for all communities in the Me rce r Crossing s area . Even the Far mer’s
market, which under utiliz es it s pote ntial could not only be a mag net but be ne f it f rom a Ne w approach .
27

Township of Ewing
S u barea
Subarea 5 - Stout Avenue Neighborhood
Intent Objectives
Subarea 5 consists of the area along Olden, Stout and Heath Avenues • Rehabilitate the existing neighborhood through the Township’s
south of North Olden Avenue and west of Princeton Avenue. This Housing Rehabilitation program proposed in the Fair Share
Subarea consists primarily of residential row houses with mixed Housing Plan.
use (commercial uses with upper floor residential units) fronting • Provide new in-fill housing development in keeping with the
Princeton Avenue and the Pierce Rubber Factory located at 1500 neighborhood’s unique character.
Heath Avenue. • Provide options for the reuse of commercial and industrial
property that improve the quality of life both within the subarea
The rehabilitation of existing residential uses will be encouraged and contribute to surrounding neighborhoods.
while providing a variety of additional housing options, including • Promote mixed-use development in a manner that
the adaptive reuse of industrial sites. The opportunity to expand strengthens existing neighborhoods and draws on
this neighborhood by taking advantage of its strategic location in existing community assets.
the Redevelopment Area is tremendous. Given the neighborhood’s • Integrate additional park space and enhancement of
access to existing parks and open space, Brownfield sites existing spaces for passive and active uses. Improve
and underutilized property make for prime redevelopment community access to these areas.
opportunities. • Work with the City of Trenton to stabilize the entire
region.
Redevelopment of this area will also require strong buffers between
residential land uses and the industrial areas within subarea 6.
Vacant Parcel s along the Ave nue hinde r the pro g ress of the Area C aroline Stokes D ay C are C e nte r

29
Township of Ewing
Land Use
The mixed-use properties along Princeton Avenue are particularly • Landscape all street connections to adjacent neighborhoods.
suited for the subarea. Uses incompatible with adjacent residential • For all development adjacent to existing and proposed parks, open
neighborhoods however, such as auto repair garages, used car lots, space, and public land uses either within Ewing Township and the City
auto salvaging or other commercial or industrial uses that are better of Trenton will incorporate site design measures to include required
suited to light industrial zones, would become non-permitted uses open space as additional, publicly accessible park space that may be
and therefore encouraged to be rehabilitated/ redeveloped into dedicated to the Township subject to acceptance.
neighborhood oriented mixed-use structures. • Create all new streets as extensions of the existing street network in
the area, constructed according to Township specifications and be
Permitted Uses turned over to the Township upon build out.
• Multi-family residential (including 55 and older) • Capture and re-use greywater to the extent feasible.
• College related housing and satellite learning centers
Additional Building Requirements
Conditional Uses • Residential in-fill development. Single-Family and Two-family subject
1) One and Two family Residential and Townhomes to the FAR Sliding Table in Appendix C.
~Conditioned Upon: - Single Family Lot Size:
• Property located adjacent to uses similar in nature. Minimum: 40 feet width and 4,000 square feet lot area.
• Property located on Heath, Stout, Brian and/or Olden Streets Maximum: 50 feet in width and 5,000 square feet in lot area.
or within a one (1) block radius of said streets. -Two-Family Lot Size:
2) Mixed-use (Residential, and/or Office Professional ABOVE Minimum: 60 feet and 6,000 square feet in lot area.
retail) Maximum: 70 feet in width and 7,000 square feet in lot area.
~Conditioned Upon:
• Property fronting North Olden Avenue or Princeton Avenue or • Mixed-use development
future extensions of Calhoun Street - Front setback: 0 feet minimum - 10’ feet maximum from the front
• All other standards and intent of Subarea #5 are met. property line along Olden and Princeton Avenues. Maintain a
3) Religious Institutions and Houses of Worship minimum of 15’ within the right-of-way for streetscape and sidewalk
~Conditioned Upon: provisions and streetscape.
• All ancillary uses require separate use permits (office,
classrooms, etc.) • Multi-family Residential
• Meeting all off-street parking requirements Multi Family Residential
• Establishing a Pedestrian Circulation Plan and installation
MinLot- Max Im- Gross
sidewalks on all street frontages Min FAR Height
Size pervious Density
• Property shall front any existing or new street
3.5 35 units/
• Parking is prohibited in the front yard area 2 acres 1.0 .60
stories acre
Bulk Standards Height

Building Placement and Site Design 3 ½ stories maximum, 4 ½ stories where parking is located under principle
• Orient buildings to the street to create a strong pedestrian structure.
environment through unified streetscape improvements,
giving top priority to pedestrian access both to and through Floor Area Ratio
the site. 1.5 maximum, 1.0 maximum for multi-family.
front property line along Olden Avenue.
• Front setback: 10 feet minimum - 15’ feet maximum at
intersections and all new streets.
30

Area #5 Conceptual Massing Plan
Thi s subarea i s in a unique position whe reby unde r utili z ed a ss et s such a s Fathe r Rocco Park , the C aroline Stokes D ay C are C enter and sur-
rounding thr iv ing neig hborhood s can be broug ht to g ethe r in a way that c reates a s olid livable communit y. Circ ulation improvement such as
C alhoun Street E xtension ( Re v Howard Wood s on Jr Way ) can c reate walkable street s while improv ing traf f ic f low
31

Township of Ewing
S u barea
Subarea 6 - Stokes/Calhoun Regional Commercial/Industrial
Intent
This subarea will create new redevelopment parcels for a variety of • Allow industry to thrive, while ensuring adequate buffers to
commercial and industrial uses consistent with the Industrial Park (I residential neighborhoods are provided.
) zone in Appendix B. However, the future of these uses remains in • Create additional opportunities for Open Space by reclamation
question as the industrial sector in the United States continues to of land that also works to improve environmental quality and
weaken with exception of flex industrial space with high-capacity stormwater reduction for the entire region.
truck access. As has been witnessed in other areas of the State,
heavy industrialized areas can change toward uses vastly different Land Use and Bulk Standards
from today’s. The Township possesses the ability to utilize Brownfield Because of the history of industrial uses, permitted land uses in
remediation laws to create additional development opportunities Subarea 6 will include large site industrial uses such as recycling,
as new taxes generated from redevelopment are able to be applied warehousing and distribution, light industrial and related commercial
toward cleanup costs. As circumstances progress, ETRA, the Ewing uses so long as the property does not front Olden Avenue or Calhoun
Township Planning Board and Ewing Township Council may seek to Street. In addition, the development of “flex-space” developments
revisit this matter to determine the most appropriate reuse of the that combine manufacturing, distribution, retail, office and hotel uses,
industry intensive portions of this subarea. including extended stay business hotels, are encouraged.
Notwithstanding the long-term future for this area, the Plan seeks to Additionally, property that directly fronts North Olden Avenue or
allow industrial uses within this subarea to operate and improve their Calhoun Street will be permitted to redevelop in a manner that is
properties and expand in a manner that is respectful of surrounding more consistent with adjacent Subarea 4.
neighborhoods. Because of the history of industrial uses, land filling

and auto salvaging within this subarea, some redevelopment parcels Permitted Uses
may require some remediation of soil contamination. 1) Properties that Front Olden Ave or Calhoun Street
- Lifestyle Shopping Centers (Centers that promote pedestrianism
Properties that front North Olden Avenue will also be permitted to and contain provisions such as outdoor cafes, public gathering
redevelop in a manner that works to unify both side of the Avenue spaces, etc.); frontage must be along North Olden Avenue.
and allowing access from adjacent neighborhoods both existing • OP in Appendix B

and proposed. • Mixed use buildings (retail, office uses only)
2) Lots without frontage on Olden Ave or Calhoun Street
Objectives • Uses permitted in the I Industrial Zone in Appendix B (conditioned

• Create new redevelopment parcels, which facilitate short-term upon proper buffering from all residential uses and streets)
growth and buffers surrounding the existing industrial areas

from residential neighborhoods while recognizing the long
term potential for change.

33
Township of Ewing
Accessory Uses Building Placement & Design

1) For properties that Front Olden Ave or Calhoun Street (or future • Orient buildings to the street to create a safe and convenient
Calhoun Street Extension), permitted uses include: pedestrian environment through unified streetscape improvements
• Banks and Fiduciary Institutions giving top priority to pedestrian access both to and through the site
• Day Care for non-industrial uses.
• Health and Fitness Facilities • Front setback for buildings along Olden Avenue: 50 feet minimum
• Public Uses (Community, recreation, human services) from the property line of the prevailing setback
• Restaurants and Cafes • Front setback for buildings along all new streets or interior access
• Residential above retail; apartments, condominiums drives: 10 feet minimum - 15 feet maximum from the front property
• Retail and business services line.
2) For properties without Frontage on Olden Ave or Calhoun Street, • Blank streetwalls are prohibited for all façades along street
permitted uses include uses that are permitted in the I zone frontages.
Appendix B, conditioned upon proper buffering from all • Drive-through services are not permitted.
residential uses and streets. • Connect and integrate with adjacent neighborhoods where
appropriate through stream crossings and/or access to greenways
Bulk Standards established and conceptualized by the Plan.
Lot Size • For any properties adjacent to the Shabakunk Creek or tributaries
2 acres minimum use alternative paving materials such as “Grasspave TM” or other
types of porous paving material agreed to upon negotiation of the
Lot Coverage
Redevelopment Agreement (refer to Page 45 for an illustration of
70% maximum
Grasspave TM).
• Provide landscaped buffer of at least 30 feet is required around all
loading areas
Height
3 ½ stories maximum, 4 ½ stories where parking is located under
principal structure.
Floor Area Ratio

0.50 maximum, 2.0 maximum for Mixed-use
The Tow nship’s C ompost Fac ilit y
34

Additional Building Requirements
The suggested redevelopment parcels in Subarea 6 are adjacent to an
area of low elevation that has been the most severely flooded area of Ew-
ingTownship. A continuing dialogue will be maintained between the Ew-
ing Township Planning Board and the Mercer County Planning Director
regarding the County’s concern over new development within the Re-
development Area having excessive lot coverage that will delay the
improvement of flooding conditions down stream in Trenton. As such,
it is a requirement of this Redevelopment Plan that in order to gain the
additional density permitted in this plan, each redevelopment site shall
provide 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 Subarea’s proximity to residential land uses

in Ewing and Trenton, landscaped buffers of 50’ feet minimum in size
must be developed and maintained to shield residential land uses and
zoning from deleterious land uses. This includes landscaped berms
with deciduous and evergreen landscaping, including sound walls if
deemed appropriate. Compatible land uses will be integrated within
these residential land uses.
35
Township of Ewing
S u barea
Subarea 7a & 7b - Prospect Park
Intent
Subarea 7 is known as the Prospect Park section of Ewing underutilized industrial properties in this area into a true residential
Township. It is currently heavily developed for residential uses as neighborhood. Furthermore, the extension of the subarea boundary
it is for commercial uses, as the workforce for the local businesses into the neighborhood bounded by Ingham and Calhoun Streets
traditionally lived in the same neighborhood. An exception to this will work to improve the quality of life throughout the subarea.
land use pattern occurs along Prospect Street, where the properties Connecting these two areas through street extensions and streetscape
fronting Prospect Street include Business Highway uses even improvements is envisioned to complement industrial re-use efforts
though a majority of the properties are residential homes. Subarea and make this area a better place to live, work and play.
7 lies within the “area in need of rehabilitation” designation.
Objectives
Subarea 7A- Prospect Park Small Business/Light Industrial Subarea 7A- Prospect Park Small Business/Light Industrial
North of Weber Avenue is intended to enhance the environment for • Facilitate the expansion of commercial uses along Dryden, Hazel
business and business services. to reduce the impacts of noise, odors and Robbins Avenues north of Weber Avenue.
and other land use conflicts, residential landowners are encouraged • Mandate better site design through increasing landscape provisions
to sell their properties to adjacent businesses. The Agency will be that work toward reducing the “heat island” effect and decreasing
available to assist and encourage these property owners relocate stormwater run-off.
to new in-fill housing opportunities on existing vacant lots within • Improve access to and from industrial land uses while reducing the
Prospect Park between Weber and Homestead Avenue (Subarea 7B- impact of truck traffic on surrounding neighborhoods.
Prospect Park Neighborhood.) • Capture and re-use greywater to the extent feasible.
Subarea 7B - Prospect Park Neighborhood Subarea 7B - Prospect Park Neighborhood

The intent of subarea 7B is to provide a residential context that • Encourage the rehabilitation of existing industrial uses in the area
can facilitate mortgage financing for existing homeowners while promoting a neighborhood friendly design approach.
along Dryden, Hazel and Robbins Avenues while still allowing for • Provide for new infill housing opportunities on existing vacant lots
commercial uses and to use property tax incentives to encourage within Prospect Park between Weber and Homestead Avenue.
uses as permitted in the Light Industrial- LI zone in Appendix B for • Work with the Township’s Housing Plan to promote homeownership
the area along Dryden, Hazel and Robbins Avenues north of Weber and neighborhood stabilization from Weber Avenue south through
Avenue. to the Ingham and Calhoun Street neighborhood.
The use of property tax incentives within subarea 7B to facilitate

rehabilitation and new construction of housing within the area
between Weber Avenue and Homestead Street will support the
stabilization of the neighborhood while allowing the private
marketplace room to continue transforming abandoned and

37
Township of Ewing
Land Use
Permitted Uses—7A -Area #7B

• Light Industrial- In accordance with LI zoning in Appendix B Single and Townhome
Max
Permitted Uses—7B Front- Min- Min.
Build-
MinLot- Lot- Yard Rear- Side Max
• One and Two- family dwellings ing
Size Width set- Yard /Agg. FAR
Cover-
• Residential Townhomes back setback Yard
age
• Multifamily residential (including 55 and older residents)
0-25’ 6 ft./14 see ap-
• Artists lofts 4,000 40 feet 25 feet 0.25
feet* ft. pendix C
Conditional Uses in 7B
1) Mixed Use (residential above retail- NB Use standards). Located Two-Family Dwellings
along key roadways intersections of;
max
- Calhoun Street & Ingham Front- min Min.
Build-
MinLot- Lot- Yard Rear- Side Max
- Parkway & Prospect Street ing
Size Width set- Yard /Agg. FAR
Cover-
2) Light Industrial- In accordance with LI zoning in Appendix B back setback Yard
age
upon;
0-25’ 6 ft./14
- No front yard storage of any kind. 6,000 60 feet 25 feet 0.25 0.5
feet* ft.
- Side Yard storage shall be screen and landscaped. * Variation in Front yard is dependant on neighborhood character.
- Vegetative Buffering from all residential land uses.
- Street trees and 5’ minimum sidewalks.
3) Religious Institutions and Houses of Worship
Multi Family Residential
~Conditioned Upon:
MinLot- Max Max Im- Max maxGross
• All ancillary uses require separate use permits (office,
Size FAR pervious Height Density
classrooms, etc.)
3.5 35 units/
• Meeting all off-street parking requirements 22,000 1.0 .60
stories acre
• Establishing a Pedestrian Circulation Plan and installing
sidewalks on all street frontages
Building Placement & Design
• Property shall front any existing or new street
• For industrial property, establish and maintain vegetated buffers
• Parking is prohibited in the front yard area
of 50’ feet minimum from adjacent residential zones including
landscaped berms with deciduous and evergreen landscaping.
Bulk Standards
• For property adjacent to the Shabakunk Creek use alternative
Building Requirements
paving materials such as “Grasspave TM” or other types of porous
-Area #7A
paving material agreed to upon negotiation of the Redevelopment
In addition to the applicable requirements of the LI and LI zones
Agreement. (refer to Page 45 for an illustration of Grasspave TM)
in Appendix B, the following additional building requirements shall
apply:
front Max
Min Lot Max Min Landscaped
Build- Impervious
Size FAR FAR Area
to cover
Per LI Zone 0.5 0.25 10’-15’ 0.70 0.30
38

S
S u barea
Township of Ewing
Subarea 8 Arctic Parkway Transitional Area
Intent Land Use

The properties, and their semblance, in this subarea are unique. The Principal Uses
subarea is bordered by Fifth Street, Spruce Street, Arctic Parkway • Office, professional office, and research
and Olden Avenue. Traversing through the center of this subarea, • Neighborhood Commercial Retail
which contains residential, industrial, retail and professional office
land uses is the Shabakunk Creek. Given the nature of the areas that Conditional Uses
surround this block, as well as the flooding potential of the creek, 1) Expansion of existing Industrial property
~Conditioned Upon
this subarea will be treated differently than the other areas.
- A 50’ foot buffer that includes a minimum of 10’ foot wide
vegetative buffer (consisting of trees, shrubs and other
The intent of this subarea is to facilitate smooth transitions between woody species), from the top of the Shabakunk Creek
the mixes of land uses that exist on all sides of it, particularly the bank as per FEMA maps. Public access easements will also
residential neighborhoods. In addition, all development will be necessary.
provide additional shading of the Shabakunk Creek to complement - The interface with current residential uses is adequately
the Township’s water quality project and where feasible, will provide addressed through design features that allow seem-less
integration and buffering.
additional flood reduction measures.
- Street trees and 5’ minimum sidewalks.
Objectives
Bulk Standards
• Improvement of flooding along the Shabakunk Creek and
• Adhere to the provisions of the General Requirements of
reclamation of the floodplain where land uses degrade
the N-B Neighborhood Business Zone in Appendix B, unless
environmental quality
otherwise stated in this section.
• Encourage development patterns that facilitate retail sales of
goods and services along Arctic Parkway and Fifth Street that
Lot Size
recognize adjacent residential neighborhoods and commercial
12,000 square feet minimum.
areas.
• Reduce curb-cuts along North Olden Avenue through shared
Lot coverage
access and parking arrangements. • Total impervious coverage: 60% maximum for property
• Create strong relationships to adjacent neighborhoods through adjacent to Shabakunk Creek. Additional coverage up to
10% may be granted if offset by contributions to other
streetscape and pedestrian access to shopping opportunities
stream improvements or innovative urban stormwater design
in both the subarea and adjacent subareas. features.
• Porous (or pervious) material may be utilized to exceed the
permitted coverage requirements adjacent to the creek by up
to 10% if offset by reductions in stormwater run-off and if the
stream corridor’s environmental quality is improved.
40

Building Placement and Design
front property line along Olden Avenue, and Spruce Street.
with exception to Light Industrial uses. LI uses will utilize 10-
15’.
• For property adjacent to the Shabakunk Creek, use alternative
paving materials such as “Grasspave TM” or other types of
porous paving material agreed to upon negotiation of the
Redevelopment Agreement.
• Provide shading for the stream corridor with tree species
approved by the Township.
• Connections to adjacent neighborhoods where appropriate
through stream crossings and/or access to park space or
greenways established and conceptualized by the Plan.
Height
3½ stories maximum.
Floor Area Ratio

1.25 Maximum
S ome simple street s cape improve me nt s along Arc tic

Parkway can g o far toward the improve me nt of the pe-
destr ian e nv ironme nt throug hout the Area .
41
Township of Ewing
DESIGN STANDARDS
Loading Requirements
The Design Standards of this Plan apply to all projects in the (a) There are no requirements for loading for residential uses.
Redevelopment Area. When combined with the Subarea regulations, (b) All loading areas for non-residential uses shall be enclosed and
the intent is create an environment in which business thrives and their doors kept closed except when loading and unloading.
people feel comfortable and safe on foot, bicycle, automobile or Trash and recycling materials must be kept inside the loading
bus, to come a spend money for the goods and services offered area prior to pick-up. See design requirements for vehicular
along the Avenue. All projects will be designed for people first, not access above. No loading areas may face or be visible from any
the automobile. Pedestrian circulation improvement will begin to street.
take shape through the implementation of the Plan. While vehicular
circulation will remain important, the emphasis will be on traffic (c) Only supermarkets and industrial facilities are required to have
calming and destination creation. off-street loading berths.
(1) Supermarket
Parking a. First 8,000 square feet — None
This plan reduces parking requirements to reduce the amount b. Next 10,000- One (1)
of impervious coverage within the Olden Avenue floodplain. c. Each additional 200,000 or fraction thereof - One (1)
Ultimately, portions of the Redevelopment Area are envisioned as
“park-once”, where multiple tasks can be accomplished with one Parking Locations
“drive and park.” Depending upon the quality of the historic fill any (a) Provide multi-use or shared parking among businesses
property adjacent to the Shabakunk Creek may employ alternative wherever feasible to reduce overall parking requirements.
paving materials such as “Grasspave TM” or other types of porous (b) Provide fully or partially below grade structured parking for all
paving material agreed to upon negotiation of the Redevelopment development over 3 1/2 stories and elsewhere feasible
Agreement. (c) For parking at the first floor and above the first floor, fully
screen from public view and located behind active uses while
Minimum Parking Ratios minimizing conflicts among pedestrians, bicycles and vehicle
(a) Residential (in mixed-use structure, otherwise NJ Residential and providing a secure and visible environment for users of the
Site Improvement Standards apply) : 1.3/unit average. Further parking facility.
organized by unit type: (d) Where parking is not screened by active uses clad the structure
(1) Studio apartments- 1.00 spaces per unit to match the building above include appropriate ground level
(2) 1 Bedroom- 1.20 spaces per unit window treatments with translucent but not transparent
(3) 2 Bedroom- 1.50 spaces per unit glazing no smaller than three feet by three feet starting no
(4) 3 Bedroom — 1.75 spaces per unit higher than three feet above ground.
(5) Senior Citizen - 1.0 space per unit (e) Locate access to all parking facilities along any street not
envisioned to be vacated. Additionally:
(b) Non-Residential (1) A maximum of one curb cut for every 100’ feet of street
(1) Neighborhood Retail — Two (2) per 1,000 square feet frontage is permitted. Should the size of a development
(2) Shopping Center Retail – Three (3) per 1,250 square feet
parcel prohibit this spacing, provide shared entrance
(3) Office space — One (1) per 1,000 square feet
provisions in accordance with #2 (below) to ensure that
(4) Restaurant - One (1) per every 4 seats
ultimately the curb cut will be eliminated when feasible.
(5) Warehouses - One (1) per employee on maximum shift
(2) Connect existing and future parking facilities on adjacent
(6) Houses of Worship - One (1) per every 3 seat
parcels.
42

Olden Avenue Streetscape provides an opportunity to establish a visual theme for the right-
The North Olden Avenue corridor developed during the of-way areas between the street-line and the curb, as well as
emergence of the automobile age and epitomizes the stark auto- new landscaping and signage criteria that works to coordinate
oriented highway “strips” which depended on through-traffic to new development and redevelopment. The public environment
siphon customers off the road. As a result, there was little or no envisioned in this Redevelopment Plan is based on the following
consideration given to the aesthetic appearance of the corridor and design considerations:
every consideration devoted to excessive signage and squeezing 1) Create a visual identity for the “Avenue” through the use of
every last parking space out of undersized sites, even to the point coordinated design elements to associate it as a commercial
of paving and parking on public right-of-way in some cases. “district” within Ewing Township. Basic design elements
are anticipated to include clearly delineated sidewalks,
With the new vision for the corridor embodied in this Redevelopment pedestrian-oriented street furniture, light fixtures and
Plan, the re-creation of the public spaces will be more important coordinated landscaping.
than even the redevelopment of private properties. The 2) Plant street trees of medium size, in accordance with
consolidation of small lots into larger, better designed office and Township’s Shade Tree Ordinance, 30’ on center with
retail centers with fewer driveway cuts onto North Olden Avenue landscape material native to the region.
43

Township of Ewing
3) Maximize pedestrian movement from site to site to reduce parcel that is closest to the road for landscaped buffers and
the number of vehicle trips and facilitate the use of bus pedestrian access consisting of pathways, beds of groundcover
transportation. and shrubs.
• Include sidewalks along property frontages inside the curb- 6) Provide at least one shade tree or two ornamental trees per fifty
line, linking walkways to new development. linear feet of frontage measured at the building line, where the
• Create logical pedestrian linkages between adjacent properties trees may be grouped to provide clear sight-lines to building
as well as cross-access easements for vehicular connections facades and facade identification signage.
between properties.
• Provide safe pedestrian access. North Olden Avenue is under the jurisdiction of Mercer County
4) Provide streetscape improvements along Olden Avenue in and currently consists of two travel lanes in each direction with a
accordance with the final design agreed upon by the Mercer wide striped center median to enable left turns along most of its
County Transportation Department. length through the Redevelopment Area. The County is currently
5) Provide parking in the front yard, only if sufficient space is not developing an access management plan and code, which will
available in the rear or side yard area. If sufficient space exists function like the State Highway Access Management Code. The
for parking in the rear or side yards, reserve the area of each ULI August 2004 report endorses the conversion of North Olden
Avenue as a landscaped median boulevard. While a more detailed
analysis must be performed, the concept seems feasible. However,
the following work must be performed before a project of this
nature goes into design:
NOW
SHORT-TERM
LONG-TERM
Currently, signage and lack of streetscape

creates a harsh environment and one that
is not pedestrian friendly to the surrounding
neighborhoods
By merely adding street trees begins to soften the

street and detracts from the utility poles.
Nor th Olden Avenue prov ides an oppor tunit y to establi sh a v i sual the me for the
r ight-of-way areas betwee n the street - line and the c urb, a s well a s ne w land-
s caping and sig nage cr ite r ia , that work s to coordinate ne w de velopme nt and
rede velopment.
Eventually, public and private investment will work
together to create a solid place for pedestrians and
businesses.
44

i. An understanding of the logistical needs of the business and graphics of the signage plan will be subject to the
community. approval of the Planning Board. However, no freestanding
ii. Understanding of the importance and buy-in from the signs will be permitted.
business community. b. Where a single building entrance is shared by two or more
iii. An exploration of all design options including a smaller business establishments, a directory identification sign
“pavered” median and a smaller road profile design to calm may be used to identify the name and location of each
traffic. business. Directory signs must also be incorporated into
iv. Identify areas for raised/pavered pedestrian crossings. the signage plan under (a) above.
c. Storefront windows must be used for orderly display
This Plan recommends that the potential for improving the of merchandise and will not be permitted to become
aesthetic quality of North Olden Avenue Extension be explored cluttered with temporary signage, flyers, leaflets and other
with the County. The Infrastructure Standards section under Newly material and enforceable by the zoning Official.
Constructed Roads provides a basis for such discussions. d. Temporary sandwich board style signs will only be
permitted for use in conjunction with a sidewalk café
Landscaping, Lighting & Signage Requirements attached to a restaurant pursuant to an approved site plan
1) Additional Signage Standards- The following additional by the Planning Board. Such signs may be up to six square
signage standards will apply within the Redevelopment Area feet, may only contain the name of the restaurant and a
and no other signage will be permitted other than as specified menu, and must be removed when the outdoor cafe is not
below: open for business.
a. Each business establishment with one or more independent e. Each new business establishment will be permitted one
entrances in a retail or office center will be entitled to temporary banner announcing a grand opening for a
one building sign to identify each entrance. The site plan period of two calendar weeks from the first full or partial
submitted to the Planning Board must include building day it is open to the public. The banner must not be larger
elevation drawings that incorporate locations designed than 5% of the facade area of the building occupied by
into the building facades for identification signage that is the new business and will not be located anywhere else
part of the architectural context of the building. The size on the site other than the front business facade.
An ex ample of “Grasspave TM” .

S ource: w w w.stoneagepave rs . com
45

Township of Ewing
f. Identification signs may be incorporated into the landscape

design so long as they meet the following criteria:
i. Signs are limited to one monument sign per site of not
more than three feet in height within a required sight
triangle and five feet in height outside of a required
sight triangle. Such a sign will be limited to 30 square
feet in total size, excluding any pedestal or base under
the monument.
ii. The monument sign must be constructed from finished
masonry, metal, stone or etched glass in neutral or earth
tone colors, except that alternative materials designed
and intended to have an equivalent appearance may be
approved by the Planning Board during site plan review.
iii. Monument signs may be illuminated with spotlighting
only. Incorporation of sign illumination into an overall
landscape lighting design is strongly encouraged.
iv. Monument sign text is limited to the name of the office
center, retail center or other use and must include the
street number used by the site for identification and/or
mail delivery.
2) Landscaping & Lighting Standards– The landscape and

lighting standards contained in the Ewing Township Land
Development Ordinance shall apply to all development in the Cur re nt side walk condition s are in despe rate need of im-
prove me nt
Redevelopment Area with the following additional standards:
a. Include a minimum of the equivalent of 15 shade trees
of 6-inch caliper per acre of parcel area in the overall site
landscape plan. Two 3 inch caliper trees will equate to one
6 inch caliper tree and three 1 inch caliper ornamental
trees will equate to one three inch caliper shade tree. The
minimum planting sizes shall conform to the requirements
of the Township’s Shade Tree Ordinance.
b. Plant parking areas will with a minimum of (1) shade tree
per (10) ten parking spaces
c. Use a mixture of evergreen trees and ornamental shrubs for
buffers created pursuant to the building requirements of
this Plan, except where crossed by pedestrian walkways.
d. Plant trees along the Right of Way of all streets at a minimum
of 30’ on-center and conforming to the requirements of the
Township’s Shade Tree Ordinance.
Ne w, unifor m Sig n standard s w ill g reatly improve

the appearance of the Ave nue
46

INFRASTRUCTURE STANDARDS
Public Improvements
The unsightliness of overhead wires and poles was cited as one of abatements with the Township. Any bonds amortized through
the factors contributing to a poor visual image for the Olden Avenue service charges for redevelopment projects will not count
Corridor. Therefore, the Planning Board and Redevelopment Agency against the municipal cap on indebtedness. The Mercer County
continue to make the transfer of utilities (including connections) Improvement Authority may also be able to play a role in the
underground, and/or the relocation of utilities off of existing right- financing strategy.
of-ways a policy of this Plan. However, the difficulties in achieving
this are great, particularly along Olden Avenue, and streetscape With regard to the responsibility of private property owners
design along the corridor may be an alternative option to soften for relocating utilities and associated costs, existing property
the impact of these utilities. Notwithstanding, prior to the issuance owners who do not redevelop or substantially rehabilitate their
of any permits which access North Olden Avenue Extension, Ewing properties will not be required to move their utilities or pay for
Township shall request a 15-foot utility easement. The easement the re-connection at the property line when the overhead wires
will be utilized for new sidewalks, bike lanes, landscaping, signage in the public right of way are buried. All new development and
and other streetscape improvements. redevelopment projects, as well as substantial rehabilitation
of existing properties, will continue to be required to provide
The relocation of utilities is an express power of the Redevelopment underground utilities on-site, even if the service connections at
Agency under the Redevelopment and Housing Law. However, the property line are still from overhead wires (see Section 15-59
the cost of removing poles and wires, digging trenches, installing of the Ewing Township Land Development Ordinance).
conduit and restoring the curbing, sidewalk and landscaping
are not incurred by the utility company. Such improvements will Off-Tract Improvements and Developer Contributions
need to be viewed as capital improvements by the Township, All development in the Olden Avenue Redevelopment Area
working in cooperation with the utility companies, Mercer County will be conditioned upon an appropriate contribution for off-
and individual redevelopers and property owners. The State tract improvements necessary to carry out the vision of the
Board of Public Utilities adopted the Smart Growth Infrastructure Plan. Except as otherwise specified in this Plan, the extent of
investment program (SGIIP) under N.J.A.C 14:3-8.12 which serves a developer’s contribution for off-site improvements will be
Planning Area 1 under the State Plan. (Olden Avenue is located in a outlined in the redevelopment agreement with the Ewing
Planning Area 1.) The basics of the BPU’s program is that rules allow Township Redevelopment Agency (ETRA). If such responsibility is
for the reimbursement to the entity (developer) who is relocating not covered in the redevelopment agreement, the redeveloper’s
the service. The additional rate-payers (in Ewing’s case, added contribution for off-tract improvements will be determined in
PSE&G customers) in the system is the source of revenue for this the same manner as other development projects throughout
reimbursement. the Township’s normal permit and/or site plan review process
In addition to the standards outlined in this Plan, the Township
While this approach will work for major redevelopment projects, may be required to take additional action to implement this Plan.
rehabilitations and small-scale redevelopment that do not add These may include:
additional rate-payers do not benefit from such a program. In • Negotiation for and Collection of Fees from Developers for
this case, either the Redevelopment Agency or the Township can park and infrastructure improvements.
bond for such a improvement project, and either amortize the • Public investment in Parks improvements.
bonds through the general tax levy or through service charges • Environmental Remediation in conjunction with parks
paid by redevelopment projects that have executed long-term tax improvements.
47

Township of Ewing
Map 6
• Vacation or realignments of utility and roadway Right of Way forth in this plan, these roads set a future for the Township that fu-
and easements. ture generations will be proud of. To this end, ALL new streets shall
• Negotiations with adjacent municipalities, Mercer County, be designed in accordance with this Plan’s streetscape standards
State of New Jersey and New Jersey Transit. and will ensure pedestrian and bicycle accessibility. Furthermore,
• Improvements outside of this Plan’s jurisdiction to facilitate consideration shall also be given for mid-block bus stop pull-offs
connections between new and existing neighborhoods, mass on all County Roads.
transit stations and schools
Many of these roads and access drives envisioned in the Plan will
Public Transit likely be part of a longer-term initiative as they transect land that
Upon review of the Public Transportation Map, located in the is currently being utilized as heavy industrial uses. However, in no
Township’s Master Plan, it becomes apparent that Olden Avenue way does setting this vision impede on the ability of these indus-
corridor is under-served by public transportation; whether publicly tries to function today and into the future. The Plan merely seeks
or privately operated. As such, ETRA will continue to work with to set the stage for the future consideration of such roads should
the State and County on Public Transit improvements. Should these industries dry up or relocate as they have in many communi-
improvements to the system be implemented, such as an additional ties throughout New Jersey.
bus route, bus stop shelters and pull-offs should be considered to
ensure a properly functioning system. Notwithstanding longer-term initiatives, the plan seeks the follow-
ing short-term road extensions that work toward facilitating re-
In addition, the Plan has reviewed longer-term initiatives and development today that also allow the possibility for future more
recommends the continued exploration of jitney and trolley service. ambitious extensions.
This Plan supports the concept of connecting the Bus Rapid Transit The short-term circulation objectives include the following:
project for Route 1 with the Olden Avenue Redevelopment Area. • Calhoun Street Extension (Kirkbride to Spruce Street)
However, a more ambitious exploration of light rail and other high • Extension of “neighborhood streets” (Olden, Heath Street, and
speed connections should never be ruled out as a possibility in the Stout Avenues) to connect to new Calhoun Street Extension.
future. • Extension of Brian Street south to Princess Diana Drive
• Improve Olden Avenue streetscape and design function.
The Township Circulation Element of the 2006 Master Plan does • Create new street parallel to Heath Street to meet Brian Street
a good job summarizing the needs along the Avenue. As such, Extension.
it should be referred to while assessing the functionality of the • Create new streets through the former golf driving range and
Avenue. across Prospect thus reestablishing connection to Olden Av-
enue.
Newly Constructed Roads • Extension of pedestrian access from Fifth Street north of Irven
Newly constructed roads within the Redevelopment Area would in- Street through to Whitehead Road.
clude those identified in the Conceptual Road Network map (Map • Extension of Dickerson, Tasker and Industry Court to meet the
6). The Plan envisions that in the future new roads and access drives New Fifth Street Extension
will become an integral part of the circulation network. These roads
will not only work to gain access to the region, but create many All of the proposed roads are all essentially extensions of existing
more opportunities for economic development with the additional streets and right-of-way. Cartway widths of the new extensions
road frontage created. Working in-concert with the standards set would remain consistent with the existing roadways. While some
49

Township of Ewing
roads are not likely to be built for some time, the design of all proj-
ects must take future efforts into consideration. All improvements
will consider pedestrian and bicycle access especially the Fifth
Street Extension. The Fifth Street extension will work with the Ew-
ing/Lawrence Greenway initiative the design of which will create a
fully separate and distinct 20’ twenty-foot pedestrian and bicycle
right-of-way that is fully buffered from the new Fifth Street.
A longer-term initiative should continue to be identified whereby

roads and/or future extensions of the roads begin connecting the
entire circulation network. Such an endeavor would conceivably
connect subarea 7 to subarea 5 through subarea 6. Additionally,
thought should be given to enhancing connections along Olden
Avenue, Princeton Avenue, Spruce Street and Arctic Parkway. Specific
design criteria must be developed for new proposed roads.
New Street Profile
- T he Ne w Street Prof ile cor respond s to the

C onceptual Road net work Map
All other Streets- Generally
50

New Calhoun Street Profile
- The Ne w C alhoun Street Prof ile cor-
respond s to the C onceptual Road net work
Map
Olden Avenue Streets cape

Graphic Simulation
P o t e n t i a l O l d e n Av e n u e P r o f i l e
To be approved by MC - D OT
51

Township of Ewing
Parks & Open Space

Parks and Open Spaces are critical to the creation of places where
people can enjoy a active, healthy lifestyle. To this end, this Plan
has created a conceptual framework whereby new development
can contribute toward the creation of additional public spaces.
The Parks & Open Space Opportunities Map (Map 7) serves as the
foundation for such an effort. The map details where opportunities
Fathe r Rocco Field in Tre nton
can become integral to strengthening the form of development
while enhancing environmental quality and flood protection. As
stated in the Land Use Standards, in order to receive consideration
of the enhanced standards contained in this Plan, implementation
or pro-rata contributions will be made to further the intent of this
section.
Some of the concepts in this Plan include;

• Reclaim and restore the floodplain along the Shabakunk
Creek
• Enhance and create superior pedestrian connections to Moody
Park. subarea 5 ; Stout Ave nue Play g round
• Initiate discussion with Incarnation Church to improve their
open space along North Olden Avenue as an enhanced public
amenity.
• Work with the Ewing Environmental Commission to implement
the Ewing Lawrence Greenway initiative.
• Explore the potential of creating additional regional flood
control infrastructure behind Home Depot on Ewing Township–
owned property. The area could potentially be utilized as an
additional public park in the future.
• Work with potential developers on the expansion of Stout
Avenue Park
• Collaborate with the City of Trenton and Mercer County for the
improvement and expansion of Trenton’s Father Rocco Park
into Ewing. subarea 2 ; T he for me r Ew ing G olf Rang e
• Explore the intersection of Arctic Parkway & Spruce in Subarea

4 and the public works facility in Subarea 3 as potential regional
flood-basins/public park facilities
• Transform the former Ewing Golf Range Flood Basin into a
multi-functioning basin/public park
• Enhance pedestrian connections to the Farmers Market.
52 subarea 1 ; Shabakunk Creek Park

Map 7
53

Township of Ewing
IMPLEMENTATION OF THE PLAN

(STATEMENT OF PURPOSES AND POLICIES)
The Redevelopment Plan serves as the principal tool to not merely Role of Township Boards
guide the revitalization of the Olden Avenue Redevelopment All development applications taking advantage of the provisions set
Area but promote it as well. While ETRA and the Township Council forth in this Redevelopment Plan shall be submitted to the Planning
approve the Redevelopment Plan, the residents, business and Board through the normal site plan and subdivision procedures
property owners of Ewing Township have the opportunity to as identified in N.J.S.A. 40:55D-1, et seq. The Planning Board (but
recommend modifications and improvements to the plan as not the Board of Adjustment) may grant minor deviations from
needed for the plan to remain current and relevant. Successful the regulations contained within this Redevelopment Plan, where,
implementation will require continuous outreach to the residents by reason of exceptional narrowness, shallowness or shape of a
and commercial property owners in the redevelopment area and specific piece of property, or by reason of exceptional topographic
judicious use of redevelopment tools and financial incentives by conditions, pre-existing structures or physical features uniquely
the Ewing Township Redevelopment Agency. affecting a specific piece of property, the strict application of any
area, yard, bulk or design objective or regulation adopted pursuant
Relationship to Local Objectives and Municipal Land to this Redevelopment Plan, would result in peculiar and exceptional
Development Regulations practical difficulties to, or exceptional and undue hardship upon
A review of the zoning prior to the adoption of this Plan indicates the developer of such property. The Planning Board may also
that the current zoning districts within the Redevelopment Area grant such relief in any application relating to a specific piece of
are predominantly B-H (Highway Business), IP-2 (Industrial Park property, where the purposes and intent of this Redevelopment
B 2), IP-3 (Industrial Park B 3), with a small area of R-3 Residential Plan would be advanced by such deviation and supported by
zoning in the Stout Avenue neighborhood and a small area of PRO the Ewing Township Redevelopment Agency. The benefits of any
(Professional, Research, Office Zone) at and around the bank site deviation must outweigh any detriments. The Planning Board may
on Pennington Road south of Olden Avenue. While some of these grant minor design waivers for signage, streetscape improvements,
standards are consistent with the intent of this Plan, many of the provided that consistency with adjacent properties and projects are
Land Development Ordinance provisions are contrary to a unified found.
vision. As such, the underlying zoning facilitates many of the issues
that this Plan seeks to remedy. This Plan supersedes the “Underlying Again, no relief may be granted under the terms of this section
Zoning”. unless such deviation or relief can be granted without substantial
detriment to the public good and will not substantially impair the
The Olden Avenue Redevelopment Area shall be redeveloped intent and purpose of the Redevelopment Plan. An applicant for a
in accordance with the standards detailed in this Plan. As of the deviation from the requirements of this Redevelopment Plan shall
adoption of this Plan, the Township is committing to creating a provide public notice of such application in accordance with the
smooth and predictable process whereby this Plan will supersede public notice requirements set fort in N.J.S.A. 40:55D-12(a) and (b).
use, bulk, and design standard provisions of all remaining Ewing
Township Land Use Regulations continue to apply. Notwithstanding the aforementioned, neither the Planning Board
Additionally, any provision or standard of development that the nor the Board of Adjustment shall have authority to allow deviations
Redevelopment Plan that is silent on the Ewing Township Land from the permitted use, or height standards or expansion of a
Development Ordinance shall apply. nonconforming use or other “d”-type variances. Any such deviation
may only be granted through a formal amendment to the Plan by
54

From Concept to Construction....
Procedure & Approval Process Synopsis
All projects within the Olden Avenue Redevelopment Plan area will follow the following
procedure as is consistent with the Township’s current development review process...
1. As with all proposals, the applicant appears before the Site Review Committee
which would refer all projects within the Redevelopment Area Boundaries
to the Ewing Township Redevelopment Agency (ETRA). A set of procedures,
with all submission requirements and contact information, will be available.
2. The Executive Director may hold an initial meeting with the prospective
developer and/or property owner to determine:
a. Level of detail necessary for ETRA review.
b. The most appropriate meeting date for project review.
3. ETRA would then review and allow for:

a. Professional review if necessary
b. The Designation of the Developer
c. Creation of a Redevelopment Agreement
4. ETRA’s endorsement of the project will then be sent to the Site Review
Committee and Planning Board by way of letter. The endorsement letter will
include:
a. Agreed-upon key site plan considerations and public improvements
b. Any deviations from standards necessary for the project that ETRA
supports
5. Any issues that the Site Review Committee or Planning Board finds in need of
addressing may require an additional meeting with ETRA to resolve any such
issues. In the event of the dissolution of the Site Review Committee, ETRA will
deal directly with the Planning Board.
6. Project seeks Planning Board approval.
55

Township of Ewing
the Township Council in accordance with the process set forth in interest, list of references with name, address and phone
the Local Redevelopment and Housing law, N.J.S.A. 40A:12A-1 et information, list of any general or limited partners, financial
seq., and only upon finding that such deviation would be consistent profile of the redeveloper entity, and where applicable, a
with, and in furtherance of, the goals and objectives of this Plan. list of comparable projects successfully completed.
b) Description of proposed use for the redevelopment project,
including analysis of the site and overall approach to site
The Township reserves the right to require an applicant requesting
development regulatory process, use of contractors and
deviation and Plan amendment to reimburse the Township for such
subcontractors, etc.
costs of its professional engineers, planners, attorneys and staff time
c) Anticipated construction schedule, including estimated
in furtherance of such deviation, for which an escrow fund may be
pre-construction time period to secure permits and
established. The Township further reserves the right to require an
approvals once granted final site plan approval by the
applicant requesting an amendment to the Plan to prepare a study
Township.
of the impact of such amendment, which study must be prepared 2. The Agency will designate a redeveloper entity as the
by a professional planner in the State of New Jersey. Conditional Redeveloper for a project subject to the successful
negotiation and execution of a redevelopment agreement
Redeveloper Designation with the Ewing Redevelopment Agency within 12 months of
Following the adoption of the Redevelopment Plan, no property conditional designation. The Agency may grant an extension
seeking the benefits of this Plan within the redevelopment area to the negotiation period of six months or terminate the
shall be developed until a Redeveloper has been designated by conditional redeveloper designation.
ETRA. This applies to owners of the property at the time of adoption 3. The Redevelopment Agency may, at any time, entertain an
as well as to contract-purchasers. The Township intends to allow unsolicited proposal from a prospective redeveloper for
all property owners the opportunity to redevelop their property. redevelopment of a redevelopment project. The Agency
will have the option of conferring conditional redeveloper
ETRA has application forms detailing the application process, which
designation to such a redeveloper or putting out an RFQ to
includes meeting with appropriate Township officials, planning
solicit interest in the project from other potential redevelopers,
staff and the Site Plan Review Committee to review proposed plans,
subject in either case to the completion of Step 1 above prior to
followed by a presentation to the ETRA for designation.
the execution of a redevelopment agreement. Existing property
and business owners will be involved in this process as provided
The process of selecting or approving a redeveloper to undertake
in this Plan. Preference on the selection of a redeveloper will
a redevelopment project identified in this Redevelopment Plan will be given to an entity that represents all of the property and
require the following steps: business owners within a suggested redevelopment parcel
and otherwise meets the requirements of the Plan for the
1. The Redevelopment Agency will prepare a Request For selection of a redeveloper. Finally, no redeveloper designation
Qualifications (RFQ) to include, at a minimum, the following will be made pursuant to an unsolicited proposal received
information: by the Agency until the affected parties of properties within
a) Description of the redevelopment entity, including type the redevelopment parcel are given the opportunity to
of company or partnership, disclosure of ownership present their own proposal within a reasonable time period as
established by the Agency.
56

Redevelopment Agreements
In order to effectuate this Redevelopment Plan, the Local • Recitation of Benefits and Burdens. The agreement shall recite
Redevelopment & Housing Law (N.J.S.A. 40A:12A,8-9, permits ETRA the benefits each party expects to gain from entering into
the ability to enter into redevelopment agreements. Redevelopment the agreement, as well as the burdens each party agrees to
Agreements allow ETRA and a prospective redeveloper the ability to bear. Because the agreement will be treated as a contract, the
consideration each party is to receive from the other should be
provide each other a degree of expectation during the development
stated clearly in order to ensure enforceability. The benefits to the
process. Whether it be timing of a public improvement or monetary
local government and community must be expressed in terms
donations in-lieu of construction, the Redevelopment Agreement is that exhibit the agreement as consistent with the Plan.
a useful tool for all parties involved; public and private. • Approval and Permit Requirements. The agreement shall specify
all discretionary approvals and permits that will have to be
Although agreements are subject to negotiation, basics of an obtained before the development can proceed beyond its various
agreement should include the following considerations; stages. All conditions precedent to the obtaining of the permits
• All parties to the agreement shall be named and their and approvals should be listed.
capacities to enter into the agreement clearly stated. In the • Dedications and Reservations. The agreement should provide,
case of developer/owners, their equitable or legal interests in where appropriate, a statement of any land or improvements to
the property must be stated. be dedicated to the Township or land reservations made by the
• Relationship of the Parties. The relationship between the developer for public purposes, and the specific time period for
parties to the agreement shall be stated clearly. Typically, the such dedications and reservations as they relate to the date of
statement will specify that the relationship is contractual and entering into the agreement.
that the owner/developer is an independent contractor, and • Utility Connections. All water and sewer service, either to be
not an agent of the local government. provided by the developer or by the local government, shall
• Property. The property to be subject to the agreement shall be be described in detail, together with schedules of construction
clearly and thoroughly identified. An attachment, preferably completion, cost allocation (between or among developers
with a map, specifically describing the property shall be and government and later developers), hookup or connection
provided and incorporated into the agreement by reference. schedules, and parameters for permitting, including fees for
Specifically, the agreement shall provide that the property is utility provision, service and/or relocation.
located in the Township of Ewing, more particularly describing • Duration of the Agreement. The agreement shall state a
which real property is the subject matter of this Agreement, termination date. It should also specify project commencement
and that said property consists of meets and bounds, acreage, and completion dates, either for the project on the whole, or
block and lot and other defining features of the property. All for its various phases. The agreement should specify that the
agreements shall contain a covenant running with the land. termination date can be extended by mutual agreement, and that
• Intent of the Parties. The intent of the parties to be bound commencement and completion dates may also be extended.
by the terms of the agreement should be clearly stated. The • Transference. The agreement is not transferable ithout written
agreement shall specifically include a statement that the consent of the redevelopmet agency.
property owner represents that it has an equitable or a legal • Periodic Review. The agreement should provide for periodic
interest in the real property and that all other persons holding reviews of the project in order to determine compliance with
legal or equitable interests in the real property are to be bound the terms of the agreement. Unless otherwise negotiated, Ewing
by the agreement. The development agreement wil provide Township Construction Office shall be responsible for performing
for the rights and obligations of the property owner under the such reviews.
agreement and shall run with the land.
57

Township of Ewing
• Remedies and Enforcement. Remedies for breach on the part of LONG-TERM ABATEMENT: For certain redevelopment projects, ETRA
either party shall be provided, and the agreement shall provide may negotiate and submit for approval to the Township Council
for enforcement of its provisions. a long-term payment-in-lieu-of-taxes (pilot) agreement with
• Relocation Assistance. If a developer acquires property, the
qualifying developers. Pilot agreements can be up to 30 years. The
developer may be required to offer relocation assistance.
amount of the pilot is based on a percentage of project income, or
a percent of total project costs. Agreements are subject to approval
PILOT (Payment in lieu of tax) Agreements
by the Township Council before the project begins. The short-
The Local Redevelopment and Housing Law permits ETRA to enter
term, five-year abatement cannot be coupled with the long-term
into payment in lieu of tax agreement (PILOT) to effectuate the
abatement program.
implementation of this Plan. A PILOT is not a tax exemption, it is
an incentive to improve a property that effectively “freezes” the
In both the long-term and short-term scenarios, PILOTs do not
property’s pre-development tax payment while the improvements
affect a municipality’s School-aid formula. Since school-aid is based
are deferred over a timeframe until eventually, and incrementally,
on a commercial ratable basis, PILOTs effectively take the ratable
100% of the property’s improvements are assessed into the
off-line and out of the calculation. Combined with a fiscal analysis
Township’s budget. The Township will never receive less on the
that should be determined during the redevelopment agreement
property than it did prior to the redevelopment project. The
process, PILOTs, when combined with a portion of this revenue
difference is that the PILOT does not have to be apportioned to the
stream to the school system will not adversely affect the school
county, school district, fire districts, etc., the way it would revenue
budgeting process.
from property taxes- although the Township may wish to provide
the schools with funding.
Property Acquisition
NJ State law requires that the principles of property acquisition be
There are two types of PILOT(s), the short-term (5-year) and long-
discussed within the Plan. The Local Redevelopment and Housing
term (up to 30 year). The difference between short-term and long-
Law authorizes the use of eminent domain for public acquisition of
term abatements is as follows;
property for the purpose of redevelopment when such properties
are specifically identified in the a redevelopment plan. The Township
SHORT-TERM ABATEMENT: This program is intended for development
has made it their policy to restrict the use of eminent domain
projects in which, after project completion, the increase in assessed
within the redevelopment area, and this Plan does not propose any
value to the improved property does not exceed 30%. The added
property for eminent domain. Since this Plan’s original adoption in
assessment is phased in over a five-year period.
1999, no property has been condemned to consolidate property in
order to further the intent of the Plan. The intent of this approach was
The short-term abatement is on the improvement portion of
to allow the private marketplace to negotiate their own deals and
the tax assessment. The assessed value of the land on which the
consolidate property without condemnation proceedings. While
improvement is made remains at 100%. The abatement agreement
this policy is favorable to private property owners within the area,
must be approved before the project starts. The type of projects are
it has been known on several occasions to hinder implementation
typically used for rehabilitation projects.
of the Plan. In some cases, this hindrance delayed projects through
58

unreasonable demands during the negotiation process. In the best steps that must be followed before the Township undertakes the
cases, these demands lead to project amendments; in the worst, formal Plan amendment process. They are at a minimum:
broken deals and lost ratables. • The Township and its Redevelopment Agency will ensure that
the present owners of property be given every opportunity
While condemnation is rarely used in redevelopment projects, to participate in the redevelopment program through the
regardless of whether property is identified or not, it is a useful tool reinvestment and redevelopment of their properties in
in keeping negotiations fair and reasonable. State law provides that accordance with the land uses, building and design requirements
in a redevelopment area, should the power of eminent domain be of this Plan.
exercised, the amount to be paid to the owner of property acquired • Every conceivable effort will be made to reach a negotiated
is the greater of fair market value at the time of the taking or at the agreement with an individual property owner on a sales price and
time of the designation of the redevelopment area, in this case, three reasonable offers for purchase would have to be rejected by
the date of the Council Resolution in 1997. In addition, Section 7 that property owner before eminent domain (through a Township
of the Local Redevelopment and Housing Law (“LRHL”) requires Council approved Plan amendment) would be considered by the
that a redevelopment plan identify “any property within the Redevelopment Agency.
redevelopment area which is proposed to be acquired in accordance • In the extreme circumstance that the Agency determines to use
with the redevelopment plan”. In-fact, more than fair market value is eminent domain, the property owner will be compensated based
usually paid to a property owner because the redeveloper is gaining on “fair market value”, which is the higher of the value at the time
increased value through the additional property gained. of taking or at the time of the redevelopment area designation.
• The Township and the Redevelopment Agency will assure that
The Township continues to carefully consider eminent domain and any and all condemnation proceedings comply with state and
as such, will require a formal Plan amendment process to accomplish federal law.
any publicly initiated taking. Using this approach does take more
time but adds transparency for public review. Should a Plan amendment become necessary, the redevelopment
agency, shall reserve the right to recommend to Township Council
The Township may seek to negotiate contracts of sale of privately that eminent domain proceedings be commenced with regard to any
held parcels of land within the redevelopment area to enable privately-held parcels within the subject portion of the redevelopment
consolidation of redevelopment sites. Notwithstanding, the area, on behalf of the selected redeveloper, pending the deposit of
Township’s ability to bring property owners to the table to discuss cash or a letter of credit with the Agency by the redeveloper equal to
future development, any consolidation of property through the fair market value of such parcel as determined by appraisal. Such
eminent domain will require a formal Township action through the money shall be used to purchase the property. The developer shall
Plan amendment process outlined in the LRHL N.J.S.A. 40A:12A-7. also be responsible for:
If a situation arises that further compels the Agency to request a

Plan amendment in order to pursue any potential eminent domain
procedures; to protect the public interest, there are clear, detailed
59

Township of Ewing
• The difference between that appraisal price (previously

deposited with the Agency by the redeveloper) and a court-
determined final condemnation award;
• The relocation costs of any business or resident displaced as
a result of the condemnation, to the extent required by state
or federal law, whichever is applicable (see Relocation Plan
below).
• All costs that may arise from the requirements of the Industrial
Site Recovery Act (ISRA) of the State of New Jersey, N.J.S.A.
13:1K-6 et. seq.
• The costs of the Township’s professionals, planners, engineers,
attorneys in furtherance of such condemnation, for which an
escrow fund shall be established.
Specific Property Identified for Acquisition

No property has been identified for eminent domain.
60

61

Township of Ewing
RELATIONSHIP TO OTHER PLANS

Ewing Township Master Plan
The master plans which are relevant to this Redevelopment Plan Township can be expected to have only positive effects on the
are those of the City of Trenton, (which borders the Redevelopment Trenton side. The Trenton Master Plan includes policies to ad-
Area opposite Princeton Avenue, Calhoun Street, Ingham Avenue dress compatible in-fill development and mixed use zoning
and Parkway Avenue); and the Township of Lawrence, (which bor- which is consistent with the objectives of this Redevelopment
ders the Redevelopment Area opposite Princeton Avenue, Spruce Plan for the areas along Princeton Avenue, Calhoun Street and
Street and portions of the Shabakunk Creek). The Plan must also be Ingham Avenue.
compared to the Mercer County Growth Management Plan and the

State Development and Redevelopment Plan. The industrial land uses within Subarea 6 have historically been
in close proximity to the row-house neighborhoods on both
In 2006, Ewing Township amended and updated its Master Plan in- sides of Princeton Avenue and Calhoun Street. The eventual
cluding its Conservation Element with Environmental Resource In- redevelopment of Subarea 6 into more productive and active
ventory. These documents are living documents that will continue industrial and commercial uses, and the improvement of access
to mutually evolve. This Plan is substantially consistent with the and circulation through the area, may increase the level of truck
intent of the Ewing Township Master Plan and actually refines the traffic on Princeton Avenue and Calhoun Street, although the
Master Plan to create livable places where the intent of the plan can bulk of the truck access is expected to use North Olden Avenue
be effectively implemented. In-fact this Redevelopment Plan fur- as the most direct link to Route 1. It is important to note, howev-
thers virtually all the Master Plan’s goals for Vision, Land Use, and er, that these areas are already zoned for industrial uses and that
Circulation. Other goals pertaining to Housing, Open Space, and the City’s response the Mercer County Cross Acceptance Survey
Utilities are also furthered. indicated that no significant conflicts with the plans of adjacent
municipalities were found.
After a review of the Land Use and Circulation Elements, this Plan
implements many of the recommendations contained in the Future To the extent that successful redevelopment leads to the incre-
Land Use Plan. Furthermore, the implementation of this Plan as a mental improvement of the flooding conditions along the Sha-
stand-alone document also works toward these ends as a unified bakunk and new detention or other stormwater management
vision is needed to realize the true potential of the Olden Avenue facilities are designed to reduce off-site flooding down stream,
Area. the implementation of this Redevelopment Plan will have a posi-

tive impact on historically flood prone areas in Trenton.
City of Trenton Master Plan

The portion of the City of Trenton bordering the Redevelopment Township of Lawrence Master Plan
Area is mixed use and residential neighborhoods, consisting pre- The Lawrence Township Master Plan was last updated in 1995
dominantly of row-homes, with some garden style apartment build- and a new Land Use Ordinance (LUO) was adopted in Decem-
ings. The row-home neighborhoods are of the same approximate ber of 1997. The Master Plan and LUO both have objectives that
age and character as those in Subarea 5 and the Hammitt Street urge redevelopment in the southwest section of the Township
neighborhood. The rehabilitation of the neighborhoods in Ewing in the area of the Brunswick Circle (junction of Alternate Route
1, Route 206 and Princeton Pike. This section of Lawrence is very
62

close to the Ewing and Trenton borders and Lawrence may eventu- at intensities appropriate to the character of the area and to
ally lay out a redevelopment area adjacent to this Redevelopment the availability of facilities and infrastructure.
* ...nonresidential development is to be of four to six stories in
Area. Most of the zoning in the adjoining sections of Lawrence is
height, and is permitted to cover up to 80% of the land area
either Highway Commercial, or Neighborhood Commercial (NC-1
of the site.
or NC-2).
The floodplain of the Shabakunk Creek, including the portion of the

City of Trenton Urban Enterprise Zone
stream corridor within the Redevelopment Area, has been identified
A portion of Trenton’s Urban Enterprise Zone extends to its borders
on the Conservation Areas Map in the 1986 Growth Management
with Ewing and Lawrence. Depending on the term of Trenton’s UEZ
Plan. The Management Policies for Conservation Areas includes the
designation and the time period at which the City can petition the
following provision:
New Jersey UEZ Authority for an expansion of the UEZ boundaries,
there may be an opportunity for all three municipalities to benefit
Incentives are to be established to encourage infill development in
from a regional UEZ.
existing developed areas that is compatible with the natural and
cultural functions of Conservation Areas and that will lessen de-
Mercer County Growth Management Plan
mands for land development within Conservation Areas.
The Mercer County Growth Management Plan (1986) includes the
Olden Avenue Redevelopment Area within the “Urban Growth
This Redevelopment Plan allows for an increase in open space re-
Area” in Mercer County. The Plan describes an Urban Growth Area
quirements to reduce flooding and assumes a 50% open space set-
as areas which; provide major concentrations of mixed use activi-
aside for certain redevelopment parcels adjacent to the Shabakunk
ties that serve countywide needs, including high density residential
or abutting wetlands. These provisions are consistent with the rel-
development, single family housing on small lots, County and State
evant Management Policy for Conservation Areas stated above.
government facilities, professional offices and a wide range of cul-
tural facilities...are served by public sewer and water, are fully acces-
The Mercer County Planning Board has prepared a Preliminary Mas-
sible to major transportation facilities, and are the location of major
ter Plan Update that remains a draft document at the time this Rede-
commercial and industrial employment centers.
velopment Plan was prepared. Information regarding this process,
including the draft plan and background documents, is available
The Olden Avenue Redevelopment Plan is fully consistent with the
online at http://nj.gov/counties/mercer/departments/planning/
type and intensity of development described in an Urban Growth
master_plan.html. It is expected that this Redevelopment Plan will
Area. In addition, the Redevelopment Plan is compatible with the
be used by the County in finalizing updates to its 1986 Master Plan.
following specific policies:
* Fifty percent of the demand for new land development in Ur-
ban Growth Areas is to be accommodated in redevelopment Based on this review, this Redevelopment Plan is consistent with
of existing developed land areas. the policies of the Mercer County Growth Management Plan.
* In filling or redevelopment of urban areas will be encouraged

through legal requirements and through financial incentives
63

Township of Ewing
State Development and Redevelopment Plan

The Township has participated in Cross Acceptance and submitted a • Proposed changing the design for Olden Avenue including
dissenting report to the State Planning Commission for the purpose the creation of a “green median with limited left turn lane
of advancing consideration of West Trenton as a designated Center to calm and control traffic access/conflict points” and “a
during the second round of Cross Acceptance. The County’s Cross wider, tree protected sidewalk to promote pedestrian traffic.”
Acceptance Report referred to Ewing as predominantly developed, While a “boulevard” approach may be appropriate, careful
with future growth likely to come from redevelopment of existing consideration of the businesses along the Avenue will be
areas rather than development of undeveloped areas. considered and options will be explored with the County
Transportation Department.
This Redevelopment Plan is the first undertaken exclusively by the • Advocated the re-establishment of an Olden Avenue bus
Township and follows the redevelopment strategy outlined in the route. The former bus “Cross-town” route was discontinued
County Cross Acceptance Report. in the late 1980’s with the closure of the GM plant and Naval
Warfare station.
Notwithstanding Cross Acceptance, the State Development and • Sought to “create a road grid to promote access and ease
Redevelopment Plan (State Plan) locates Olden Avenue in a Plan- bottlenecks” between the three municipalities.
ning Area 1 (Metropolitan). The State Plan Map (Map 8) indicates • Encouraged the creation and maintenance of a “green
the State Plan’s designation and as such designates the area as a infrastructure” that would work to improve aesthetics, create
Growth Area. atmosphere and protect the environment.
• Emphasized the need for intergovernmental cooperation and
Mercer Crossings Report financial resources.
The Township has participated in the Urban Land Institute’s Mer- • Recognized that design criteria in both the OARP and
cer Crossings Report and is an active member of the tri-municipal the Brunswick Turnpike South Redevelopment Plan
County steered committee. Since much of the Redevelopment Area (Lawrence Township) need to “provide consistent and
is impacted by the recommendations of the Report, it is important solid urban design criteria” (ULI August 2004, p. 29).
to recognize. The Mercer Crossing Report details many initiatives
that will be implemented and supported by this Redevelopment ETRA continues to coordinate with Mercer County, Lawrence
Plan. Township, the City of Trenton and other Ewing Township agencies
through County initiatives including land use and transportation
The ULI panel of experts from across the country spent a week studies addressing Spruce Street, Princeton Avenue and the Farmers
assessing an area that included the eastern portion of the Olden Market Area. See http://nj.gov/counties/mercer/departments/
Avenue Redevelopment Area, portions of Lawrence Township and planning/mercer_crossings.html for additional information and
the City of Trenton leading up to Route 1 and made a number of updates.
recommendations worthy of consideration. The panel:
• Identified a portion of Capital Plaza and neighboring areas as
“opportunity sites” within Ewing Township.
64

Map 8
65

Eve ntually, public and pr ivate investment w ill
work to g ethe r w ith desig nated open spaces,
such a s the Ew ing G olf Rang e depic ted here,
to c reate a s olid e nv ironme nt to do live and do
bu siness .
a
appendix
.....Parcel Map.....
appendix

B
. . . . . Additional Development Standards. . . . .
(Where any of these standards in Appendix B may be in conflict with the provisions of
the Olden Avenue Redevelopment Plan itself, the Plan Standards within each Subarea
section shall be guiding.)
Contents
NB- Neighborhood Business Zone.............80
Page
I- Industrial Zone.................................. 83
LI- Light Industrial Zone........................ 86
OP- Office Park Zone..............................89
RPO- Research, Professional Office Zone... 93
Township of Ewing
NB NEIGHBORHOOD BUSINESS ZONE.
Permitted Principal Uses.

a. Retail goods and Services;
(Bakery and bakery goods store; Banks and fiduciary institutions; Barber or beauty shop; Book, stationery or gift store; Candy store
and/or fountain; Child care center; Clothes cleaning agency, pressing or repairing establishment; Custom dressmaking, millinery and
tailoring; Clothing (new) and dry goods store; Dancing studio; Delicatessen store; Dress shop; Drug store; Existing gasoline service
stations; Florist; Hardware store; Household appliance store; Ice cream store; Interior decorating business; Jewelry store; Laundry
agency or self-service laundry; Library; Notion and variety store; Offices, business and professional; Paint and wallpaper store; Package
liquor store; Photographer’s studio, photo supplies; Printing shop; Private club or fraternal organization; Private school operated as a
commercial enterprise; Repair or service shops for household or personal goods; Radio and television stores; Shoe repair shop; Studio,
artist’s; Tailor shop; Upholstery shop and furniture refinishing;)
b. Combination of two or more compatible uses permitted within one unit.
Permitted Accessory Buildings and Uses.
a. Off-street parking facilities.
b. Satellite communications dish receiving Antennas provided the dish antenna does not exceed fifteen (15’) feet in diameter; is not
located in a front yard; conforms to the rear and side yard requirements for a principal building, and does not exceed seventeen (17’)
feet in height. Microwave transmission antennas or facilities are not permitted as an accessory use.
c. Other uses customarily incidental to the permitted principal use.
Conditional Uses.
a. Restaurant, bar or other similar establishment serving food or beverages
b. Residential above retail (see Subarea regulations)
Bulk Requirements.
a. Principal Building.
80

1. Lot area: 17,500 sq. ft. - minimum
2. Build to Line: 20-25’ (unless otherwise noted)
3. Side yard: each 5 feet - minimum
4. Rear yard: 10 feet – minimum
5. Height: 1-1/2 stories (3-1/2 upon Conditional Use permit)
b. Accessory Building.
1. Distance to side lot line: 5 feet - minimum
2. Distance to rear lot line: 5 feet - minimum
c. Lot Coverage.
1. Total impervious coverage: 70% maximum for all property adjacent to Shabakunk Creek.
2. Additional coverage up to 10% may be granted if offset by contributions to other stream improvements or innovative urban
stormwater design features.
3. Porous (or pervious) material may be utilized to exceed the permitted coverage requirements adjacent to the creek by up to 10% if
offset by reductions in stormwater run-off and if the stream corridor’s environmental quality is improved.
a. Site design will provide shading for the stream corridor with approved tree species.
b. All development will capture and re-use greywater to the extent feasible.
c. Where appropriate, connections to adjacent neighborhoods shall be provided through stream crossings or access to park space
or greenways established and conceptualized.
General Requirements.
a. Separation of Parking From Public Streets. Along each street line as defined bounding the district a ten (10’) foot strip shall be provid-
ed, suitably landscaped except for necessary sidewalks and access-ways. The landscaped strip shall be separated from the parking area
by continuous concrete curbing except at access-ways.
81

Township of Ewing
b. Screening or Buffer Strip. Along each side and rear property line which adjoins a single-family residential district in the township or
a similar district in an adjoining municipality, a screen or buffer planting strip may be required consisting of massed evergreens and
shrubs of such species and size as will produce an effective screen at time ·of planting. The screen or buffer strip shall be landscaped
in accordance with a plan acceptable to the planning board. The planted screen shall be the responsibility of the applicant to carry
out this program and to promote such maintenance and care as is required to obtain the effect intended by the original plan. Should
a screen not be required, a seem-less and integrated design approach will be employed with adjacent properties
c. Landscaping. Those portions of all yards not used for parking, loading, unloading and service shall be planted and maintained at
all times.
d. Entrances and Exits. All entrances and exits upon a public street shall not be located within fifty (50’) feet of any street intersection; the
distance to be measured from the intersection of the right-of-way lines at the corner affected and the closest point of such proposed
driveway. Entrance and exit sizes, locations and construction shall also be in accordance with requirements of the governmental
agency having jurisdiction over the facility upon which the permitted use has frontage. Entrances and exits may be required to be
shared with adjacent land uses.
e. Loading Docks and Service Areas. No loading dock or service area may be on any street frontage. Provision for handling all freight shall
be on those sides of any buildings which do not face any street or proposed streets.
f. Outdoor 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 fenced with a screen or buffer planting strip and be situated not closer than fifty (50’) feet from any residential
district line.
g. Child Care Center. Where a child care center is developed within a nonresidential building, the floor area occupied by the center shall
not be included in the calculation of permitted density of development, or in the calculation of any parking requirement, for that
building or lot.
h. For locations within a flood plain area, an emergency evacuation plan is required.
82

I- INDUSTRIAL PARK ZONE.
a. 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.
b. 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 goods except as incidental to the principal permitted uses.
c. Office buildings for corporate groups for executive accounting and/or administrative purposes or any subsidiary division, or affiliate of
the owner.
d. Hospital for small animals (dogs, cats, and the like) including kennel, provided yards are enclosed.
e. Combinations of two (2) or more compatible uses permitted within one (I) unit.
f. Public safety facilities.
g. Planned developments of 5 acres or more, subject to Redevelopment Agency endorsement.
b. Satellite communications dish receiving antennas provided the dish antenna does not exceed fifteen (15’) feet in diameter; is not lo-
cated in a front yard; conforms to the rear and side yard requirements for a principal building, and does not exceed seventeen (17’) feet
in height. Microwave transmission antennas or facilities are not permitted as an accessory use:
c. Cafeteria, first aid and/or medical· facilities located within a building and operated by or for the employer for the exclusive use of em-
ployees or guests.
d. Recreational areas and parks.
f. Gate house, bus stop shelter or security office not more than one (1) story in height and located within a required front yard.
g. Child care center
h. Other uses customarily incidental to the permitted principal use.
83

Township of Ewing
Conditional Uses.
a. Cellular telecommunications facilities- upon collocation.
Bulk Requirements.
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. Height: 3-1/2 stories (4-1/2 with parking under principal use)
1. Distance to side lot line: 25 feet ~ minimum
2. Distance to rear lot line: 25 feet -minimum
3. Height: 1 story -not to exceed 15 feet -maximum
c. Lot Coverage.
1. Total building coverage shall not exceed thirty five (35%) percent of total lot area.
3. Additional coverage up to 10% may be granted if offset by contributions to other stream improvements or innovative urban storm
water design features.
4. Porous (or pervious) material may be utilized to exceed the permitted coverage requirements adjacent to the creek by up to 10%
if offset by reductions in stormwater run-off and if the stream corridor’s environmental quality is improved.
c. Where appropriate, connections to adjacent neighborhoods shall be provided through stream crossings or access to
park space or greenways established and conceptualized.
84

a. All buildings and uses shall be served by public water and sewage and a lot may contain more than one (I) principal building.
b. Yard Requirements Adjoining Residential Districts. On lots adjoining residential districts, no building shall be located closer fifty (50’) feet
from such district boundary and be buffered with a vegetative screen..
c. Landscaping Along Streets, Roads or Highways. 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. Entrance and
exit sizes, locations and construction shall also be in accordance with requirements of the governmental agency’ having jurisdiction over
the facility upon which the permitted use has frontage.
d. Loading Docks and Service Areas. No loading dock or service area may be on any street frontage. Provision for handling all freight shall
be on those sides of any buildings which do not face any street or proposed streets.
e. Outdoor 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 planting strip and be situated not closer than fifty (50’) feet from a residential
district line, public right-of-way or Greenway.
f. Conservation. Existing woodlands, windbreaks and watersheds shall be preserved as far as the standards of conservation
practice require.
g. Yard Requirements Adjoining Rail Facilities. In order to ensure safety and efficiency of operation and to avoid unnecessary hardship, the
side and rear yard requirements of this section shall not apply where they apply to those portions of a lot immediately adjoining, and
bounded by the right-of-way of a railroad, or where a railroad track or spur line forms the boundary line between two (2) lots within the
district., Wherever any section of a railroad track or spur, line lies entirely within the property lines of a single industrial user it shall be
located that any structures which are to be in direct contact with it shall conform to the side and rear yard regulation herein.
85

Township of Ewing
LI- LIGHT INDUSTRIAL ZONE.

a. 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.
b. Structures and uses devoted to research, experimentation or engineering involving scientific investigation, engi
neering study, project development and similar activities.
c . Auto-related industries
d. Offices and warehouses.
e. Public facilities. .
b. Child care center
c. Other uses customarily incidental to the permitted principal use.
Conditional Uses.
a. Cellular telecommunications facilities- upon collocation.
b. Vocational and/or Educational training services. Upon;
1. No housing is provided.
2. Adequate parking and drop-off/pick-up are located off-street.
a. One (1) parking space per employee
b. Three (3) parking spaces per 1,000 sq.ft of education space
86

Bulk Requirements.
1. Lot area: corner lot 8,000 sq. ft. -minimum
2. Lot width: 80’ feet -minimum
3. Build-to 10-15 feet (unless otherwise noted)
4. Side yard each- 5 feet -minimum
5. Rear yard 5 feet· minimum
6. Height: 1-1/2 stories· not to exceed 25 feet· maximum when abutting a residential district, side and rear yard requirements shall
conform to requirements of adjacent residential district.
1. Distance to side lot line 5 feet· minimum
2. Distance to rear lot line 5 feet -minimum
3. Height: 1 story· not to exceed 15 feet -maximum
c. Lot Coverage.
1. Total building coverage shall not exceed fifty (50%) percent of total lot area.
87

Township of Ewing
a. All buildings and uses shall be served by public water and sewage and a lot may contain more than one (1) principal building.
b. Separation of Parking from Public Streets. Along each street line,· a minimum ten (10’) foot strip shall be provided, suitably land-
scaped. The landscaped strip shall be separated from the parking area by continuous concrete curbing except at access ways.
c. Screening or Buffer Strip. Along each side and rear property line which adjoins a residential district in the township or a similar district
in an adjoining municipality, a screen or buffer planting strip shall be provided consisting of massed evergreens and shrubs of such
species and size as will produce an effective screen at time of planting. The width of the planted screen shall be a minimum of four
(4’) feet and it shall be the responsibility of the applicant to carry out this program and to promote such maintenance and care as is
required to obtain the effect intended by the original plan.
d. Landscaping. Those portions of all yards not used for parking, loading, unloading and service shall be planted and maintained at all
times.
e. Distance Between Buildings. All buildings shall be arranged in a group or groups, and the distance at the closest point between any
two (2) buildings or group of buildings shall be not less than ten (10’) feet.
f. Entrances and Exits. All entrances and exits upon a public street shall not be located within twenty-five (25’) feet of any street intersec-
tion; said distance to be measured from the intersection of the right-of-way lines at the corner affected and the closest point of such
proposed driveway. Entrance and exit sizes, locations and construction shall also be in accordance with requirements of the govern-
mental agency having jurisdiction over the facility upon which the permitted use has frontage. Entrances and exits may be shared
with adjacent land uses.
g. Loading Dock and Service Areas. No loading dock or service area may be on any street frontage. Provision for handling· of freight shall
be on those sides of any buildings which do not face on any street or proposed streets.
88

OP- OFFICE PARK ZONE.
Permitted Principal Uses .
a. Office buildings for corporate groups, executive, administrative, educational or professional services.
b. Structures and uses devoted to research, experimentation or engineering involving scientific investigation, engineering study, product
development and similar activities not involving the manufacturing, sale, processing, warehousing, distribution or fabrication of mate-
rial, products or goods, except as incidental to the principal permitted use.
Permitted Accessory Uses.

a. Any accessory use on the same lot which is customarily incidental to the principal permitted use.
b. Cafeteria, lunchroom, first aid and/ or medical facilities, located within a building and operated by or for the employer for the exclusive
use of employees or guests.
c. Recreational areas for employees, indoors and outdoors.
d. Accommodations for caretaker or watchman and their families.
e. Off-street parking facilities.
f. Garages and storage buildings.
g. Childcare Facilities.
Conditional Uses.
a. Cellular telecommunications facilities.
Area, Yard, Height and Coverage Requirements.
a. Principal Building. Minimum requirements:
1. Lot area: 2 acres
2. Lot frontage 250 feet
3. Lot. width 300 feet
4. Lot depth 300 feet
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Township of Ewing
5. Front yard 75 feet
6. Rear yard 50 feet
7. Side yard 50 feet
d. Coverage. Maximum requirements:
c. Where appropriate, connections to adjacent neighborhoods shall be provided through stream crossings or access to park
space or greenways established and conceptualized.
a. Road Frontage. All development must have access to an approved primary or secondary road.
b. Drainage and Grading. A comprehensive drainage water management and grading plan shall be approved by the township engineer
and any other agency which may have jurisdiction over the development, such as the County of Mercer and the Delaware and Raritan
Canal Commission.
c. Buildings. A lot may contain more than one (I) principal building, and a principal building may contain more than one use or
organization.
d. Architectural Concept. Preliminary architectural elevations and floor plans and, if required by the board, a perspective rendering of
the proposed building shall be submitted for review and approval. Water towers, storage tanks, cooling towers, vents, air conditioning
90

equipment and the like, which rise above the roof line shall be architecturally compatible or effectively shielded from view from any
street or adjacent properties in a manner acceptable to the board.
e. Landscaped Strip. A landscaped strip shall be provided along all street frontages consisting of a minimum width of twenty-five (25’) feet,
said strip shall be restricted to landscape elements, including but not limited to lawns, berms, plantings, trees. natural features, hedging,
lighting and signs as provided by this chapter. Egress and ingress driveways are permitted to cross said strip. Visitor parking may be
provided between the required strip and the front face of a building. If the parking facility is screened by an evergreen hedge one and
one half (1-1/2) feet tall at time of planting and shall be kept trimmed to a height of not more than four (4’) feet.
f. Landscape Buffer. The required buffer along all single family detached unit residential areas shall have a minimum width of fifty (50’) feet.
Parking stalls, aisles, driveways, employee recreational area, storage, principal and accessory buildings are strictly prohibited within this
area. The area may include existing natural features, lawns, trees, pedestrian walkways, berms and fencing as approved by the board.
Within the buffer area and adjacent to the boundary on side and rear lot lines, a landscaped screen, having a minimum width of twenty-
five (25’) feet shall be planted with evergreen trees, such as pines, hemlocks and fir having a minimum height of five (5’) feet at time of
planting and shall be planted in a triangular pattern with trees ten (10’) feet on center. Plant material shall be placed in a manner which
will not encroach on any property line when trees reach full maturity. If conservable existing deciduous trees are in the area, evergreens
may be interplanted and disposed in a manner which will provide a year round effective screen of such density to provide maximum
protection and immediate screening to an abutting property.
g. Landscaping - General. All areas not covered by buildings, structures, parking aisles, driveways and walks shall be adequately landscaped
in a manner suitable to the board. Street trees along all public rights of way shall have a minimum caliper of two and one half (2-1/2)
inches as measured three (3’) feet above the ground line. Spacing shall depend upon the species selected and approved by the Board.
Other trees along driveways, parking areas, buffers, etc, shall have a minimum caliper of one and one half (1-1/2) inches measured
three (3) feet above the ground line. Landscaping elements shall be maintained at all times and any plant material which does not
survive shall be replaced within one (I) year or one growing season. Plans for landscaping shall be prepared by a landscape architect or
horticulturist.
91

Township of Ewing
h. Conservation. Existing woodlands, windbreaks. Streams and other landscape elements shall be preserved, consistent with good
conservation practices. Plans for this or horticulturist. All trees, with a minimum caliper of six (6) inches and not in conflict with the
development plan, shall be conserved, field marked and adequately protected by fencing located on the site plan indicated species,
caliper and condition. In the event a marked tree is destroyed, the applicant shall be responsible for the planting of a new tree at or
near the same location. The minimum caliper of said tree shall be three (3) inches as measured at a point three (3’) feet above the
ground line. The species shall be the same as the destroyed tree or a type as selected by the planning board.
i. Outdoor Storage. 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 goods and materials in the
open, the area shall be screened by evergreen plantings and/or an architecturally compatible fence or wall. No storage area shall be
permitted in any required yard.
j . Site Lighting. Adequate and safe lighting shall be provided for all interior roads, parking areas, walkways, etc. Lighting shall be arranged
to not adversely affect adjacent properties, the traveling public or occupants of the building.
k. Underground Wiring. All wiring servicing the development shall be underground. For building additions in developments served by
overhead wiring, the planning board may waive the requirement for underground wiring.
l. Fire Laws and Zones. Site plans and architectural plans shall be submitted to the fire chief of the district for his review and approval,
prior to final approval by the board. Care shall be exercised in plan design to facilitate traffic movements by emergency vehicles and
equipment, the location of hydrants, fire zones and fire lanes.
m. Garbage or Trash Depots. Depots or corrals shall be conveniently located with respect to the principal use but such location shall not
adversely affect adjacent residential districts. Depots shall be screened from view in a manner acceptable to the Board. No depots shall
be permitted in any required yard.
n. Storage of Tractor Trailers, etc. The storage of tractor trailers, panel trucks. trucks and similar vehicles shall be prohibited.
o. Child Care Center. Where a child care center is developed within a nonresidential building, the floor area occupied by the center shall
not be included in the calculation of the permitted density of development, or in the calculation of any parking requirement, for that
building or lot.
92

RPO- RESEARCH, PROFESSIONAL OFFICE ZONE.

a. Laboratory serving medical requirements.
b. Museum, library and other cultural facilities of a similar nature.
c. Offices for administrative, executive, professional sales or other similar uses which do not involve the actual storage, exchange or delivery
of merchandise on the premises.
d. Office buildings for physicians, dentists, lawyers, ministers of religion, engineers, architects or other related professional uses, real estate
and insurance brokers.
e. Radio or television broadcasting station, including studios, auditoriums and other rooms for performance and including office and other
space incident to and necessary for the principal use exclusive of broadcasting towers and antennas.
f. Scientific research laboratory, or other experimental, testing or research establishment including applied engineering research such as
product development provided that:
1. No processing shall be permitted except insofar as such processing is incidental to an experiment, research or testing process.
2. There is no commercial production or storage of goods, materials or any other substance for sale, except as may be produced by a
small pilot plant necessary for scientific research.
h. Child care center.
a. Permitted accessory buildings and uses in the NB Zone District.
Conditional Uses.
a. Cellular telecommunications facilities- upon collocate.
Bulk Requirements.
1. Lot area: corner lot 17,500 sq. ft. - minimum
2. Front yard 10 feet - minimum (unless otherwise noted)
3. Side yard, ..each 10 feet - minimum
4. Rear yard 40 feet - maximum
93

Township of Ewing
1. Distance to side lot line: 15 feet - minimum
2. Distance to rear lot line: 15 feet - minimum
c . Lot Coverage.
1. Total building coverage shall not exceed thirty five (35%) percent of total lot area.
4. Porous (or pervious) material may be utilized to exceed the permitted coverage requirements adjacent to the creek by up to
10% if offset by reductions in stormwater run-off and if the stream corridor’s environmental quality is improved. .
94

a . All buildings and uses shall be served by public water and sewage.
b. Yard Requirements Adjoining Residential Districts.
1. On lots adjoining residential districts, no building or parking area shall be located closer than twenty-five (2S’) feet from such
district boundary.
2. Landscaping Along ·Streets, Roads or Highways. Each property shall be appropriately landscaped, particularly along its frontage upon
a public street, road or highway. Parking lots, loading and unloading, shall not be permitted in the area between the front building
line and the street line.
c. Screening or Buffer Strip. Along each side and rear property line which adjoins a residential district in the township or a similar district in
an adjoining municipality, a screen or buffer planting strip shall be provided consisting of massed evergreens and shrubs of such species
and size as will produce an effective screen at time of planting. The screen or buffer strip shall be landscaped in accordance with a plan
acceptable to the planning board. The width of the planted screen shall be a minimum of ten (l0’) feet and it shall be the responsibility
of the applicant to carry out this program and to promote such maintenance and care as is required to obtain the effect intended by the
original plan.
d. Landscaping. Those portions of all yards not used for parking, loading, unloading and service shall be planted and maintained at
all times.
f. Entrances and Exits. All entrances and exits upon a public street shall not be located within fifty (50’) feet of any street intersection; the
distance to be measured from the intersection of the right-of-way lines at the corner affected and the closest point of such proposed
driveway. Entrances and exits may be shared with adjacent land uses.
g. For locations within a flood plain area, an emergency evacuation plan is required.
95

appendix
C
. . . . . Floor Area Ratio Scale Table. . . . .
EWING FAR SLIDING SCALE TABLE
LOT SIZE (sq. BASE FAR GROSS FLOOR AREA SAMPLE TEST
ft.) START POINT MULTIPLIER (sq. ft.) PERMITTED (GFAP) FORMULA VAULES
2000 0 0.2 600 1000
3000 0 0.2 600 1200
3500 0 0.2 600 1300
4000 0 0.2 600 1400
BRACKET 4500 0 0.2 600 1500 GFAP = ((LOT SIZE - Start Point)
1 5000 0 0.2 600 1600 X .2) + 600 1600
5500 0 0.2 600 1700
6000 0 0.2 600 1800
6500 0 0.2 600 1900
7000 0 0.2 600 2000
7499 0 0.2 600 2100
7500 7500 0.18 2100 2100 GFAP = ((LOT SIZE - Start Point)
8000 7500 0.18 2100 2190 X .18) + 2100
BRACKET 8500 7500 0.18 2100 2280 2280
2 9000 7500 0.18 2100 2370 GFAP = (LOT SIZE - 7500) X .18 +
9500 7500 0.18 2100 2460 2100
9999 7500 0.18 2100 2550
10500 10000 0.045714 2550 2573 X .045714) + 2550
11000 10000 0.045714 2550 2596
BRACKET 11500 10000 0.045714 2550 2619
3 12000 10000 0.045714 2550 2641
12500 10000 0.045714 2550 2664 GFAP = (LOT SIZE - 10000) X
13000 10000 0.045714 2550 2687 .045714 + 2550 2687
13500 10000 0.045714 2550 2710
14000 10000 0.045714 2550 2733
14500 10000 0.045714 2550 2756
15500 15000 0.075 2925 2963 X .075) + 2925
16000 15000 0.075 2925 3000
16500 15000 0.075 2925 3038
17000 15000 0.075 2925 3075 3075
BRACKET 17500 15000 0.075 2925 3113
4 18000 15000 0.075 2925 3150 GFAP = (LOT SIZE - 15000) X
18500 15000 0.075 2925 3188 .075 + 2925
18749 15000 0.075 2925 3206
18750 15000 0.075 2925 3206
19000 15000 0.075 2925 3225
20000 15000 0.075 2925 3300
22000 21000 0.02827 3350 3378 X .02827)) + 3350
23000 21000 0.02827 3350 3407
24000 21000 0.02827 3350 3435
25000 21000 0.02827 3350 3463
26000 21000 0.02827 3350 3491
27000 21000 0.02827 3350 3520
28000 21000 0.02827 3350 3548
29000 21000 0.02827 3350 3576
BRACKET 30000 21000 0.02827 3350 3604
5 31000 21000 0.02827 3350 3633
32000 21000 0.02827 3350 3661
33000 21000 0.02827 3350 3689 GFAP = (LOT SIZE - 21000) X 3689
34000 21000 0.02827 3350 3718 .02827 + 3350
35000 21000 0.02827 3350 3746
36000 21000 0.02827 3350 3774
37000 21000 0.02827 3350 3802
38000 21000 0.02827 3350 3831
39000 21000 0.02827 3350 3859
40000 21000 0.02827 3350 3887
41000 21000 0.02827 3350 3915
42000 21000 0.02827 3350 3944
43000 21000 0.02827 3350 3972
44000 21000 0.02827 3350 4000
87000 21000 0.02827 3350 5216
Inte r-munic ip al c o op e rat ion w il l b e ke y to the Re g ion’s s ucc ess.
Taking advantage of al l the area’s ass e ts to c or rec t its iss ues
w il l c e r tainly b e a rec ip e for s ucc ess... He re, Fathe r Rocc o Par k
on the Ew ing / Tre nton B orde r is an unde r ut ilize d c ommunit y
ass e t.
appendix
D
. . . . . Summary Table of Development Standards. . . . .
This summary of Development Standards is meant as a quick reference guide when
applying the Plan to prospective projects. The table is not a replacement for the standards
contained in this Plan, but merely is meant to highlight some of the relevant bulk
requirements detailed within each subarea of the Plan. Additionally, as detailed within
the Plan, statements of intent and objectives of each subarea serve as a base that every
project must strive to implement, regardless of (and especially when) any deviations to
the bulk standards in the Plan are sought.
O A R P - S U M M A R Y TA B L E O F S TA N D A R D S ( p a g e 1 o f 2 )
SubArea #1 PENNINGTON ROAD NEIGHBORHOOD COMMERCIAL
use conditional use lot size lot height F.A.R. additional requirements
coverage
-Retail goods and Services (See NB -Residential (above retail) 17,500 sqft 70%* 1½ 0.50 -Build-to Line 20-25’
zone for list) (3½ upon (1.0 upon -Side and rear setback 10’
condition) condition) -Minimize curb-cuts
-Pedestrian access
-Streetscape improvements
-Shabakunk Creek improvements
SubArea #2 PROSPECT STREET COMMUNITY MIXED-USE

coverage
-Mixed-use (residential and/or office -Stand alone commercial; 22,500 sq.ft 75%* 4½ stories 3.0 -Build-to Line 50’ (Olden Avenue) except intersections then
above retail); -Existing auto related expansion (6½ w/parking 10-15’
under) -Build-to Line 10-15’ (Prospect and New streets)
-Multifamily Residential; -Side and rear setback 10’
-Artist Live/work -Roads if applicable
-Pedestrian Circulation Plan
-Shabakunk Creek improvement
SubArea #3 SPRUCE STREET SMALL BUSINESS / LIGHT INDUSTRIAL

coverage
-Light Industrial (see LI zone); -Cellular Communications LI; 8,000 sq.ft. (80’ 70%* LI: 1½ stories 0.50 -Build-to Line 20-25’ (under NB Standards)
facilities min frontage) -Build-to Line 10-15’ (under LI Standards)
- Retail goods and Services, Office on BN&RPO: 3½ -Pedestrian access
Spruce St. frontage ONLY (See NB BN & RPO; 17,500 stories -Streetscape improvements
& RPO zone for list) -Landscape Improvements
-Shabakunk Creek improvements
SubArea #4 MERCER CROSSINGS

coverage
-Lifestyle Shopping Centers; -Outdoor Markets 2 acres 70% 3½ stories 2.0 -Build-to Line 30-35’ (Olden Avenue frontage) except
(4½ with parking intersections then 10-15’
-Office; under) -Build-to Line 10-15’ (All new streets)
-Roads if applicable
-Mixed use (office above retail) -Pedestrian Circulation Plan
-Landscaped buffer on all loading areas
SubArea #5 STOUT AVENUE NEIGHBORHOOD

coverage
-Residential -Mixed Use (residential, office, -1 & 2 family In-fill: 70%* (60% 3½ stories 1.5 -Build-to Line 30-35’ (Olden Avenue frontage) except
above retail) 4,000sq.ft; Multifamily) (4½ with parking (1.0 intersections then 10-15’
under) multifamily) -Build-to Line 10-15’ (All new streets)
-Mixed Use: 5,000sq. -Side setback 5’
ft; -Roads if applicable
-Pedestrian first approach
-Multi-family: 2 acres -Streetscape improvements
-Parks and Open Space improvements
O A R P - S U M M A R Y TA B L E O F S TA N D A R D S ( p a g e 2 o f 2 )
SubArea #6 CALHOUN STREET REGIONAL COMMERCIAL / INDUSTRIAL

coverage
-Industrial (see I zone); -Cellular communications 2 acres 70%* I: 1½ stories 0.50 -Build-to Line 50’ (Olden frontage)
towers (2.0 for mixed -See I zone for Industrial setbacks
-Olden and Calhoun St. frontage All other: 3½ use) -Other uses Build-to Line 10-15’ (Calhoun St and all new
ONLY, Retail goods and Services, -Planned Developments (5acres (4½ with parking streets)
Office (See NB & RPO zone for list); or more) under) -Roads if applicable
-Mixed use (office above retail) -Streetscape improvements
-Landscaped buffer on all loading areas 30’
-Landscaped buffer from residential areas 50’
SubArea #7a PROSPECT PARK SMALL BUSINESS / LIGHT INDUSTRIAL

coverage
-Light Industrial (see LI) -Cellular communications 8,000 (80’ min 70%* 2 stories 0.50 -Build-to Line 10-15’
towers frontage) -Shabakunk Creek improvement
-Landscaping
-Landscaped buffer from residential areas 50’
SubArea #7b PROSPECT PARK NEIGHBORHOOD

coverage
-Residential -Mixed Use (limited to Calhoun -Townhome 4,000; -Townhomes 3½ stories -Single, -Residential Build-to: 0-25’**
& Ingham and Parkway & & Two family Townhomes & -Mixed use: 0-10’
Prospect St -TwoFamily 6,000; 25% Two family**; -LI uses: 10-15’
-MultiFamily -Side Yard: 6ft one side 14 both;
-Light Industrial (LI) - MultiFamily 22,000 -MulitFamily 1.0 -Pedestrian first approach
60% -Streetscape improvements
SubArea #8 ARCTIC PARKWAY TRANSITIONAL

coverage
-Office/Professional (RPO) -Residential 12,000 60%* 3½ stories 1.25 -Build-to Line 20’-25’ (RPO; NB, Mixed use, residential)
-Build-to Line 10-15’ (LI)
-Retail (See NB zone for list); -Light Industrial -Side setback 5’
-Mixed-use (residential and/or office -Streetscape improvements
above retail); -Shabakunk Creek improvements
-Landscaped buffer from residential areas.
* Bonus coverage up to 10% may be granted if contributions to other stream improvements are identified. Property adjacent to the Shabakunk Creek is limited to 60% maximum impervious coverage. Porous (or pervious)
material may be utilized to exceed the permitted coverage requirements in the district so long as it is demonstrated that stormwater run-off is minimized and the stream corridor’s environmental quality is improved.
** Variation based on Neighborhood Character. FAR for single-family, and two-family residences will utilize the Sliding Chart in Appendix C

03-02-09 Olden Avenue Redevelopment Plan

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Ewing Township Redevelopment Agency

Township of Ewing, New Jersey

(“100 Marketplace”, Basking Ridge, NJ)

Ewing Township Redevelopment Agency

Ewing Township Planning Board

Olden Avenue Redevelopment Plan

INTRODUCTION TO THE 2008 REDEVELOPMENT PLAN.............................................................................................................................. 1

A VISION FOR THE FUTURE............................................................................................................................................................................... 3

GENERAL GOALS OF THE REDEVELOPMENT PLAN...................................................................................................................................... 4

REDEVELOPMENT AREA AND SUBAREA DESIGNATIONS............................................................................................................................ 7

STANDARDS FOR DEVELOPMENT.................................................................................................................................................................... 10

IMPLEMENTATION OF THE PLAN (STATEMENT OF PURPOSES AND PUBLIC POLICIES)........................................................................ 54

RELATIONSHIP TO OTHER PLANS.................................................................................................................................................................... 62

APPENDIX A- Parcel Maps................................................................................................................................................................................ 67

APPENDIX B- Additional Development Standards..................................................................................................................................... 79

APPENDIX C- Floor Area Ratio Sliding Table................................................................................................................................................ 96

APPENDIX D- Summary Table of Development Standards....................................................................................................................... 99

Heyer, Gruel & Associates January 2008

Map 1 - REDEVELOPMENT AREA Map .............................................................................................................................................................2

Map 2 - OPPORTUNITIES MAP .......................................................................................................................................................................... 5

Map 3 - OARP Subareas Map...........................................................................................................................................................................6

Map 4 - EXISTING LAND USE ............................................................................................................................................................................. 8

Map 5 - Existing Lot Sizes Map..................................................................................................................................................................... 9

Map 6 - CONCEPTUAL ROAD NETWORK MAP................................................................................................................................................. 48

Map 7 - ENVIRONMENTAL & OPEN SPACE OPPORTUNITIES MAP................................................................................................................ 53

Map 8 - STATE PLAN MAP.................................................................................................................................................................................... 65

APPENDIX (Scale Block and Lot Maps)............................................................................................................................................................. 69-77

Olden Avenue Redevelopment Plan

Efforts to Date • The redevelopment of the former Certified Steel site

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008

The first Olden Avenue Redevelopment Plan was prepared

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008

New park spaces integrated within the fabric of each

New structures will provide exciting architectural elements

Olden Avenue Redevelopment Plan

GENERAL GOALS OF THE REDEVELOPMENT PLAN

Heyer, Gruel & Associates January 2008

Heyer, Gruel & Associates January 2008

Subarea 1 Pennington Road Neighborhood Commercial

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008

Olden Avenue Redevelopment Plan

STANDARDS FOR DEVELOPMENT

Heyer, Gruel & Associates January 2008

A portion of this subarea has been characterized by years of flooding

Olden Avenue Redevelopment Plan

Bulk Standards Floor Area Ratio

Building Placement and Design

Heyer, Gruel & Associates January 2008

Subarea 2- Prospect Street Mixed-Use Community

Although many automotive land uses are currently located in this

Heyer, Gruel & Associates January 2008

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008

Olden Avenue Redevelopment Plan

Heyer, Gruel & Associates January 2008