APPENDIX A: RESULTS OF COMMUNITY

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1 Appendix A: Results of Community and Stakeholder Meeting - 5/12/09 Core Issues Neighborhood disinvestment, absentee landlords, unmaintained and vacant homes exert a blighting influence on an otherwise solid neighborhood of homeowners. Improvements are needed to public realm (e.g. roads, curbs, sidewalks, lighting structures, street furniture) and buildings need a program for façade improvements. Regarding reuse of the hospital site, a healthcare presence should be retained, jobs and job training should be provided (either medical, vocational/ technical or both). Possibly an extension of the Henry J. Austin Health Center with an emergency medical facility included, could be housed in one of the buildings across from the hospital site. Affordable residential development should be limited to 20% of total housing, focus on workforce housing consisting of 80% of total housing. Tenure should focus on owner occupied units. The site should generate ratables. Components of Neighborhood Plan should include façade improvements, streetscape improvements (e.g. trees, lighting, sidewalks) etc.neighborhood has had meetings to apply for façade improvements PNC bank grant. Requirements for application include renderings and costs. Bellevue Rutherford Neighborhood Plan February 2010

2 Capital Health needs to invest in the Mercer Campus Reuse Plan. Infrastructure funding should be in place prior to the hospital leaving. Phased improvements to be planned based on cost analysis over 3 7 years. Funding programs to allow for façade improvements and repairs including homeowner assistance for owner-occupied housing. Parking Issues - Parking permits are not enforced on all blocks. Hospital employees park on residential streets. In the 500 block of Rutherford Avenue, multiple cars parked in the driveway backyard including unregistered vehicles. Residential alleys have dumping issues. Long term owners vested in their property. This is complete opposite of the absentee landlords. Absentee landlords create negative image for homeowners - including dilapidated structures (not abandoned but not boarded) creating safety issues and dumpsters of gutted materials located on the property. Some violations have been issued by the City. Neighborhood Improvement Association could create ownership regulations; formalized regulations through a neighborhood association may help force the absentees to be answerable to the community as a whole. Code/property maintenance has enforcement issues - City complaints have been filed; residents have sent some instances to the local newspaper as blight reports. Many residents are unaware that they can call City with information on dilapidation; they should call the City numbers and notify them about housing issues, dumping or other such complaints. Boarded properties that are under construction are an issue. Owners of the properties say they are under construction and have open permits. The City has not followed through with open permits. There should be fines for not completing renovations on time and/or disposing off of the rubble from construction sites. Illegal conversions are an issue. The most desired type of housing in the neighborhood would be moderate income and workforce housing (80% of median income or more). The residents do not want low income housing since some residents fear that it negatively affects housing values. The ideal ratio may be of 20% affordable and 80% marketrate housing. The most preferred type of housing includes rehabilitate existing housing and constructing new single family and twins/ row home style housing. February 2010 Bellevue Rutherford Neighborhood Plan

3 The residents want new homeowners/ residents to be good neighbors and people who will keep up with property maintenance. New development near the neighborhood: Spring Street rehabilitating homes; new housing in the vicinity; Magic Marker site - constructing new homes Homeowners should have say in new investments There should be investments in housing infrastructure in neighborhood. Would like local contractors to do the work. Employee housing housing available for the future new employees of Mercer Campus Existing commercial uses include a food store (bodega) and a liquor store on Prospect Street. These uses have a bad image and are hangouts for criminal activity/loitering etc. Business network within the community not all stores/property owners are residents, non-resident business owners don t seem to care about the loitering etc. Loitering is an issue, including scaring pedestrians and creating problems when store owners complain to the police (e.g. residents reported that the pizza place got window smashed) Major changes are needed - Liquor stores need to go, Bodegas should stop selling rolling papers and single cigarettes. Resident suggestions include asking the shops to stop selling rolling papers and single cigarettes and drug paraphernalia for a 45-day trial period to see if loitering will stop and if it doesn t work, then the merchants should leave the neighborhood The neighborhood needs commercial establishments such as restaurants and coffee shops; possibly a vegetable and fruit shop on the empty lot at the corner of Bellevue and Prospect and an internet café. The presence of the hospital provides security, lighting and presence of three shifts of employees in the neighborhood. Residents are concerned about the loss of hospital presence. Controlled substances/drugs are easily available It appears that gangs and criminals from other neighborhoods are pushed into this neighborhood- Gangs/gang members don t live in the neighborhood South of the neighborhood (south of the D&R canal) also has some bad areas - Boudinot St.; apartments off of W. State St. Police sub-district on Hermitage Avenue 6 policemen; mostly 1 policeman per car police need more backup Complaint example - More cops guarding construction equipment on the Magic Marker site than dealing with shooting on Stuyvesant Avenue Bellevue Rutherford Neighborhood Plan February 2010

4 Homeless issue minimal; some gang members (young kids) are homeless Children cannot walk to school or play outside (e.g. parks); one resident won t recommend a park on his street because it would become a gang hangout area Young children recruited into gangs Need to provide options for gang members Solutions to the crime problem: cameras, vigilance, neighborhood watch, drug-free zone, more police patrols, foot/bike patrols Major changes - moving in 2011, Neonatal service moving to Fuld Campus. Need a tax base. City has to get something from such a large property - City should not accept exempt uses only. Improve value of hospital property enough to raise value of properties in the neighborhood. This in turn will encourage rehabilitation of abandoned homes. Capital Health should find developer(s) who will view the hospital property as a profit center. Reuse should create revenue. Large facility - many different entities possible, mixed use, training/vocational uses, community spaces. Also explore the cost of razing the campus buildings; new uses could include 1- and 2-family housing Requirements from the site should be some mix of the following: o Access to healthcare in neighborhood - acute/emergency at least o Services for homeless o Services for youth and recreation o Services for elderly and displaced Potential Uses, listed by preference: o Teaching Hospital - such as Jefferson, Cooper and/or Robert Wood o Nursing Home o Upper Level Condos, Second Level Parking, and Ground level Multiple Retail Establishments o There are other buildings and sites in the immediate area possibly owned by the hospital that could house the community health center, acute/urgent care and emergency room all in one. o Also, the vocational school would fit perfectly in the nurses quarters; this is a building next to the hospital. February 2010 Bellevue Rutherford Neighborhood Plan

5 Potential Training Courses: o Health-related - Home Health, X-Ray, Practical Nursing, GED, Health and Wellness; summer program for medical students o Accredited Vocational School - IT and computer skills, plumber, electrician, auto mechanics, local services, air conditioning/heating, and security training. o New trends/funding - Green technology training (solar, etc.) o Cottage industries handmade items o Other - Urban gardens, Social skills + read + write + math, Swimming pool, Parenting skills o Neighborhood construction training Trade/skills get youth off the streets; especially summer break jobs, as local as possible local contractors On-the-job training - generate income; $15 per hour after training ; MOET Mayor s Office of Employment and Training Are there any citywide programs for skill improvement and skills training that could relocate or create satellite centers on the Mercer campus site? The new occupants of the campus should offer jobs to community residents. Communication/life skills -can be done in the future community group offices building CHS may provide the white historic building on the corner (408 Bellevue Avenue) as office space for community associations Parking for potential users of the campus should be addressed on site - no parking on residential streets Bellevue Rutherford Neighborhood Plan February 2010

6 Other Stakeholders - schools, recreation, children/youth groups Gregory School: Pilot programs in the school with parenting/teaching system; School is K-8; 85% children walk; the remainder are bussed Encourage involvement from children and youth (younger residents). Recreation- not sufficient, structured programs/ activities Potential use of the historic corner building (408 Bellevue Avenue) as a community center, space for neighborhood associations. Other ideas for neighborhood revitalization/ comments D & R Canal Trail improved in some areas; lights, workout/pullout areas; exercise; parking; canoe points Cadwalader Park: limited resource Across the canal on Hermitage, plans to convert shopping across from police station into municipal court complex. It is only in talks; Trenton has no money right now. Additional bus/shuttle not in the neighborhood but within the vicinity. February 2010 Bellevue Rutherford Neighborhood Plan

7 Appendix B: Other Reuse Concepts Concept 1: Adaptive Reuse This scenario assumes that any future development on the campus will be based on adaptive reuse of all existing structures. The vocational training facility, office spaces, multi-family workforce housing, and the associated parking will be created from the existing main Mercer Hospital campus. The proposed vocational training center would be accommodated in the existing School of Nursing and associated buildings along Rutherford Avenue. The proposed office spaces would be located in the existing Dayton, Admin and D buildings. The workforce housing would be located in the existing East Wing 8-story tower and the newer A and G buildings on the eastern side of the main campus. The costs associated with such as reuse of the main building would include rehabilitation of some portions including structural components like roofs, plumbing and wiring for new uses, new HVAC systems, remediation, if any, as well as bringing older buildings up to the City s code requirements. The on-site study and evaluation of these costs would be essential to determining the economic feasibility of this type of reuse. In addition, the other costs associated would include internal division of the floor space and renovations, soft and hard landscaping etc. Bellevue Rutherford Neighborhood Plan February 2010

8 The existing Mercer Professional Offices/Mercer Arts building would continue as an independent structure with on-site parking and is proposed as a mixed-use building with potential office spaces and residential uses. Additional professional office space is proposed in 408 Bellevue Avenue building at the intersection of Bellevue Avenue and Prospect Street. This building is a recognized landmark within the neighborhood and holds potential value. Both the buildings currently contain leased medical office spaces. The existing parking lots would contain new structures. At the intersection of Rutherford Avenue and Prospect Street, a new mixed-use building is proposed in the current parking area. This building would contain retail uses on the first floor with office/ residential / community meeting space on the upper floors and a plaza area proposed to the rear of the building. Parking would be on-site, accessed from Rutherford Avenue with loading space for the retail uses accessed from Prospect Street. At the intersection of Bellevue Avenue and Prospect Street, in the current C parking lot, a new retail building is proposed. The new retail/mixed-use buildings at the intersections of Rutherford and Bellevue Avenues with Prospect Street aim to create infill uses along Prospect Street in continuation of the existing commercial uses on Prospect Street north of Rutherford Avenue. These would also serve to reinforce/ redevelop Prospect Street into an active and pedestrian friendly mixed-use corridor. The Family Health Center is proposed as a continuing use providing health services in the neighborhood. A reorganization of the existing C parking would allow adequate on-site parking for both the Family Health Center and the new retail use. An assisted living facility is proposed to the south of Bellevue Avenue, in the current A parking lot on Block 4802, Lot 5 and Block 6003, Lots 1-6. This would be a free-standing use with on-site parking. The plan recommends a direct visual and pedestrian access along the western edge of the parking area possibly connecting the park/recreation area along Bellevue Avenue to the greenway/ walkway of the D&R Canal Park. A new park/recreation area is proposed along Prospect Street with potential access to the greenway/walkway, thus creating a local and accessible network of active and passive recreational spaces. In addition, the plan recommends the addition of park-like open spaces along the Bellevue Avenue frontage of the vocational training center, office spaces, workforce housing, mixed-use Mercer Arts building, and the professional office building at 408 Bellevue Avenue. A new alley is proposed in the current location of the main campus visitor access, and would provide connection between Bellevue and Rutherford Avenues. This alley would also serve as access to the shared parking area to its west and the three mixed-use/professional office buildings to its east. February 2010 Bellevue Rutherford Neighborhood Plan

9 The location of various uses and their areas are as shown in the table and concept Plan below: Use Floor Area/ Units Parking Vocational Training Center 1-3 stories (existing) ; 25,000 square feet On-site with rear/side access Assisted Living Facility 3 stories (new); 60,000 to 70,000 square feet; On-site with access from Bellevue Avenue units ( square feet each) Office 2-3 stories (existing); 20,000 to 25,000 square On-site with rear access feet Workforce Housing 3-8 stories (existing); about 200 units (1,200 square feet each) Structured and surface parking; Rutherford access Structured parking (for workforce housing) 2 stories (existing) with new ramp structure; 136 to 140 spaces Surface parking (for workforce housing) 66 spaces Mixed-use - office/retail 4 stories (existing); 42,000 square feet On-site parking Mixed-use office/retail /residential 2 stories (new); 20,000 square feet On-site/Shared 408 Bellevue Avenue - professional offices 6,000 square feet (existing) On-site parking/shared Retail 1 story (new); 14,000 square feet On-site parking Bellevue Avenue Park 22,500 square feet (150 x150 ) - about ½ acre Shared/street Prospect Street Park 22,500 square feet (150 x150 ) - about ½ acre Shared/street Bellevue Rutherford Neighborhood Plan February 2010

10 Concept 1- Adaptive Reuse Concept 1 - Adaptive Reuse February 2010 Bellevue Rutherford Neighborhood Plan

11 Concept 2: Partial Adaptive Reuse This scenario assumes that any future development on the campus will be based on partial adaptive reuse of some of the existing structures with new development concentrated mainly in the western part of the main campus and the existing parking lots. According to this scenario, the area of the main campus would include the vocational training facility and/or additional institutional uses, twin/townhouse - type housing, multi-family workforce housing, and the associated parking. The portions of the main campus proposed to be demolished include the garage, laundry, cooling tower, power plant, service building, Dayton Building, Admin Building, E Building, C Building, East Wing, B Building, and D Building. The proposed vocational training center would be accommodated in the existing School of Nursing. Additional institutional uses could be accommodated in the two new buildings proposed in the location of current Dayton, Admin and D buildings. These new buildings could contain vocational training spaces or could be built as additional workforce housing or a mix of both. Based on community input, these buildings could also be used for a future expansion of the Gregory School, relocation of the Cadwalader Library or other such institutional uses. The parking for these three buildings is proposed in the rear with a boulevard-style parking area accessed from proposed alleys. The Rutherford Avenue frontage of the main campus, currently occupied by B, C, E and East Wing buildings would be converted to twin/townhouse style houses. In addition to creating additional housing options within the neighborhood, these structures will help to retain continuity of building type and style along the southern side of Rutherford Avenue. Parking for the homes would be provided from an extension of Bessemer Alley and, where necessary, new alleys would be developed for access. The workforce housing would be located in the existing A and G buildings on the eastern side of the main campus. Parking for the workforce housing would be provided as surface lots accessed from two proposed alleys connecting Rutherford and Bellevue Avenues. The existing Mercer Professional Offices/Mercer Arts building would continue as an independent structure with on-site parking and is proposed as a mixed-use building with potential office spaces and residential uses. Additional professional office space is proposed in 408 Bellevue Avenue building at the intersection of Bellevue Avenue and Prospect Street. This building is a recognized landmark within the neighborhood and holds potential value. Both the buildings currently contain leased medical office spaces. Bellevue Rutherford Neighborhood Plan February 2010

12 The existing parking lots would contain new structures. At the intersection of Rutherford Avenue and Prospect Street, a new mixed-use building is proposed in the current parking area. This building would contain retail uses on the first floor with office/ residential / community meeting space on the upper floors and a plaza area proposed to the rear of the building. Parking would be on-site, accessed from Rutherford Avenue with a loading space for the retail uses accessed from Prospect Street. At the intersection of Bellevue Avenue and Prospect Street, in the current C parking lot, a new retail building is proposed. The new retail/mixed-use buildings at the intersections of Rutherford and Bellevue Avenues with Prospect Street aim to create infill uses along Prospect Street in continuation of the existing commercial uses on Prospect Street north of Rutherford Avenue. These would also serve to reinforce/ redevelop Prospect Street into an active and pedestrian friendly mixed-use corridor of the neighborhood. The concept plan recommends a direct visual and pedestrian access along the western edge of the parking area. The plan also recommends the addition of park-like open spaces along the Bellevue Avenue frontage of the vocational training center / institutional uses, workforce housing, mixed-use Mercer Arts building, and the professional office building at 408 Bellevue Avenue. A new park area is proposed along Prospect Street with potential access to the greenway/walkway, thus creating a local and accessible network of active and passive recreational spaces. A total of four new alleys are proposed - three of which would provide north-south connection between Bellevue and Rutherford Avenues and the fourth would be an extension of Bessemer Alley and provide rear access to the residential development along Rutherford and institutional uses on Bellevue Avenue. The Family Health Center is proposed as a continuing use providing health services in the neighborhood. A reorganization of the existing C parking would allow adequate on-site parking for both the Family Health Center and the new retail use. To the south of Bellevue Avenue, in the current A parking lot on Block 4802, Lot 5 and Block 6003, Lots 1-6, an assisted living facility is proposed. This would be a free-standing use with on-site parking. February 2010 Bellevue Rutherford Neighborhood Plan

13 The location of various uses and their areas are as shown in the table and concept Plan below: Use Floor Area/ Units Parking Vocational Training Center 3 stories (existing School of Nursing) ; 18,000 On-site with rear/side access square feet Vocational Training Center/ Other Institutional Uses/ OR Additional Workforce Housing 2 new buildings; 3 stories each; 9,600 square feet each floor = 28,800 square feet each building OR 2 new buildings; 3 stories each;24 units (1,200 square feet each) per building = 48 units total Assisted Living Facility 3 stories (new); 60,000 to 70,000 square feet; On-site with access from Bellevue Avenue units ( square feet each) Workforce Housing 3-4 stories (existing); about units (1,200 Surface parking; access from proposed alley square feet each) Twins / Townhomes 20 units; 25 x 80 lots; 2 to 2.5 story Rear alley access to on-site/ rear yard parking structures Mixed-use - office/retail 4 stories (existing); 42,000 square feet On-site parking Mixed-use office/retail /residential 2 stories (new); 20,000 square feet On-site/Shared 408 Bellevue Avenue - professional offices 6,000 square feet (existing) On-site parking/shared Retail 1 story (new); 14,000 square feet On-site parking Prospect Street Park 22,500 square feet (150 x150 ) - about ½ acre Shared/street Bellevue Rutherford Neighborhood Plan February 2010

14 Concept 2- Partial Adaptive Reuse Concept 2 - Partial Adaptive Reuse February 2010 Bellevue Rutherford Neighborhood Plan

15 Concept 3: Demolition A This scenario assumes that any future development on the campus will be based on the demolition of the majority of existing buildings on the main Mercer Hospital campus. Existing buildings that are proposed to remain include the Mercer Arts building, 408 Bellevue Avenue, and CHS Family Health Center. In an effort to revert to the pattern of residential development within the neighborhood before the presence of CHS Mercer Hospital, the main campus would be converted to twin/ townhouse style houses. These 54 new units would help to retain continuity of building type and style along the Bellevue and Rutherford Avenues. Parking for the homes would be provided from an extension of Bessemer Alley and a new alley will be developed for access connecting Rutherford and Bellevue Avenues. The existing Mercer Professional Offices/Mercer Arts building would continue as an independent structure with on-site parking and is proposed as a mixed-use building with potential office spaces and residential uses. Additional professional office space is proposed in the 408 Bellevue Avenue building at the intersection of Bellevue Avenue and Prospect Street. This building is a recognized landmark within the neighborhood and holds potential value. Both the buildings currently contain leased medical office space. The existing parking lots would contain new structures. At the intersection of Rutherford Avenue and Prospect Street, a new mixed-use building is proposed in the current parking area. This building would contain retail uses on the first floor with office/ residential / community meeting space on the upper floors and a plaza area proposed to the rear of the building. Parking would be on-site, accessed from Rutherford Avenue with a loading space for the retail uses accessed from Prospect Street. At the intersection of Bellevue Avenue and Prospect Street, in the current C parking lot and MICU Building location, a new retail building is proposed with on-site parking. The new retail/mixed-use buildings at the intersections of Rutherford and Bellevue Avenues with Prospect Street aim to create infill uses along Prospect Street in continuation of the existing commercial uses on Prospect Street north of Rutherford Avenue. These would also serve to reinforce/ redevelop Prospect Street into an active and pedestrian friendly mixed-use corridor of the neighborhood. The Family Health Center is proposed as a continuing use providing health services in the neighborhood. To the south of Bellevue Avenue, in the current A parking lot on Block 4802, Lot 5 and Block 6003, Lots 1-6, an assisted living facility is proposed. This would be a free-standing use with on-site parking. Bellevue Rutherford Neighborhood Plan February 2010

16 The concept plan recommends a direct visual and pedestrian access along the western edge of the parking area. A new park area is proposed along Rutherford Avenue located opposite Gregory School, thus providing the residential homes and the school with active and/or passive recreational space. A total of three new alleys are proposed - two of which would be located at either ends of the residential development and provide north-south connection between Bellevue and Rutherford Avenues and the fourth would be an extension of Bessemer Alley and provide rear access to the residential development. The location of various uses and their areas are as shown in the table and concept sketch below: Use Floor Area/ Units Parking Assisted Living Facility 3 stories (new); 60,000 to 70,000 square feet; On-site with access from Bellevue Avenue units ( square feet each) Twins / Townhomes 54 units; 25 wide x 180 to 200 deep lots; 2 Rear alley access to on-site/ rear yard parking to 2.5 story structures Mixed-use - office/retail 4 stories (existing); 42,000 square feet On-site parking Mixed-use office/retail /residential 2 stories (new); 20,000 square feet On-site/Shared 408 Bellevue Avenue - professional offices 6,000 square feet (existing) On-site parking/shared Retail 1 story (new); 14,000 square feet On-site parking - about 50 spaces Rutherford Avenue Park 27,000 square feet (150 x180 ) - about 0.6 acre Shared/street February 2010 Bellevue Rutherford Neighborhood Plan

17 Concept 3-- Complete Demolition A A Bellevue Rutherford Neighborhood Plan February 2010

18 Concept 4: Demolition B This scenario assumes that any future development on the campus will be based on demolition of the majority of existing buildings on the main Mercer Hospital campus. Existing buildings that are proposed to remain include the Mercer Arts building, 408 Bellevue Avenue, and CHS Family Health Center. In an effort to revert to the pattern of residential development within the neighborhood before the presence of CHS Mercer Hospital, the main campus would be converted to two different types of residential uses - single-family residential homes along Bellevue Avenue and twin/townhouse style houses along Rutherford Avenue and a new proposed street. A total of 18 single-family homes and 93 twin/townhouse units, these structures will help to retain continuity of building type and style along the Bellevue and Rutherford Avenues. Parking for the homes would be provided from an extension of Bessemer Alley as a new street and two new alleys parallel to the street will be developed for access to rear yard parking. A northsouth new street is proposed at the eastern of the residential development and a north-south extension of Bessemer Alley at the western end, further connecting Rutherford and Bellevue Avenues. A pocket park is proposed at the southwestern corner of the residential development. The existing Mercer Professional Offices/Mercer Arts building would continue as an independent structure with on-site parking and is proposed as a mixed-use building with potential office spaces and residential uses. Additional professional office space is proposed in 408 Bellevue Avenue building at the intersection of Bellevue Avenue and Prospect Street. This building is a recognized landmark within the neighborhood and holds potential value. Both the buildings currently contain leased medical office spaces. The existing parking lots would contain new structures. At the intersection of Rutherford Avenue and Prospect Street, a new mixed-use building is proposed in the current parking area. This building would contain retail uses on the first floor with office/ residential / community meeting space on the upper floors and a plaza area proposed to the rear of the building. Parking would be on-site, accessed from Rutherford Avenue with a loading space for the retail uses accessed from Prospect Street. The Family Health Center is proposed as a continuing use providing health services in the neighborhood. The concept plan proposes a reorganization of the Family Health Center parking areas to accommodate parking for the new retail use. February 2010 Bellevue Rutherford Neighborhood Plan

19 At the intersection of Bellevue Avenue and Prospect Street, in the current C parking lot and MICU Building location, a new retail building is proposed with on-site parking. The new retail / mixed-use buildings at the intersections of Rutherford and Bellevue Avenues with Prospect Street aim to create infill uses along Prospect Street in continuation of the existing commercial uses on Prospect Street north of Rutherford Avenue. These would also serve to reinforce/ redevelop Prospect Street into an active and pedestrian friendly mixed-use corridor of the neighborhood. The concept plan recommends a direct visual and pedestrian access along the western edge of the parking area. The landscaped park along Bellevue Avenue and the new proposed ½ acre park area along Prospect Street with potential access to the greenway/walkway and the pedestrian access would create a local and accessible network of active and passive recreational spaces. The location of various uses and their areas are as shown in the table and concept sketch below: To the south of Bellevue Avenue, in the current A parking lot on Block 4802, Lot 5 and Block 6003, Lots 1-6, an assisted living facility is proposed. This would be a free-standing use with on-site parking. Use Floor Area/ Units Parking Assisted Living Facility 3 stories (new); 60,000 to 70,000 square feet; On-site with access from Bellevue Avenue units ( square feet each) Single-Family Residential 18 units; 30 X 80 lots; Rear alley access to on-site parking 2 to 2.5 story structures Twins / Townhomes 93 units; 25 x 80 lots; Rear alley/proposed street access to 2 to 2.5 story structures on-site parking Mixed-use - office/retail 4 stories (existing); 42,000 square feet On-site parking Mixed-use office/retail /residential 2 stories (new); 20,000 square feet On-site/Shared 408 Bellevue Avenue - professional offices 6,000 square feet (existing) On-site parking/shared Retail 1 story (new); 14,000 square feet On-site parking Bellevue Avenue Park About 0.3 acres Shared/street Prospect Street Park 22,500 square feet (150 x150 ) Shared/street Bellevue Rutherford Neighborhood Plan February 2010

20 Concept 4- Complete Demolition B Concept 4 - Complete Demolition B February 2010 Bellevue Rutherford Neighborhood Plan

21 Appendix C: Redevelopment Plan Process Process of Redevelopment There are discrete steps that every municipality must take in order to proceed with Redevelopment of an area, which is process-sensitive. There are three phases to Redevelopment. They are as follows: Phase 1 Governing Body authorizes the Planning Board to undertake a preliminary investigation as to whether the proposed area (called the study area) is an area in need of redevelopment. A preliminary investigation is undertaken by the in-house planning staff or a planning consultant where an evaluation of the study area is made and whether the area meets the criteria required for redevelopment. Once the preliminary investigation is completed, the planning board holds a public hearing and recommends to the municipal governing body whether the study area or a portion of the study area should be designated as a redevelopment area. The governing body then adopts a resolution determining the study area or a portion of it as a redevelopment area. Bellevue Rutherford Neighborhood Plan February 2010

22 Phase 2 After an area is determined to be a redevelopment area, a redevelopment plan is prepared by the in-house planning staff or a planning consultant, and should include an outline for the planning, development, redevelopment, or rehabilitation of the area. Redevelopment Plan is adopted by the governing body as an ordinance. Phase 3 Upon adoption of a redevelopment plan, the municipality - or a redevelopment entity is designated by the governing body may proceed with the redevelopment of the area. A redeveloper is identified by the redevelopment entity and may enter into an agreement with the redeveloper to redevelop the property consistent with the redevelopment plan. Statutory requirements for a redevelopment plan According to the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1, et seq.), the Redevelopment Plan shall include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate: 1. Its relationship to definitive local objectives as to appropriate land uses, density of population and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements; 2. Proposed land uses and building requirements in the project area; 3. Adequate provision for the temporary and permanent relocation as necessary of residents in the project area including an estimate of the extent to which decent, safe and sanitary dwelling units affordable to displaced residents will be available to them in the existing local housing market; 4. An identification of any property within the Redevelopment Area proposed to be acquired in accordance with the Redevelopment Plan; 5. Any significant relationship of the Redevelopment Plan to: The Master Plans of contiguous municipalities; 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.). February 2010 Bellevue Rutherford Neighborhood Plan

23 Appendix D: Neighborhood Characteristics Population Composition by Age According to the 2000 US Census, there were 2000 residents in the Bellevue-Rutherford neighborhood. As shown in the age composition table below, there is a diverse mix of age groups in the neighborhood with almost a quarter of the population between 5 and 17 years of age. The smallest age cohort was the 18 to 21 year age-group. Population By Age Persons Percentage Under % % % % % % % 65 and over % Total Population % Source: U.S. Bureau of Census 2000; all or portions of Census Blocks: 78334, 78377, 78454, 78471, 78534, 78535, 78596, 78632, 78688, 78704, 78752, 78767, 78798, 78871, 78934, 78963, and (data is prorated for blocks partially located within the neighborhood boundaries) Bellevue Rutherford Neighborhood Plan February 2010

24 Households A household is defined as one or more persons, either related or not, living together in a housing unit (i.e. rental apartments, condominiums, houses, etc.). Based on the 2000 U.S. Bureau of Census as shown in the table below, there were a total of 627 households in the Bellevue-Rutherford neighborhood, a majority of which was occupied by two or three persons. The average number of persons per household for the neighborhood was As shown on the Household Distribution Map, Census Block had the highest number of households. Census Block does not have any housing or resident population. Census Block Number of Households Average Household Size Source: U.S. Bureau of Census 2000; all or portions of Census Blocks: 78334, 78377, 78454, 78471, 78534, 78535, 78596, 78632, 78688, 78704, 78752, 78767, 78798, 78871, 78934, 78963, and (data is prorated for blocks partially located within the neighborhood boundaries) February 2010 Bellevue Rutherford Neighborhood Plan

25 Housing Characteristics The neighborhood contains 746 housing units based on the 2000 U.S. Bureau of Census. The occupancy rate within the Bellevue-Rutherford neighborhood (84%) was lower than the City (87%) and the County (94%), with 16% of the housing units within the neighborhood being vacant. The home ownership rate in the neighborhood is significantly lower than the City as a whole and the County. A lower percentage of the residents owned their home with only approximately 249 of the occupied housing units or 40% as owner-occupied, compared to 46% in the City of Trenton and 67% in Mercer County. Area Total units Occupied Percent Vacant Percent Owner Percent Renter Percent Renter Units Occupied Units Vacant -Occupied Owner -Occupied -Occupied Units Unit Units Units -Occupied Units Units Mercer County 133, ,807 94% % % % City of Trenton 33,843 29,437 87% % % % Bellevue- Rutherford Neighborhood % % % % Source: U.S. Bureau of Census 2000; all or portions of Census Blocks: 78334, 78377, 78454, 78471, 78534, 78535, 78596, 78632, 78688, 78704, 78752, 78767, 78798, 78871, 78934, 78963, and (data is prorated for blocks partially located within the neighborhood boundaries) Bellevue Rutherford Neighborhood Plan February 2010

26 As shown in the table below, there is significant variation by census block between the extent of renter occupied and owner-occupied units. Census Block Total units Occupied Units Percent Occupied Unit Owner -Occupied Units Percent Owner -Occupied Units Renter -Occupied Units Percent Renter -Occupied Units Vacant Units Percent Vacant Units % 0 0% % 0 0% % 19 73% 7 27% 1 4% % 11 27% 30 73% 2 5% % 11 8% % 11 8% % 25 41% 36 59% 10 14% % 12 55% 10 45% 10 31% % 37 88% 5 12% 6 13% % 8 47% 9 53% 2 10% % 26 52% 24 48% 3 6% % 17 81% 4 19% 2 9% % 19 73% 7 27% 9 26% % 9 45% 11 55% 5 19% % 12 26% 34 74% 8 15% % 14 58% 10 42% 1 4% % 11 55% 9 45% 16 43% % 18 28% 46 72% 33 34% Total % % % % Source: U.S. Bureau of Census 2000; all or portions of Census Blocks: 78334, 78377, 78454, 78471, 78534, 78535, 78596, 78632, 78688, 78704, 78752, 78767, 78798, 78871, 78934, 78963, and (data is prorated for blocks partially located within the neighborhood boundaries) February 2010 Bellevue Rutherford Neighborhood Plan

27 As shown on the Occupied and Vacant Housing Map, the highest occupancy rate is observed in Census Blocks 78471, and The highest rate of owner-occupied residential units is observed in Census Blocks 78334, 79048, 78688, and Certain blocks such as the portion of Census Block and do not have any housing or resident population. Vehicular Circulation The neighborhood is centrally located and easily accessible from major routes, including US Route 1, State Highways 29 and 31 (Pennington Avenue). The vehicular circulation within the Bellevue - Rutherford neighborhood consists of three main categories of streets: The streets running east/west and perpendicular to Calhoun Street These include Bellevue Avenue, Rutherford Avenue, Rosemont Avenue and East Stuyvesant Avenue. The entire stretch of Bellevue Avenue and a portion of Rutherford Avenue between North Hermitage Avenue and Marion Street are wider streets. The remainder of Rutherford Avenue to the west of North Hermitage Avenue, Rosemont Avenue, and East Stuyvesant Street are narrower with the majority of the traffic limited to residents. A small portion of Bernard Street is also located in the eastern portion of the neighborhood. Bellevue Rutherford Neighborhood Plan February 2010

28 Street Name Bellevue Avenue Rutherford Avenue Rosemont Avenue East Stuyvesant Avenue Bernard Street Right-of-Way Width 80 feet 70 feet between North Hermitage Avenue and Marion Street; 50 feet to the west of North Hermitage Avenue 50 feet 30 feet 55 feet The streets running north/south and parallel to Calhoun Street These streets include Elmhurst Avenue, Hoffman Avenue, North Hermitage Avenue, Exton Avenue, Prospect Street and Marion Street. North Hermitage Avenue and Prospect Street connect the neighborhood to the surrounding neighborhoods. The other streets are shorter streets extending only a few blocks and providing cross-connections within the neighborhood. Street Name Elmhurst Avenue Hoffman Avenue North Hermitage Exton Avenue Prospect Street Marion Street Right-of-Way Width 60 feet 40 feet 60 feet 35 feet 66 feet 40 feet north of Rutherford Avenue, 66 feet between Rutherford and Bellevue Avenues February 2010 Bellevue Rutherford Neighborhood Plan

29 Alleys These alleys include Bessemer, Craft, Superior and Almont Alleys. The last three alleys are located along the northern boundary of the neighborhood. They provide access to rear yards including vehicular access to residential garages located in the rear of lots. The neighborhood also includes one pedestrian path, as shown in the table below: Street Name Location Right-of-Way Width Bessemer Alley Two access points from Bellevue Avenue 15 feet between N Hermitage Avenue and Prospect Street, west of CHS-Mercer Campus Craft Alley Access from Hoffman Avenue, between Elmhurst 12 feet and Hoffman Avenues Superior Alley Access from and between N Hermitage Avenue 12 feet and Exton Avenue Almont Alley Access from Prospect Street and Rutherford feet variable Avenue, between Exton Avenue and Prospect Street, east of Gregory School Hoffman Path Located in the center of the block containing Blessed Sacrament Church and connects Bellevue and Rutherford Avenues. 8 feet Bellevue Rutherford Neighborhood Plan February 2010

30 Almost all of the streets allow traffic in both directions. The streets need basic improvements such as street lights, sidewalk repairs and widening in certain places, trees in most places, curb extensions and pedestrian crossings, trash bins, and seating. Several of the intersections need improvements for better pedestrian access. The streetscape improvements are discussed in detail in the Streetscape Standards section. Public Transportation Public transportation within the area consists of NJ Transit bus service along Bellevue Avenue, Rutherford Avenue and Prospect Street with stops at the intersection of Prospect Street with Bellevue and Rutherford Avenues. The service lines include: 601 Ewing - White Horse 609 Ewing - Quaker Bridge Mall 619 Ewing - Mercer County College Other public transportation within a one-mile radius of the neighborhood includes the following NJ Transit bus lines: 600 Plainsboro - Trenton Transit Center 602 Pennington - Downtown Trenton 603 Hamilton Square - Mercer Mall 604 East Trenton - Trenton Transit Center 606 Princeton - Washington Township (Hamilton Marketplace) 607 Ewing - Hamilton (Independence Plaza) 608 Hamilton - West Trenton 613 Mercer Mall - Washington Township (Hamilton Marketplace) Infrastructure The potable water within the Bellevue-Rutherford neighborhood is provided by the Trenton Water Works and sanitary sewer service through the Trenton Sewer Utility. Both these municipal utility authorities are owned and operated by the City of Trenton. The residents expressed concern at the level of service that would be needed for the amount of housing proposed in the Mercer Campus Reuse Plan. Engineers at Trenton Water Works and Trenton Sewer Utility confirmed that the hospital already requires a high level of utility service. It is highly unlikely that any of the proposed scenarios would create as great of a demand on the utilities as the hospital. Although there appear to have been issues in the past with the demand of electricity for the area, PSEG has taken steps to alleviate the situation with the proposed installment of two new circuits. The area will be serviced by two substations, one in Lawrence and an independent Kuzer substation. PSE&G also stated that they are committed to meeting the needs of their customers and will have no issues meeting the demands of any scenario that is implemented. According to PSE&G, the reuse demand for electricity will be much less than is currently needed at the hospital site. February 2010 Bellevue Rutherford Neighborhood Plan

31 Historically, the utility system for the campus functions as one interconnected system. The key utility infrastructure issue with any reuse scenario will be the disconnection and reconfiguration of the current campus utility loop system in order to meet the independent needs of the various future uses. This will require an infrastructure study in order to determine the strategy and costs associated with providing infrastructure in a phased manner. Environmental Conditions The Bellevue-Rutherford neighborhood is a disturbed, urban area and does not contain any areas of wetlands, floodplains or steep slopes. The Delaware and Raritan Feeder Canal is the most significant natural resource in the neighborhood and affects properties located to the south of Bellevue Avenue. Drainage and erosion on these properties could be a concern and any development may be subject to review by the Delaware and Raritan Canal Commission. Existing Land Use The Bellevue-Rutherford neighborhood is a predominantly residential neighborhood with commercial, institutional, and recreational uses scattered throughout the neighborhood as shown on the Existing Land Use map. The following are the key characteristics of the physical, environmental and social conditions of the neighborhood: Residential buildings on narrow and deep lots, mostly single-family attached units Scattered commercial and mixed-use buildings on Prospect Street Wide major streets; narrow alleys in some areas only. Large parcels containing institutional buildings and community facilities with large surface parking lots Poorly maintained streetscapes, limited access to open space and recreation Crime and concerns for safety Vacant parcels and boarded up buildings Bellevue Rutherford Neighborhood Plan February 2010

32 The existing land use within the neighborhood is detailed as follows: Land Use Category Area Area (Percent) (Acres) Residential Residential (four families or less) Apartments 3 4 Institutional Other Exempt Properties Public Property 5 7 Public School Property 3 4 Other School Property <1 1 Church and Charitable 3 4 Property Commercial 7 10 Industrial 1 2 Vacant 2 3 Total Source: City of Trenton MOD IV information 2009 Residential Residential (four families or less): The predominant type of residential buildings in the neighborhood is single-family attached units. Typical housing types include both twin units and row houses. The general character of residential development in the neighborhood is the following: Narrow lots with lot width between 15 feet to 25 feet. Each residential unit is located on a lot between 15 to 25 feet in width. Twin single-family homes are the general pattern of housing with virtually no side yards and very few detached units. A building height of two to three stories, with a maximum height of 5 stories for multi-family residential structures. Deep lots with 100 to 200 feet in depth and rear alley access in most areas. Residential rear yards that are more than 50% of the depth of the lot. February 2010 Bellevue Rutherford Neighborhood Plan

33 The neighborhood has diverse home sizes and values depending on the blocks. For example, based on the property tax information, within the blocks of Rutherford Avenue two-story attached homes on 15 feet wide and feet deep lots are assessed at between $30,000 and $45,000. However, in the 400 and 600 blocks of Rutherford Avenue homes located on similar sized or larger lots are assessed between $45,000 and $65,000. Similarly, residential properties in the 500 block of Bellevue Avenue located on 25 feet wide and 165 feet deep lots are assessed between $50,000 and $85,000. Homes on Rosemont Avenue and Rutherford Avenue west of Hermitage Avenue are assessed between $30,000 and $50,000. Other issues include ownership and occupancy. The neighborhood is composed of long term homeowners, with many residents living there from childhood and families living there for generations. However, the increasing number of absentee landlords and rental units, along with abandoned and/or boarded up buildings, tend to devalue the neighborhood. Apartments: The neighborhood contains several multi-family housing units on Bellevue and Rutherford Avenues near Hermitage Avenue, as well as two and three family attached residential units in the block of Rutherford Avenue. The six apartment buildings include: Rutherford Avenue, at the intersection of Rutherford and Hoffman Avenues 583 Bellevue Avenue, near North Hermitage Avenue Bellevue Plaza Apartments Bellevue Avenue 328 Bellevue Avenue, near Prospect Street 316 Bellevue Avenue, between Prospect and Marion Streets 333 Bellevue Avenue Bellevue Rutherford Neighborhood Plan February 2010

34 Institutional The institutional uses within the neighborhood consist of the following: Mercer Hospital: The largest institutional use and the largest employer in the neighborhood is the Capital Health System s Mercer Campus (also known as Mercer Hospital). Located at Bellevue Avenue, the main campus consists of approximately seventeen interconnected buildings built between 1922 and The oldest building owned by Capital Health is 408 Bellevue Avenue, located at the corner of Bellevue Avenue and Prospect Street, which was built in The earliest structures of the Mercer Campus include: The Mobile Intensive Care Unit (MICU) building at 65 Prospect Street (1920) The School of Nursing (1924) The Dayton Building (1927) The Admin Building (1931) The power plant (1920) The laundry (1920) A portion of the service building (1927) The hospital underwent an expansion in the late-1950s to This expansion included: The Family Health Center located at 433 Bellevue Avenue (1956) The eight-story East Wing (1957, 1970) The first floor of the C Building (1968) The remainder of the service building (1957) In the late-1970s to mid-1980s, the Medical Art building (1976), the two-story E Building (1986), the second floor of the C Building (1978), the B Building (1978), the two-story D Building (1986), the storage building (1986) and the garage (1986) were constructed. The newest portion of the main structure is the four-story G Building (1992). Public Schools: The Gregory School is the only public school located within the neighborhood. Located at 500 Rutherford Avenue, this elementary school is centrally located. The enrollment was 467 children for school year while the peak enrollment was 509 children for school year Other public schools near the neighborhood include the Cadwalader School located at 501 Edgewood Avenue to the south of the neighborhood and Monument Elementary School located at the intersection of Calhoun Street and Pennington Avenue to the east of the neighborhood. February 2010 Bellevue Rutherford Neighborhood Plan

35 Private Schools: Other schools in the neighborhood include the Trenton Community Music School building located at 720 Bellevue A Avenue adjacent to Blessed Sacrament Church. Police Substation: The nearest police station is located approximately 0.3 miles south of the neighborhood, at 230 North Hermitage Avenue at its intersection with Artisan Street. Parks and Open Spaces: Parks and open spaces in the neighborhood include a paved basketball court located at 700 Rutherford Avenue and the tow path along the southern boundary of the neighborhood which is part of the regional D&R Canal State Park. The towpath consists of a walkway extending along the canal and crossing over the canal to continue along the rear of properties on Bellevue Avenue. Other nearby parks and open space include a paved basketball court on Stuyvesant Avenue and Cadwalader Park located approximately 0.6 miles west of the neighborhood. Facilities at this park consist of a Little League field, two Gully fields, one softball field, Babe Ruth field, basketball courts, concert area, playground, picnic area, bike path, the Ellarslie Museum historic landmark and open space for passive recreation. The West Ward Recreation Center is located at 351 Prospect Street along the northern boundary of the neighborhood. Facilities at the recreation center include after-school programs and educational/cultural activities including sports activities, homework assistance/tutoring, mentoring programs, self-development/self esteem training, health and public information workshops, cultural and special events, gymnastics, ground hockey, and dance classes. Libraries: There are no public libraries in the neighborhood. The nearest library is the Cadwalader branch of the Trenton Free Public Library located at 200 North Hermitage Avenue, about 0.4 miles to the south of the neighborhood. Post Office: There is no post office in the neighborhood. The nearest post office is located at 20 South Montgomery Street, about 1.3 miles from the neighborhood. Church and Charitable Property: There are several religious institutions in the neighborhood including Mount Bethel Church of God at Bellevue Avenue and Blessed Sacrament Church and Rectory located at Bellevue Avenue. Bellevue Rutherford Neighborhood Plan February 2010

36 Other Institutional Uses: The neighborhood also contains the following institutional uses: A group home is located at 341 Bellevue Avenue which is operated by SERV Behavioral Health System, a private statewide, not-for-profit behavioral healthcare organization. Administrative offices for the Union Industrial Home for Children located at 864 Bellevue Avenue, near Blessed Sacrament Church. The UIH is a residential program for pregnant and parenting teen mothers and an employment program for non-custodial fathers. Commercial The commercial uses within the neighborhood are concentrated on both sides of Prospect Street. These include a delicatessen, a restaurant, a cleaner, a liquor store, a pizzeria and a funeral home. In addition to the retail uses within the neighborhood, Super Foods Supermarket at 359 Pennington Avenue is the nearest large neighborhood retail establishment which is located about 0.6 miles to the north of the neighborhood. Other commercial uses in the vicinity include a Rite-Aid Pharmacy along Hermitage Avenue located approximately 0.4 miles from the neighborhood. The health-related businesses/offices in the neighborhood include: Providence Nursing and Rehabilitation Center - located at 439 Bellevue Avenue Mercer Medical Center - a 42,000 square-feet professional building consisting of leased/ rented medical offices, located at 446 Bellevue Avenue 408 Bellevue Avenue - a 6,000 square feet professional building consisting of leased/rented medical offices In addition to the active commercial uses, there are two boarded commercial buildings located at Bellevue Avenue and 293 Rutherford Avenue. Industrial The neighborhood also includes about an acre of industrial property along East Stuyvesant Avenue in the northwestern corner of the neighborhood. The property is owned by Power Magnetics, Inc and is currently vacant. February 2010 Bellevue Rutherford Neighborhood Plan

37 Existing Zoning According to the City of Trenton Zoning Ordinance and Map, the neighborhood lies within the following zoning districts: Business B (BB) District The Business B (BB) District generally comprises retail and personal service shopping areas and is primarily designed for neighborhood shopping and business convenience. Within the neighborhood, this zone is located along Prospect Street north of Rutherford Avenue. Permitted uses include detached single-family dwelling units, semidetached single-family dwelling units, row house dwelling units, home professional office with residency, multifamily dwelling structures, dwelling units located over permitted nonresidential uses, City facilities, retail sales and services, professional and business offices, restaurants, hotels of 100 rooms or more, theaters and multistory parking garages, dance halls and skating rinks, bowling alleys, and laundromats. Permitted conditional uses include churches, clubhouses, funeral parlors, schools and health care facilities. Auto sales and service and convenience food stores over 2,000 square feet in size are not permitted. The bulk standards in this zone vary with use. For example, the minimum required lot area is 2,000 square feet for business uses, 4,000 square feet for single-family detached unit, 2,500 square feet per unit for semi-detached units, 2,500 square feet per unit for two-family structures, 1,500 square feet per unit for row houses and 2,000 square feet for multi-family dwelling structures. Mixed Use (MU) District The Mixed Use (MU) District within the neighborhood is comprised of the Capital Health Mercer Campus with some additional properties on the southern side of Bellevue Avenue and to the east of Prospect Street. The principal permitted uses include detached single-family dwelling units, semidetached single-family dwelling units, two-family dwelling structures, row house dwelling units, multifamily dwelling structures, and dwelling units located over permitted nonresidential uses. Permitted non-residential uses include City facilities, office buildings, and medical clinics. The zone also permits public utility uses, health care facilities, schools, churches, parking lots, funeral parlors, nursing homes, restaurants and retail uses as conditional uses. Bellevue Rutherford Neighborhood Plan February 2010

38 Residence B (RB) District The remainder of the neighborhood is located within the Residence B (RB) District. Principal permitted uses include detached single-family dwelling units, semidetached singlefamily dwelling units, row house dwelling units, and a home professional office. The minimum required lot area is 4,000 square feet for single-family detached unit, 2,500 square feet per unit for semi-detached units, and 1,500 square feet per unit for row house structures. The zone also permits public utility uses, schools, churches, parking lots, day-care centers and nursing homes as conditional uses. Redevelopment Areas/Plans A portion of the Bellevue-Rutherford neighborhood to the east of Prospect Street is located within the Central West Redevelopment Area, as shown on the Redevelopment Area Map. The Central West Redevelopment Plan was adopted on September 17, The objectives of the Redevelopment Plan are to: To create new homeownership opportunities throughout the area as outlined in the City of Trenton Homeownership Zone Plan, To preserve the existing housing stock through the rehabilitation of structures as single family homes and, To create new open space throughout the area in conjunction with new housing development. The Plan permits residential, residential/commercial and mixed uses in the area. The residential land use allows development per Residential B (RB) zoning standards, consistent with the City of Trenton Zoning Ordinance. The residential/commercial land use must be consistent with the Business B (BB) zoning standards and the mixed use land use must be consistent with the Mixed Use (MU) zoning standards. In addition to the zoning standards consistent with the City of Trenton Zoning Ordinance, the Department of Housing and Development reserves the right to review developers drawings within the redevelopment area and make recommendations in site planning and design including, but not limited to, site planning, architectural layout, materials of construction, and design standards for buildings being rehabilitated in the district. The Plan predicts an increase in the density of population in the redevelopment area as a result of the rehabilitation of vacant residential structures and the new construction of infill housing. According to the Plan, an increase in building density would require one off-street parking space per additional unit to be located within the redevelopment area. The City will investigate creating off-street residential parking lots in the area where rehabilitation of the existing housing stock will occur. New construction of residential units will require one off-street parking space per dwelling unit. February 2010 Bellevue Rutherford Neighborhood Plan

39 According to the City of Trenton s Land Use Plan (Special Planning Areas), the Central West Redevelopment Area is part of the Canal Banks Special Planning Area and is located at the center of the City s Homeownership Zone initiative, which includes extensive improvements planned for the blocks between Calhoun and Prospect Streets. Plan Relationship To Other Plans City of Trenton Master Plan, Land Use Plan and Reexamination Report Adopted in January 1999, the City of Trenton Land Use Plan is the central element of the municipal Master Plan. The objectives of the Plan seek to achieve the goals contained within the City s 1998 Land Use Plan and reaffirmed in the 2005 Reexamination Report. The Land Use Plan contains the following objectives that are relevant to this Plan: To encourage the construction of appropriate and desirable development projects through the designation of permitted land uses, and the provision of appropriate public sector incentives. To identify appropriate land use densities for new development. To address land use issues related to obsolete industrial areas; to identify areas that have changed and are in transition and to propose Bellevue Rutherford Neighborhood Plan February 2010 alternative uses. To create a cohesive and well-grounded framework for the land use decisions that must be made in order to further the physical, economic, and social revitalization of the community. The Land Use Plan discusses the individual neighborhoods within the City of Trenton as Special Planning Areas. The West Ward, one of eight special planning areas in the 1995 Land Use Plan, includes the West End/ Hermitage Avenue Special Planning Area and the Stuyvesant/ Prospect Special Planning Area which form the Bellevue-Rutherford neighborhood. The Canal Banks group includes the Central West Special Planning Area, which contains the Central West Redevelopment Area. West End/ Hermitage Avenue Special Planning Area: The Bellevue-Rutherford neighborhood is located in the northern portion of the West End/ Hermitage Avenue special planning area and consists of residential uses. The central Hermitage Avenue commercial area is located to the south of the neighborhood. The residential areas are relatively stable and intact, but in need of some improvement, with a few parcels of vacant land and scattered vacant structures. The City s vision for the West End/ Hermitage Avenue special planning area is to create a sound, stable, residential area with a strong retail core and new or rehabilitated housing, of which over half will be for home ownership, and improvements to the Delaware & Raritan Canal Park to strengthen the neighborhood and the existing park system.

40 The main issues in this area include making improvements to the existing occupied houses in need of exterior facelifts as well as other improvements in order to maintain long-term viability, identifying the scope of needed small-scale infill and rehabilitation throughout the area, fostering strong linkages between the Delaware & Raritan Canal and the neighborhood, and maximizing the value of the Canal Park as a recreational resource. The Land Use Plan recommends working with the local civic organization and the State of New Jersey to develop a plan to improve the linkages between the neighborhood and the Canal Park and developing a plan for acquisition, rehabilitation, and/or demolition of vacant abandoned houses in the neighborhood. Stuyvesant/ Prospect Special Planning Area: The Bellevue-Rutherford neighborhood is located in the southern portion of Stuyvesant/ Prospect Special Planning Area. The streets south of Stuyvesant Avenue are located within the Bellevue-Rutherford neighborhood and are characterized primarily by semi-detached housing with scattered multifamily buildings, institutional uses and some commercial storefronts. The majority of the commercial activity within the neighborhood is located at the intersection of Rutherford Avenue and Prospect Street. According to the Land Use Plan, the area has experienced significant abandonment over the last two decades although many of the side streets are relatively stable. The housing stock is of good quality, but showing signs of inadequate maintenance and deterioration. The City s vision of the Stuyvesant/ Prospect Special Planning Area is of an attractive neighborhood in which to live with new shade trees and sidewalks, neighborhood commercial uses, rehabilitation of vacant houses, and reuse of vacant lots as side yards of adjacent homeowners for off-street parking or community gardens. The main issues in this area include improving the deteriorated streetscape and crumbling infrastructure, developing a strategy for rehabilitating vacant houses and developing a strategy for upgrading neighborhood commercial activity. The Land Use Plan recommends the designation of the Stuyvesant/Prospect area as a redevelopment area and working with neighborhood organizations to develop a comprehensive strategy for addressing the proliferation of abandoned houses and the community s social service needs. Recommendations also include development of a streetscape improvement plan, priority to rehabilitating vacant housing in the area, fostering the improvement of existing businesses and encouraging additional neighborhood-serving businesses to locate in the area. February 2010 Bellevue Rutherford Neighborhood Plan

41 Central West Special Planning Area: The Bellevue-Rutherford neighborhood is located in the western portion of the Central West Special Planning Area extending up to Prospect Avenue. The Central West special planning area within the Bellevue-Rutherford neighborhood is mainly residential with sound housing stock. According the Land Use Plan, the Central West area has more home ownership than other parts of the Canal Banks area as well as a much higher percentage of renters than the city as a whole. The Land Use Plan (Special Planning Areas) also mentions that the conversion of many of the existing single-family homes to multifamily rental units is one of the causes of the Central West Redevelopment Area s problems, and is closely associated with the widespread abandonment in the Area. According to the City of Trenton s Land Use Plan (Special Planning Areas), the Central West Redevelopment Area contains the highest percentage of vacant housing in the City. The main issues in this area include addressing the large number of vacant structures through an integrated strategy combining selective demolition and rehabilitation, providing recreational and open space facilities to meet the needs of present residents, expanding the number and percentage of home owners within the neighborhood, assisting existing property owners, particularly home owners, to maintain and improve their properties, and asserting effective control over absentee landlords. The Land Use Plan recommends that the City should work to rehabilitate/stabilize vacant properties, integrate housing rehabilitation and new constructions with infrastructure and streetscape improvements, enhance Canal Park and the pathway, develop targeted property improvement programs to assist current homeowners and landlords to improve their properties, as well as pursue the Homeownership Zone strategy to create homeownership opportunities in the area through the rehabilitation of existing buildings, and the construction of new housing on vacant sites. Mercer County Master Plan The 1995 Mercer County Growth Management Plan was prepared to promote the following general goals: Insure that land development occurs in appropriate areas, at appropriate intensities, and at an appropriate rate to preserve and enhance Mercer County s existing communities, economy and quality of life. Develop a rational process to optimize the use of existing development, infrastructure and natural resources. Bellevue Rutherford Neighborhood Plan February 2010

42 This Neighborhood Plan is consistent with the planning goals of the Mercer County Growth Management Plan as a whole, and is also in line with the following functional goals: Provide for a rational land development pattern which preserves, protects and enhances existing development. Preserve open space and ensure that the recreational needs of residents are met. Provide opportunities for housing development and rehabilitation to serve a full range of incomes and lifestyles. The City of Trenton is identified as an Urban Growth Area in the County Growth Management Plan. This Plan does not deviate from the general policy set forth for development and redevelopment for Urban Growth Areas in the Mercer County Growth Management Plan. State Development and Redevelopment Plan (SDRP) The City of Trenton is one of the State s eight designated urban centers. According to the 2001 State Plan, urban centers offer the most diverse mix of industry, commerce, residences and cultural facilities of any central place Historically, public agencies at all levels have invested heavily in these Centers, building an intense service fabric that, with repair must occur anyway, offers a solid foundation for new growth in the future. One of the statewide goals of the State Plan is to revitalize the State s Cities and Towns. This goal includes investing public resources and leveraging private investment in housing and jobs. The Bellevue-Rutherford neighborhood is located in the SDRP s Metropolitan Planning Area (PA1). This Plan is consistent with the planning goals and objectives of the SDRP as a whole and promotes the following: Promote development and redevelopment in Cores and neighborhoods of Centers. Provide a full range of housing choices through redevelopment, new construction, rehabilitation, adaptive reuse of non-residential buildings, and introduction of new housing in non-residential settings and preservation of existing housing stock. Promote economic development by encouraging strategic land assembly, infill development, public/ private partnerships and infrastructure improvements that support an identified role for the community within the regional marketplace. Provide maximum active and passive recreational opportunities. Promote design that enhances public safety, encourages pedestrian activity and reduces dependency on the automobile. February 2010 Bellevue Rutherford Neighborhood Plan

43 Bellevue Rutherford Neighborhood Plan December 2009