EXECUTIVE SUMMARY The primary goal of the neighborhood strategic plan is to create a diverse, pedestrian friendly, safe, and closely-knit neighborhood while maintaining the appropriate scale and design. The key to success of the neighborhood strategic plan lies in enhancing the physical conditions of the neighborhood and improving neighborhood amenities such as streetscape, community facilities and neighborhood-scale commercial activity. The following are the key recommendations of the neighborhood revitalization strategy: Rehabilitation/façade improvement of existing housing stock: Many of the existing homes are in need of rehabilitation, especially along Rutherford and Rosemont Avenues. Through the public participation process, residents expressed a need for façade improvements. The neighborhood strategic plan identifies the four main types of residential structures found in the neighborhood and includes general guidelines for any proposed façade improvements. In order to procure funding for the façade improvements, the resident groups are working with the PNC Bank to provide loans for homeowners. In addition, funding is available to homeowners through state and local agencies as detailed in the Funding Sources table.
Infill and rehabilitation to increase the housing stock of the neighborhood: It is recommended that the dilapidated or subcode houses within the residential areas of the neighborhood be rehabilitated to create a vibrant neighborhood. These structures are mainly located to the east of Prospect Street and along Rutherford and Rosemont Avenues to the west of Hermitage Avenue. These existing buildings should be developed as either single-family or twin residential housing. In case of vacant lots, new construction should be encouraged to imitate existing building styles and to accommodate the required parking on site. Adaptive reuse/development projects in the CHS-Mercer Campus: A total of five alternative reuse scenarios were examined. Concepts 1 and 2 reused many of the existing buildings. Concepts 3, 4 and 5 include the demolition of the majority of buildings under all scenarios, a phased approach should be used. The preferred alternative is outlined on the following page: Bellevue Rutherford Neighborhood Plan December 2009
Use Floor Area/Units Parking Vocational Training Center 3 stories (existing School of Nursing; 18,000 square feet On-site with rear/side access from proposed alley/street; about 100+ spaces available Vocational Training Center/ Other Institutional Uses Assisted Living Facility Workforce Housing Twins/Townhomes Mixed-use - office/retail 2 new buildings; 3 stories each; 9,600 square feet each floor = 28,800 square feet each building 1 new building; 3 stories 60,000 to 70,000 square feet; 100-125 units (500-600 square feet each) 3 new buildings; 4 stories each; about 160 units (1,200 square feet each) 36 units; 25 x 80 lots; 2 to 2.5 story structures 4 stories (existing); 42,000 square feet On-site with rear/side access from proposed alley/street; about 100+ spaces available On-site with access from Bellevue Avenue Surface parking; 200 spaces; access from proposed street Rear alley access to on-site parking On-site parking Mixed-use office/retail/ On-site/Shared New building; 2 stories 20,000 square feet residential 408 Bellevue Avenue Shared/street 25,000 square feet about ½ acre professional offices Prospect Street Park 22,500 square feet (150 x150 ) - about ½ acre Shared/street
Concept 5- Complete Demolition C Concept 5- Complete Demolition C Bellevue Rutherford Neighborhood Plan December 2009
More retail and commercial businesses: As identified during the public outreach/community input session, the residents within the neighborhood have limited access to retail and serviceoriented businesses. There are some active commercial uses along Prospect Street. However, the needs of the community as well as potential influx of new users in the Mercer Campus could support more retail and service-oriented businesses. Some of the desired commercial uses include uses like restaurants, coffee shops, specialty food stores and an internet café. Access and circulation within the neighborhood: The neighborhood is currently not well connected with vehicular and pedestrian access routes. Alleys located at the rear of properties north of Rutherford Avenue appear to be unused and should be included in providing efficient circulation and parking for residents. As discussed in the Streetscape Improvements section, portions of the neighborhood lack adequate sidewalks and crosswalks, which discourage residents from walking to the stores and/or within the neighborhood. Absence of adequate street lighting and lack of maintenance also adds to the unsafe feeling. Sidewalk improvements and addition of streetscape amenities are recommended to add to the walkability of the neighborhood as well as the perception of safety. Open space and recreation: The neighborhood is located adjacent to the D&R Canal towpath trail which is not readily accessible to most residents. In addition, there is only one active recreation park in the neighborhood located near the intersection of Rutherford and Elmhurst Avenues with no programmed active recreation for the neighborhood youth. The addition of more active recreation facilities and programs within the neighborhood is recommended. Strong property code enforcement to address absentee landlords and existing tenants who do not maintain their buildings and units: The neighborhood has experienced significant disinvestment through a pervasive pattern of deferred/no maintenance and tenant apathy. The property maintenance code of the City should be aggressively enforced in order to reverse this disinvestment pattern. During public outreach, community members expressed frustration at the limited number of homeowners actively participating in the neighborhood. Apart from code enforcement, participation in the façade improvement program and other initiatives should be extended to owner-occupied homes. This would serve as an incentive for homeowners to live within the neighborhood and to contribute to its upkeep.
Crime and the perception of safety: The variable physical environment of the streets near the commercial areas of Prospect Street is unsafe partially due to a vehicle-oriented streetscape that discourages the presence of pedestrians as well as the lack of adequate street lighting. Based on the principles of Crime Prevention through Environmental Design, design features that would support natural surveillability should be considered within the neighborhood. These could include the following: Natural surveillance by designing the placement of doors and windows to ensure activities and people ( eyes on the street ) in such a way as to maximize visibility and limit possible offenders. Controlled access through entrances and exits, fencing, signage, lighting and landscape may be used to distinguish between public space and private space. Maintenance of property and landscaping, buildings, fences, pavement, signs, and lighting to define public, semi-public and private space would indicate a vested interest and make residents/users feel safe. Effective code enforcement of individual buildings and streetscapes through public agencies to deter vandalism, graffiti and destruction of public/private property. Adequate night-time lighting in pocket parks, alleys and other potential locations for criminal activities. Other solutions to the issues of crime within the neighborhood may include: The use of closed-circuit cameras to monitor specific or known locations of violence Vigilance through resident neighborhood watch groups Volunteer foot/bike patrols Designation of drug-free zones Additional police patrols. Designation of the neighborhood as a Redevelopment Area and adoption of a Redevelopment Plan: It is recommended that the City of Trenton consider redevelopment as a tool in the implementation of the neighborhood plan. The Local Redevelopment and Housing Law (LRHL) (N. J. S.A. 40A: 12A-1 et seq.) establishes the process and powers associated with redevelopment / rehabilitation. There are a number of Bellevue Rutherford Neighborhood Plan December 2009
benefits associated with using statutory redevelopment. The benefits can accrue to the neighborhood, private developers and the City. These include: Provides for a comprehensive, coordinated approach to planning and redeveloping of designated areas of the City Focuses financial resources on the redevelopment area Maximizes creativity and flexibility in planning, designing, and financing development projects Permits municipalities to negotiate with developers for public improvements Fosters public-private partnerships Provides for more municipal control over specific redevelopment projects For example, the City or other public entities can use their resources (e.g. tax abatement, streamlined development approval) to leverage private redevelopment. In return, the community/neighborhood can receive benefits such as increased tax revenues and contributions from developers for infrastructure improvements.
Context Map Bellevue Rutherford Neighborhood Plan December 2009
2008 Aerial Photograph