2009 Olden Avenue Redevelopment Plan (OARP) Fact Sheet

The Olden Avenue Redevelopment Plan is…

 A master plan and selected zoning standards for the defined area. Upon adoption, it
becomes the land use, building size and design standards that the Planning Board uses
(together with other existing requirements not addressed by the Redevelopment Plan) to
approve development within the area.
 A document that allows Council to encourage beneficial economic growth through a
clear, coordinated vision for a vibrant commercial district compatible with surrounding
properties and neighborhoods.
 The only way for the Township to regulate design outside of historic districts, to create a
more attractive and safe business environment that increases business revenues,
property values and the Township’s tax base.

Changes in the OARP…

 Includes an Executive Summary- to better understand the Plan and marketing the
redevelopment area for economic development initiatives.
 Refines the vision, goals and objectives- to encourage property owners and
developers to gain value by investing in the redevelopment area.
 Consolidates and simplifies regulations- to make the development process less
costly and litigious by eliminating conflicts exists between OARP regulations and
Township Land Development Ordinances (LDO). The Plan unifies economic development
objectives with simplified and clear land development standards that are appropriate to
each “subarea” neighborhood.
 Coordinates and simplifies the development review process- to make the process
and decisions more predictable, the plan formalizes the existing process involving initial
review by ETRA of development applications within the redevelopment area, and allows
plan provisions to be modified by ETRA for a development by negotiating a
“redevelopers agreement” contract that will be easier for the Construction, Planning &
Zoning Department to administer and for the Planning Board to implement while
achieving the Plan’s redevelopment goals.
 Enhances design standards- to provide incentives for reinvestment in existing
properties and businesses through increased density of use (and higher property values)
as long as design requirements are met to better blend with and protect existing
neighborhoods. By requiring safer walkways and more effective signage the Plan
addresses many issues created by the existing LDO that regulates single lots out of
context and orients only to automobiles.
 Eliminates Eminent Domain- Township Council already has eminent domain authority
throughout the Township; if used in Redevelopment Area the Redevelopment Plan must
be amended to identify specific properties for eminent domain, providing additional
public review. This plan has been amended so that there is no property identified for
eminent domain, which removes a disincentive to investment and redevelopment.

The Plan does…

 NOT prohibit existing businesses from growing. It actually provides more opportunity for
well-designed, high-value development.
 NOT propose a Main Street along the length of Olden Avenue. It removes some
provisions of the existing plan but recognizes that pedestrian safety is important.
 NOT usurp Council or Planning Board authority. The Plan is approved by both the
Council and Planning Board to reinforce their authority.
 NOT expand the original area. Only Council has the ability expand the boundary under
specific statutory criteria.
 NOT grant ETRA any additional authority than it has today. Only the Legislature has this
authority.
 NOT take a one dimensional approach economic development. The Plan is designed to
meet objectives for each subarea while enhancing the entire area.

EWING TOWNSHIP REDEVELOPMENT AGENCY 2/18/09