The board’s evaluation of Ordinance Number 24-28, related to the Upper Raritan Avenue Redevelopment Plan, revealed a vision for a safer, more attractive corridor. This area, bounded by Route 27, South 10th Avenue, and South 11th Avenue, currently features a mix of commercial, residential, and open parking lots. The planner emphasized the need to address issues identified in the 2019 master plan, such as unsafe crossings and lack of pedestrian infrastructure. The redevelopment plan aims to establish a mixed-use environment, promoting pedestrian activity and enhancing the neighborhood’s character.

The planner provided a detailed overview of the project’s background, which began in 2021 after property owners expressed interest in developing their properties. The planning process faced several delays due to other priorities and activities downtown. However, a new contract was established in 2023 to advance the completion of the plan. The redevelopment plan includes provisions for multi-family apartments, which are not permitted under the existing zoning. The design prioritizes maintaining existing trees and wooded areas while allowing for adequate parking and development properties.

The planners underscored the importance of flexibility in response to market demands and advocated for non-residential uses like retail and restaurants. Building regulations were also addressed, particularly setbacks and building placement, to encourage a more pedestrian-friendly environment. Parking requirements were set at 1.5 spaces per unit, with provisions for tandem and bicycle parking to support a bicycle-centric and pedestrian-safe environment.

Public benefits, particularly streetscape improvements, were a focal point of the conversation. The planners emphasized enhancements such as street trees, furniture, and appropriate lighting to create a more welcoming environment. Accessibility standards for new buildings were confirmed to comply with ADA guidelines, and the plan’s alignment with broader county and state objectives for revitalization was noted.

Public comments brought attention to various community needs, including the impact of recent school expansions at Irving School, which necessitated trailers on playground space. Suggestions were made to include space for additional school facilities within the redevelopment area, prompting acknowledgment of the need to collaborate with the school board. Traffic safety concerns were also raised, particularly regarding Route 27, where multiple fatalities had occurred. Feedback emphasized the necessity of creating a walkable environment, especially for families with young children.

The board also discussed the development of a daycare center and potential collaborations between private preschools and the school district. The rationale for limiting buildings to three stories, with the possibility of a roof deck, was explained as an urban design choice appropriate for the corridor and lot size. The planning board outlined the process for redevelopers to submit concept plans for review to ensure consistency with the master plan.

Concerns about the lengthy development approval process were expressed, with suggestions for a more streamlined approach. The board discussed the potential for tax abatements and public benefits as incentives for developers, highlighting the differences between rehabilitation and redevelopment designations.

Flooding and stormwater management were concerns raised by residents. One resident emphasized the need for adequate stormwater management solutions, such as retention and detention ponds, to address past flooding issues. The status of the veterinary business and the need for renovations to facilitate a move to a new location were also discussed, along with the overall progress of developments in the area.

The meeting included discussions on traffic safety measures, including the removal of curb cuts along certain streets to enhance cycling and pedestrian conditions. The potential inclusion of nursery schools and daycare centers within new developments was addressed.

The board acknowledged several amendments to previous discussions, including changes to documentation wording and advisory suggestions for future redevelopment plans. Public comments further addressed safety concerns, particularly emergency response times in the north side of town, and the potential closing of South Third Avenue to develop a plaza.