SOMERSET COUNTY PLANNING BOARD - SUPPORTING PRIORITY INVESTMENT IN SOMERSET COUNTY, PHASE 1: SUMMARY OF PGIA CHARACTERISTICS AND EXISTING CONDITIONS

Baseline Conditions Build-Out Analysis Infrastructure Analysis

Vacant Potentially New Developable Land Residential New Non- PGIA Typology General Baseline Conditions Existing Non-Residential Space (CoStar) Business Inventory & Cluster Analysis Infrastructure Analysis Socio-economic Analysis Growth Opportunities (VPDL) Units Res (SF) Improvement to Land Value Analysis Roadway Access

Current access is via US 202/206; potential exists to create additional access points along 202. Road widening and traffic control There are no civic, educational, cultural, or housing AT&T Campus site is currently Employment / system upgrades could potentially help. majority of land is available for AT&T facilities of note in this PGIA. This PGIA is entirely Office: 879,000 sq. ft. - Vacancy = 0% None No residents 24.3 0 179,921 This is made up of 1 parcel and has a high ILV. accessed exclusively via US Route Technology Node No public transit; closest station is Far Hills. redevelopment composed of office space. 202/206 north of I-287. No good access for freight use. Utilities can accommodate increased development.

There is work being done here to improve the Route 22 corridor Somerset County and NJDOT are There are no civic, educational, cultural, or housing 91 businesses between I-287 and Thompson Avenue, and these improvements will nearing completion of a series of facilities of note in this PGIA. It is mostly zoned for Top Businesses: Wholesale trade/durable goods. majority of land is available for 2/7 commercial parcels, 1/3 industrial parcels have Chimney Rock Interchange Employment Node make a positive difference in the traffic flow of this area. No residents 63.37 0 828,110 improvements to the US Route commercial, but its land use is 25 percent industrial, Highest Categories: 10 to 19 employees, $1 to $2.5 redevelopment low ILV. There is bus connection between here and the . 22 corridor between I-287 and and it also has a significant amount of public property. million in sales Utilities can accommodate increased development. Thompson Ave. Flex Space: 99,200 Sq.Ft. - Vacancy = 22.58%, Industrial: 783,530 Sq. Ft. - Vacancy = 2.75%

This corridor must be updated to a fully adaptive ATMS system to There is a nursery school and day care center here. 18 83 businesses allow this area to operate at its full potential. Right now, Easton Second highest population density, less than 50 Easton Ave is a heavily traveled percent of the land is vacant, which means there is a lot Top Businesses: Eating and Drinking Places, Personal Avenue is a large exit ramp to I-287 from New Brunswick, in some Retail: 518,188 Sq. Ft. - Vacancy = 18%, Office: percent owner-occupied housing, more than 50 Minimal growth potential via limited 11/49 commercial parcels, no industrial parcels have corridor that provides a Easton Avenue PA1 of potential here. Most of the rentable square footage is Services ways. 0 0 0 55,713 Sq. Ft. - Vacancy = 12.39% percent of people with an income above $75,000, redevelopment, substantially built-out low ILV. connection from I-287 to New retail, but land use is also made up of 30 percent Highest Categories: 5 to 9 employees, less than NJ Transit bus service operates along this corridor, and there are potentially large student population in this area. Brunswick apartments. There are about 1,100 dwelling units here. $500,000 in sales connections to rail stations. Utilities can accommodate increased development.

There are no civic, educational, cultural, or housing 40 businesses Current access is via I-78 Exit 33 or Liberty Corner Road. Widening All of the non-residential square footage here facilities of note in this PGIA. The vast majority of the Top Businesses: Real Estate, Legal Services, Not two-lane local roads would help increase development here. Retail: 3,849 Sq. Ft. - Vacancy = 0.0%, Office: is associated with Approved Undeveloped Access primarily via Interstate 78 Exit 33 I-78 East of Exit Employment Node land use here is commercial, and most of the area is classifiable Establishments No public transit; closest stations are along Gladstone Branch, No residents 20.79 5 3,848 All parcels have high ILVs. 1,647,883 Sq. Ft. - Vacancy = 20.16% Projects (AUP). There are 5 dwelling units here at Exit 33 zoned for office research. This area would not currently Highest Categories: 20 to 49 employees, $5 to $10 shuttle service could help connect to these stations. classified as VPDL. support much retail or residential use. million in sales Utilities can accommodate increased development.

There is friction between cars in competing traffic streams near This is an area with a proposed major affordable Route 22. Still, this section of Route 22 is not as busy as others. The housing development. Right now, it is 99 percent zoned competing traffic streams should be separated and private access as village commercial, and is made up of 47 percent 19 businesses driveways should be consolidated in order to provide further Smallest PGIA, third lowest population, least number 5 dwelling units, more than 6,000 square feet 6/21 commercial parcels have low ILV. Notable for Issues on Route 22 with the Green Brook Neighborhood commercial land use, 21 percent residential land use Retail: 35,748 Sq. Ft. - Vacancy = 33.57%, Top Businesses: Health Services improvements. Upgrading the traffic signal system would also help PA1 of households, half the families make $75,000 or of AUP land here. Some COAH dwelling units 0.76 5 6,730 good contiguous low ILV parcels that are close to numerous driveways for Center (there are a total of 13 dwelling units) and 20 percent Office: 10,100 Sq. Ft. - Vacancy = 0.0% Highest Categories: 1 to 4 employees, less than things. above. are available as well. Route 22. businesses public property land use. Right now there is 35,000 $500,000 in sales There is bus service along this route that connects to the North square feet of rentable retail, and a third of that is Plainfield stop but not to the Dunellen stop, which is closer. The bus vacant. route could potentially be rerouted to help things out. Utilities can accommodate increased development.

There is friction between cars in competing traffic streams near Route 22. Still, this section of Route 22 is not as busy as others. The This is an area with a proposed major affordable competing traffic streams should be separated and private access 322 businesses housing development. Two-thirds of this site has Flex Space: 24,000 Sq. Ft. - Vacancy = 83.33%, Retail: driveways should be consolidated in order to provide further Top Businesses: Home Furniture, Furnishings and No heavy concentration of residents (mostly a 52/147 commercial parcels, 2/5 industrial parcels Issues on Route 22 with the commercial use. There is a relatively significant amount 888,990 Sq. Ft. - Vacancy = 17.13%, Industrial: 129,120 improvements. Upgrading the traffic signal system would also help All square footage/dwelling units here are Green Brook Route 22 Corridor PA1 Equipment Stores, Eating and Drinking Places highway commercial corridor), relatively wealthy area, 16.7 125 3,923 have low ILV. Notable for good contiguous low ILV numerous driveways for of retail space (15 percent vacant) and office space (30 Sq. Ft. - Vacancy = 8.52%, Office: 133,301 Sq. Ft. - things. AUP. 1/5 of the dwelling units are COAH. Highest Categories: 1 to 4 employees, $1 to $2.5 low housing vacancy rate. parcels that are close to Route 22. businesses percent vacant). Very little of this area now is devoted Vacancy = 29.73% There is bus service along this route that connects to the North million in sales to residential use. Plainfield stop but not to the Dunellen stop, which is closer. The bus route could potentially be rerouted to help things out. Utilities can accommodate increased development.

A strong mix of redevelopment/AUP here. Half Somerset Street, Hamilton Avenue, Franklin Boulevard and JFK of the AUP units are COAH. Lots of non- 294 businesses Boulevard must be improved in this area. Mixed use development Two completed and four proposed major affordable residential square footage in the Retail: 529,864 Sq. Ft. - Vacancy = 3.46%, Industrial: Top Businesses: Personal Services, Eating and Drinking would minimize travel demand added to the roadway. Second lowest median household income, housing Hamilton Street/Renaissance PA1 and Redevelopment housing developments are here. There is a large mix of redevelopment category; even though there 223/533 commercial parcels, 43/128 industrial Major roads in this area are two 243,701 Sq. Ft. - Vacancy = 0.0%, Office: 137,604 Sq. Ft. - Places This PGIA is close to downtown New Brunswick's transit system. It is vacancy rate near 10 percent, part of the Renaissance 77.96 1,046 154,600 Redevelopment Area land uses here, although a quarter of it is unclassified. A are AUP dwelling units, most of the land falls parcels have low ILV. lane roads. Vacancy = 25.87% Highest Categories: 1 to 4 employees, less than also served well by bus service. 2000 redevelopment area. quarter of the office space here is vacant. into the redevelopment boat. A good $500,000 in sales Utilities can accommodate increased development. candidate for new dwellings in redevelopment areas.

A significant amount of non-residential square The Route 206 bypass is still under construction; it will be footage in the redevelopment category. There There is an elementary school and a volunteer fire completed in 2017. Once this happens, it will significantly reduce Values close to medians for all metrics studied, low are also close to 7,000 dwelling units in that company here; there are also two major affordable Flex Space: 39,568 Sq. Ft. - Vacancy = 0.0 %, Retail: 341 businesses congestion here. Signal improvements would also help things along. household income for Somerset County but high for same category. There is also VPDL and AUP When completed Route 206 Hillsborough Town Town Center (transit- housing projects. Commercial and residential uses make 545,655 Sq. Ft. - Vacancy = 8.6%, Industrial: 12,000 Sq. Top Businesses: Health Services This area is not served well by public transit, although there is a 14/57 commercial parcels, no industrial parcels have NJ, population density is close to Somerset County as land, but not as much. A good candidate for 445.04 6911 3,333,890 Bypass will relieve congestion in Center/Gateway ready) up most of this area, and 8 percent of the current retail Ft. - Vacancy = 0.0%, Office: 236,121 Sq. Ft. - Vacancy = Highest Categories: 1 to 4 employees, less than public bus system that connects to rail. The reemergence of the low ILV. a whole, a good model for assessing Somerset County new dwellings in redevelopment areas. This this area is vacant. The vast majority of people who live in this 4.1% $500,000 in sales West Trenton Line for passenger service would help things out as a whole. PGIA has the most potential for residential area own their homes. significantly. development, and it has a lot of potential for Utilities can accommodate increased development. non-residential development as well.

The Route 206 bypass is still under construction; it will be No VPDL dwelling units, but there is over 2 completed in 2017. Once this happens, it will significantly reduce There is a K-12 school here that includes a nursery. 192 businesses million square feet of potentially developable Flex Space: 448,736 Sq. Ft. - Vacancy = 12.28%, Retail: congestion here. Signal improvements would also help things along. Most of the land use here is either unclassified or Top Businesses: Wholesale Trade - Durable Goods, Highest percentage of owner-occupied housing, land. There are many redevelopment dwelling When completed Route 206 Homestead Road/Route 206 15,448 Sq. Ft.- Vacancy = 0.0%, Industrial: This area is not served well by public transit, although there is a 1/6 commercial parcels, 2/27 industrial parcels have Industrial/Commerce Area vacant, although 29 percent of it is industrial (and is Construction - Special Trade Contractors second lowest rate of housing vacancies, low units, and less redevelopment non-residential 201.46 3,600 3,199,336 Bypass will relieve congestion in Bypass 994,009 Sq. Ft. - Vacancy = .28%, Office: public bus system that connects to rail. The reemergence of the low ILV. zoned for light industrial use). There are 43 dwelling Highest Categories: 1 to 4 employees, $1 to $2.5 population, mostly an industrial area. square footage than VPDL, but there is still a this area 10,300 Sq. Ft. - Vacancy = 0.0% West Trenton Line for passenger service would help things out units here. million in sales significant amount. A good candidate for new significantly. dwellings in redevelopment areas. Utilities can accommodate increased development.

There are schools, a daycare center and two emergency There are over 100 acres of low ILV industrial land and response facilities here. There is also one completed and 748 businesses The interchanges that provide service to this complex are not the All dwelling units are AUP. There is a large over 100 acres of low ILV commercial property. two proposed affordable housing projects. Most of the Top Businesses: Business Services, greatest - they are at Easton Avenue and Weston Canal Road, but amount (over 4 million) of VPDL square Flex Space: 1,949,764 Sq. Ft. - Vacancy = 27.20%, Huge land area, high forecasted household growth 10/110 commercial parcels, 43/125 industrial parcels land use here is industrial, although some of its is Engineering/Accounting/Research/Management and they must be improved. In addition, Elizabeth Avenue should be footage. . About 1/7 of all AUP units are Interchanges at Weston Can Road Major Industrial/Commerce Retail: 341,017 Sq. Ft. - Vacancy = 25.92%, rate, third highest housing vacancy rate, small have low ILV. I-287 Industrial Complex commercial and used for offices. There are 10 million Related selectively widened. COAH. Keeping infrastructure fresh for 621.46 1,339 6,084,544 and Easton Ave with I-287 could Complex Industrial: 8,477,702 Sq. Ft. - Vacancy =6.29%, residential areas even though the PGIA is This PGIA contains the largest square footage of square feet of industrial space and 4.5 million square Highest Categories: 10 to 19 employees, $1 to 2.5 There is good access to bus service, and this connects to rail service approved undeveloped projects is important be improved. Office: 4,657,873 Sq. Ft. - Vacancy = 27.13% industrial/commercial in nature. available space. 118 companies generate revenues of feet of office space, although the industrial space is million in sales (some companies have over $1 billion (which isn't very far away). here since there are so many projects in the $10 million annually or more. much better used (5 percent vacancy rate, compared to in sales) Utilities can accommodate increased development. pipeline. a 27 percent vacancy rate for offices).

US 202 has the best access for this. There is also local access via Old York Road and South Branch Road. Improvements to the 202/Old There is an affordable housing development here. There 160 businesses Not very many dwelling units, but there is non- Flex Space: 292,149 Sq. Ft. - Vacancy = 50.50%, Retail: York Road intersection and updates to the traffic control system 18/47 commercial parcels, 3/26 industrial parcels Primary Access via Rt202, with are also two schools, a police station, a municipal Top Businesses: Eating and Drinking Places, Health residential square footage available to be Industrial Park/Employment 89,728 Sq. Ft.. - Vacancy = 2.11%, Industrial: 1,213,872 would help. Relatively wealthy, high forecasted household growth have low ILV. local access from (CR 637) and Imclone building and a fire company. The majority of the land Services developed, to the tune of over 1 million 208.69 48 1,539,539 Node Sq. Ft. - Vacancy= 6.55%, Office: 478,181 Sq. Ft. - There are regional buses here, and there could be bus links to rate, not a huge population density as of now. A number of contiguous low ILV parcels are along (CR 567). Issues on Rt202 at A.M. use here is industrial, although there is some Highest Categories: 1 to 4 employees, $1 to $2.5 square feet of potentially developable land. Vacancy= 0.81% regional rail. Route 22. Peak commercial and some farm use as well. million in sales Most of it has not yet been approved. Utilities can accommodate increased development.

Roadways are constricted in this area, due to the presence of the 206 corridor, the Raritan River and the Millstone River. The existing 373 businesses corridors need to be widened, but the fact that Manville is in a Lowest median household income, lowest percentage Not as many dwelling units or as much non- This area has a significant amount of civic, cultural and Flex Space: 23,832 Sq. Ft. - Vacancy = 43.43%, Retail: Top Businesses: Eating and Drinking Places, floodplain hinders the additional potential for development. of households making $75,000 a year or more, residential square footage. No COAH units Limited access to area due to educational assets. There are about 4,000 dwelling 487,963 Sq. Ft. - Vacancy = 5.53%, Insustrial: 86,445 Sq. Construction - Special Trade Contractors 70/367 commercial parcels, 32/76 industrial parcels Manville Town Center PA1, Town Center Almost no one takes public transit here, so the expansion of a local medium amount of owner occupied housing and a 6 here. Most of the land is in the redevelopment 19.82 82 136,880 River on the north and east of the units, and most of the area is residential, although there Ft. - Vacancy = 3.39%, Office: 55,094 Sq. Ft. - Vacancy = Highest Categories: 1 to 4 employees, less than have low ILV. jitney service that would connect the borough to regional rail would percent housing vacancy rate, population density of category. A good candidate for new dwellings town. are 2 million rentable square feet of industrial space. 12.56% $500,000 in sales be helpful. 4,261 people per square mile. in redevelopment areas. Utilities can accommodate increased development. A freight-driven industrial development could be placed in this area.

This is primarily served by the Route 22 corridor, although there are There are over 100 acres of low ILV industrial land. a couple of local roads that provide access to here. Lamington Road 155 businesses No VPDL dwelling units, but lots of VPDL non- This PGIA has a high percentage of commercial There is a special needs school and two affordable Flex Space: 350,400 Sq. Ft. - Vacancy = 0.86%, Retail: and CR 614 needs traffic light improvements; this would reduce Top Businesses: Wholesale Trade - Durable Goods, Mostly focused on industry and development, near residential square footage (over 1 million property that is also low ILV. Route 22 corridor experiences Meister Avenue Industrial Industrial Park/Employment housing projects here. Most of this area is reserved for 22,434 Sq. Ft. - Vacancy = 0.0%, Industrial: congestion. Business Services Raritan Valley Community College, median household square feet). A lot of the AUP units are COAH 329.67 418 1,343,531 12/29 commercial parcels, 16/137 industrial parcels congestion in the AM and PM Parkway Node industrial use, and the housing that is here is mostly 3,362,055 Sq. Ft. - Vacancy = 0.54%, Office: No public transit, but this is one mile from the North Branch NJ Highest Categories: 20 to 49 employees, $10 to $50 income of $107,000. (about 1/3); there are only AUP dwelling have low ILV. Peak. owner-occupied. 170,789 Sq. Ft. - Vacancy = 31.23% Transit station. million in sales units. Large clusters of industrial/commercial low ILV Utilities can accommodate increased development. parcels near Route 22. 96 businesses Pretty even split between VPDL and AUP non- There is a proposed affordable housing development Flex Space: 324,912 Sq. Ft. - Vacancy = 26.44%, Retail: Top Businesses: Ramp improvements and widening two-lane roadways would help residential square footage. About 1/3 of AUP Employment Node/ Second smallest population, low population density, here. As of now, however, there are very few dwelling 12,612 Sq. Ft. - Vacancy = 0.0%, Industrial: 459,087 Sq. Engineering/Accounting/Research/Management and relieve congestion in this area. units are COAH. There is also 80,000 non- 3/24 commercial parcels, 1/9 industrial parcels have Access primarily via Interstate 78 Mt. Bethel Employment Area Commercial Corridor/ high median income, 71% owner-occupied housing, 121.1 56 374,763 units. Most of the land is currently reserved for Ft. - Vacancy= 3.05%, Office: 1,346,971 Sq. Ft. - Vacancy Related, Health Services There is not public transit here. residential square feet in the redevelopment low ILV. at Exit 36 Redevelopment Site half of incomes above $75,000. commercial use. = 10.34% Highest Categories: 10 to 19 employees, $1 to $2.5 Utilities can accommodate increased development. category. A good candidate for new dwellings million in sales in redevelopment areas.

There is friction between cars in competing traffic streams near Route 22. Still, this section of Route 22 is not as busy as others. The competing traffic streams should be separated and private access There are schools, a police station and a variety of 673 businesses Retail: 1,073,196 Sq. Ft. - Vacancy = 12.97%, Industrial: driveways should be consolidated in order to provide further Encompasses entire North Plainfield borough, high Only AUP in this site. 20,000 non-residential 74/252 commercial parcels, 1/3 industrial parcels The numerous driveways on cultural assets here. Most of this area is available for Top Businesses: Personal Services North Plainfield Town Center Town Center 154,926 Sq. Ft. - Vacancy = 9.04%, Office: 159,873 Sq. improvements. Upgrading the traffic signal system would also help population density, third lowest median household square footage. As a whole, this site is large, 25.95 6 20,014 have low ILV. Notable for good contiguous low ILV Route 22 creates issues residential use, although there is an opportunity to Highest Categories: 1 to 4 employees, less than Ft. - Vacancy = 3.51% things. income. but there is not much build-out potential. parcels that are close to Route 22. throughout this corridor. expand retail in this area. $500,000 in sales There is commuter and local bus service in this area that connects to the North Plainfield NJ Transit station. Utilities can accommodate increased development.

There are over 100 acres of low ILV commercial property. There are 13 different housing projects in the works There are existing deficiencies along the Route 22 corridor, but there Most dwelling units are in the redevelopment 152/713 commercial parcels, 10/63 industrial parcels here. There is also a solid current mix of residential, Flex Space: 237,000 Sq. Ft. - Vacancy = 5.82%, Retail: 3,181 businesses is a specific Route 22 study that is intended to address these category. About 1/3 of the AUP units are have low ILV. There are some issues with Route commercial, industrial and other uses. There exists here Regional Center and Transit 4,688,863 Sq. Ft. - Vacancy = 3.42%, Industrial: Top Businesses: Health Services, Legal Services deficiencies. Route 28 and Find erne Avenue also must be improved Largest population, largest number of households, COAH. Most non-residential square footage is There are many clusters of low ILV parcels located 22 in the Regional Center which Regional Center a solid opportunity for mixed use development. Zoning 1,129.19 3,362 2,179,348 Village 5,572,712 Sq. Ft. - Vacancy = 10.72%, Office: 6,617,894 Highest Categories: 1 to 4 employees, less than to support increased development. most households make less than $75,000, large area. also classified as redevelopment. A good near major routes such as 202 and 206. have been studied and some here is very fragmented, however, which could present Sq. Ft.- Vacancy = 18.32% $500,000 in sales There is rail service and bus service in this area. candidate for new dwellings in redevelopment This has the largest number of existing businesses. short term improvements made. problems when developing the site (many different Utilities can accommodate increased development. areas. There are 155 companies in this PGIA that generate zoning districts in one area). $10 million or more in revenues per year.

This PGIA is near Route 22 and Route 202; there is congestion here because of traffic signal operations, particularly at the intersection of The only civic asset here is a fire company. Most of this Flex Space: 274,500 Sq. Ft. - Vacancy = 0.0%, Retail: 101 businesses There are no dwelling units here. There is This PGIA has a high percentage of industrial land that 202 and Milltown Road. Improvements are needed here. area is available for manufacturing and industrial use, 495,244 Sq. Ft. - Vacancy = 42.03%, Industrial: 321,000 Top Businesses: Legal Services Close to the Regional Center PGIA, third highest mostly non-residential square footage in the is low ILV. Issues at Route 202 and Milltown Route 202/NJ Transit Rail Spur PA1 There is limited freight activity along this line. 37.51 0 363,992 although there are a variety of commercial uses as well. Sq. Ft. - vacancy = 0.0%, Office: 169,400 Sq. Ft. - Vacancy Highest Categories: 5 to 9 employees, $1 to $2.5 median income, high rate of owner-occupied housing. VPDL category, although there is a small 1/8 commercial parcels, 2/6 industrial parcels have Road Intersection. NJ Transit runs through this area; the , There are not a whole lot of dwelling units here. = 24.60% million in sales amount of AUP square footage as well. low ILV. however, is separated from the development area by the North Branch of the Raritan River.

This is primarily served by the Route 22 corridor, although there are a couple of local roads that provide access to here. Lamington Road 52 businesses There is a significant amount of public school Flex Space: 42,600 Sq. Ft. - Vacancy = 0.0%, Retail: and CR 614 needs traffic light improvements; this would reduce Top Businesses: Eating and Drinking Places, Personal Second highest median household income, second All of the non-residential square footage here 13/29 commercial parcels, 1/6 industrial parcels have Route 22 corridor experiences property/community facilities here. There is also a 238,593 Sq. Ft. - Vacancy = 0.93%, Industrial: 579,158 congestion. RVCC/Easton Turnpike Higher Education Facility Services highest housing vacancy rate, Raritan Valley is VPDL; all of the dwelling units are AUP. 156.63 116 422,375 low ILV. Large clusters of industrial/commercial low congestion in the AM and PM proposed affordable housing project for this area. Some Sq. Ft. - Vacancy = 0.0%, Office: 264,007 Sq. Ft. - No public transit, but this is one mile from the North Branch NJ Highest Categories: 1 to 4 employees, less than Community College is a key element of this area. About 1/5 of the AUP units are COAH. ILV parcels near Route 22. Peak. industrial use is available. Vacancy = 31.75% Transit station. $500,000 in sales Utilities can accommodate increased development.

13 businesses Route 202/206 serves this area but does not provide easy access to I- Top Businesses: Chemicals and Allied Products, 78 or I-287. Reconfiguring the interchange at Exit 22 on I-287 would There are no civic, educational, cultural, or housing Flex Space: 339,930 Sq. Ft. - Vacancy = 0.0%, Industrial: Miscellaneous Retail help alleviate congestion here, as would improvements to two-lane This site is all about establishing a new identity for facilities of note in this PGIA. There are a variety of No dwelling units; all non-residential square Directly served by the Route Sanofi Aventis Office Node 9,300 Sq. Ft. - Vacancy = 100%, Office: 1,220,464 Highest Categories: Deceptive this time because Washington Road. this former office facility. Household rate is projected 17.16 0 127,091 1/6 parcels have low ILV. commercial uses here for office space (15 percent is footage is in the VPDL category. 202/206 Corridor Sq. Ft. - Vacancy = 18.25% Sanofi Aventis dominates this area, has over 1,000 Somerset County transit provides a link to the Far Hills NJ Transit to decrease in the coming years. currently vacant). Still, there are 24 dwelling units here. employees and over $1 billion in sales, even though station. it's not the top business Utilities can accommodate increased development.

There is a daycare, seven emergency response facilities, library, municipal building and police station here. There Raritan River is a physical barrier that prevents fluid access between are eight schools are one high school. There is also an 796 businesses 5/6 redevelopment dwelling units, 1/6 AUP Flex Space: 1,450 Sq.Ft. - Vacancy = 96.55%, Retail: both Bound Brooks. There is lots of congestion here. Improving art center, a cultural center, a museum and a theological Top Businesses: Health services, eating and drinking Contains third largest population of all PGIAs, high dwelling units. A large majority of non- Issues exist at Queens Bridge PA1, Joint Town Center, 714,237 Sq. Ft. - Vacancy = 9.72%, Industrial: 410,135 corridors, creating a second river crossing would help alleviate this. 68/291 commercial parcels, 1/2 industrial parcels The Bound Brooks seminary. There is a large vacancy rate for flex space, places, not classifiable establishments density, low median income, lots of owner-occupied residential square footage is classified in the 349.29 904 232,912 (County Route 527 Crossing of Bound Brook Transit Village Sq. Ft. - Vacancy = 4.68%, Office: 248,911 Sq.Ft. - These areas are connected via three county public bus systems and have low ILV. and the retail vacancy rate is about 10 percent. The area Highest Categories: 1 to 4 employees, less than housing. redevelopment category. A good candidate for Raritan River) Vacancy = 2.88% by train lines as well. contains about 5,600 dwelling units and is 44 percent $500,000 in sales new dwellings in redevelopment areas. Utilities can accommodate increased development. residential, but there also exists a significant amount of industrial and retail space.

Route 206 is very narrow in this area, and Duke Farms, an environmentally sensitive area, is nearby as well. Upgrading the traffic control system would help things here. All of the non-residential square footage here 151 businesses There are over 100 acres of low ILV industrial land. There are two proposed housing projects here. There is Flex Space: 132,774 Sq. Ft. - Vacancy = 12.22%, Retail: This area is not served well by public transit, although there is a is VPDL; all of the dwelling units are AUP. Top Businesses: Construction - Special Trade Fourth highest projected household growth rate, 13/34 commercial parcels, 8/27 industrial parcels Route 206 as a two lane road some public property there, but a variety of the land use 62,464 Sq. Ft. - Vacancy = 0.0%, Industrial: 2,001,327 public bus system that connects to rail. The reemergence of the Most of the non-residential square footage is VA Depot Closed Military Facility Contractors, Industrial and Commercial Machinery potential redevelopment site, access to freight train 216.86 1050 1,905,793 have low ILV. through this area provides a here is industrial. Some of the area is zoned for Sq. Ft. - Vacancy = 16.83%, Office: 27,100 Sq. Ft. - West Trenton Line for passenger service would help things out VPDL, as well, although some percentage of it Highest Categories: 1 to 4 employees, $1 to $2.5 line. A cluster of low ILV parcels is located near Norfolk constraint issue. economic development. Vacancy = 0.0% significantly. is AUP. There is over 1 million square feet of million in sales Southern Freight Rail Line. This site has good freight access - it is near a freight rail line, and this potentially developable land. PGIA could potentially be redeveloped as a freight village of sorts. Utilities can accommodate increased development.

Somerset Street, Hamilton Avenue, Franklin Boulevard and JFK Boulevard must be improved in this area. Mixed use development There are no civic, educational, cultural, or housing Flex Space: 35,645 Sq. Ft. - vacancy = 0.0%, Retail: 201 businesses would minimize travel demand added to the roadway. There are no dwelling units here. There is Route 22 corridor experiences facilities of note in this PGIA. Most of the area is 175,986 Sq. Ft. - Vacancy = 9.47%, Industrial: Top Businesses: Health Services No household vacancies here, population and 10/37 commercial parcels, 5/56 industrial parcels Veronica Avenue PA1 This PGIA is close to downtown New Brunswick's transit system. It is more VPDL non-residential square footage 93.25 0 1,213,880 congestion in the AM and PM available for industrial, light manufacturing use. Most of 2,934,762 Sq. Ft. - Vacancy = 0.8%, Office: Highest Categories: 1 to 4 employees, $500,000 to $1 population density are low for Somerset County. have low ILV. also served well by bus service. than AUP non-residential square footage. Peak. it is not currently vacant. 470,331 Sq. Ft. - Vacancy = 8.08% million in sales Utilities can accommodate increased development.

Interchange improvements and signalized intersections would help 137 businesses There are two affordable housing projects proposed for support additional development here. There is constrained capacity Mostly made up for highway commercial land but has Top Businesses: Miscellaneous Retail, Eating and No non-residential square footage here, this site. Most of it is currently available for commercial on on-ramps and on nearby roadways. a high population density nonetheless. Also has a 3/27 commercial parcels, no industrial parcels have Issues at I-78 interchange with Watchung Route 22 Corridor PA1 Retail: 2,072,282 Sq. Ft. - Vacancy = 4.42% Drinking Places although there are 136 AUP dwelling units 11.85 136 0 use, although there are 5,600 dwelling units available Bus service in this area provides connection between here and NJ relatively high median income and a low housing low ILV. Diamond Hill Road. Highest Categories: 10 to 19 employees, $1 to $2.5 (about half of which are COAH). here. Transit. vacancy rate. million in sales Utilities can accommodate increased development.

There is steep topography in this area, which limits some roadway Most of the land here is vacant, which presents a strong access. Still, though, local roadways would do a good job at No dwelling units here. All non-residential A population of 12 live here, relatively small land opportunity for development. There are no civic, supporting additional development here as they currently exist. square footage is in the redevelopment 1/3 commercial parcels, no industrial parcels have Issues at I-78 interchange with Weldon Quarry Redevelopment Area Retail: 15,000 Sq. Ft. - Vacancy = 0.0% None area, former quarry, socioeconomic data are from a 205.74 0 784,000 educational, cultural, or housing facilities of note in this Bus service in this area provides connection between here and NJ category. A good candidate for new dwellings low ILV. Diamond Hill Road. very small sample size. PGIA. Transit. in redevelopment areas. Utilities can accommodate increased development.

PREPARED BY SOMERSET COUNTY PLANNING BOARD, DECEMBER 2014 SOMERSET COUNTY PLANNING BOARD - SUPPORTING PRIORITY INVESTMENT IN SOMERSET COUNTY, PHASE 1: SUMMARY OF PGIA CHARACTERISTICS AND EXISTING CONDITIONS

Infrastructure Analysis

Public Transit Land Use Policies

Not directly served by public transportation, However, NJ Increase FAR, allow for mixed TRANSIT Gladstone Branch uses commuter rail is provided at nearby Far Hills Station

Not directly served by public transportation. The NJ Transit Increase FAR Raritan Valley Line Bridgewater Station is 1.5 miles from this area

Local Somerset County Bus provides connection to NJ Transit Raritan Valley Line at Bound Brook Sufficient Density and NJ Transit Northeast Corridor at New Brunswick.

Not appropriate for further Not directly served by public density due to lack of transportation. transportation access

NJ Transit operates commuter and local bus service along the Route Increase FAR 22 Corridor

NJ Transit operates commuter and Increase FAR and permitted DU local bus service along the Route density 22 Corridor

Local bus service available with Connections to NJ Transit Northeast Corridor at New Sufficient Density Brunswick and NJ Transit Raritan Valley Line at Bound Brook.

Not currently well served by Public Transportation. One local Increase FAR and permitted DU Somerset County bus serves this density area.

Not currently well served by Public Transportation. One local Increase FAR Somerset County bus serves this area.

Local Somerset County Bus provides connection to NJ Transit Raritan Valley Line at Bound Brook Increase FAR and permitted DU and NJ Transit Northeast Corridor density at New Brunswick. Primarily serves eastern area of this PGIA

No public Transit. Regional Commuter Bus stops north of site Not appropriate for further on Route 202 in Branchburg. density due to lack of Several NJ Transit Rail Stations transportation access located within 5 miles of site

Not well served by Public Increase FAR in portions of Transportation. One local PGIA where land use intensity Somerset County bus route serves is lower Manville.

Not well served by Public Transportation. The North Branch Station on the NJ Transit Raritan Increase FAR Valley Line is 1 mile from this area. One local Somerset County bus serves this area.

Not appropriate for further No public Transit in this area. density due to lack of transportation access

NJ Transit operates commuter and local bus service along the Route 22 Corridor in this area and Sufficient Density provides connection to NJ Transit Raritan Valley .

Served by NJ Transit Raritan Valley Line stations at Raritan, Increase FAR in portions of Somerville, and Bridgewater. PGIA where land use intensity Extensive local and commuter bus is lower (eastern and northern exists. The western portion of the areas) Regional center is underserved by bus.

Not well served by Public Transportation. Area is being Increase FAR and permitted DU studied for possible relocation of density North Branch station on the NJ Transit Raritan Valley Line.

Not well served by Public Increase FAR and permitted DU Transportation. The North Branch density Station on the NJ Transit Raritan Valley Line is 1 mile from this area. One local Somerset County bus serves this area.

Not directly served by Public Increase FAR and Allow for Transportation mixed uses

Well Served by Public Transportation. All 3 local Somerset County local bus, NJ Transit Bus, and Private Carrier Sufficient Density Bus. Also served by NJ Transit Raritan Valley Line at Bound Brook Station.

Not currently well served by Public Transportation. One local Increase FAR and permitted DU Somerset County bus serves the density eastern part of this area.

Not well served by Public Transportation. The North Branch Increase FAR Station on the NJ Transit Raritan Valley Line is 1 mile from this area. One local Somerset County bus serves this area.

NJ Transit Bus local and Commuter bus located in this Increase FAR area.

NJ Transit Bus local and Increase FAR; Allow for Mixed Commuter bus located in this Uses area.