Looking for ways to preserve your historic character? This session highlighted planning tools and business techniques that can protect resources and advance the viability of your community. The session was moderated by Dorothy P. Guzzo, Executive Director, New Jersey Historic Trust. Presenters included Edward E. Fox III, AICP, PP, Senior Planner, Environmental Resources, Inc.; and Isaac D. Kremer, Executive Director, Metuchen Downtown Alliance. In his presentation Isaac highlighted the Metuchen Turnaround that had 3 parts: Establishment of a downtown management org with a SID/BID for stable funding and a Main Street program to organize volunteers; new development; and political support to experiment and try new things. The COVID-19 global pandemic presented an unprecedented challenge for the downtown to adapt. Leaders responded with a revitalization strategy that allowed for enhanced use of public sidewalks, parking, streets, and private spaces in the downtown. Over $750,000 of funding was earmarked to directly support small businesses in 2020. One highlight of COVID-19 recovery efforts was establishment of the "New Streetery" on New Street between Main St and Pearl St in downtown Metuchen. The first phase involved full closure of the street on weekends. Then half of the street was partially closed allowing traffic to pass through. Finally, permanent dining structures were put up that met wind, snow, and fire rating requirements. Following the pandemic response efforts, an outdoor dining ordinance was adopted to build on gains made during the pandemic. A storefront grant program provided matching grants to businesses to assist with making improvements to their storefronts. Public art initiatives resulted in enlivening previously blank walls with art. Over $1 million of outside funding was attracted to the downtown. For every $1 of Borough and SID funding there was $104.39 return on investment (ROI). Lessons learnt from the work in Metuchen follow: 1) Get the structure right to achieve revitalization. For Metuchen it was Main Street and a SID/BID. 2) Do not let negative people and voices dominate. 3) Every project is a "pilot" project. Test ideas, gather data, refine. 4) Iterate projects over time. Start small and scale up. 5) When an ordinance is not serving you - change it. 6) Help businesses by providing financial and technical assistance. The New Jersey Preservation Conference was held at the War Memorial in Trenton, New Jersey, on June 3, 2022. Isaac Kremer served as Executive Director of the Metuchen Downtown Alliance between 2016 and 2022. He frequently speaks in public and may be reached at civitasdev@gmail.com or 313-268-4356.

1. Thank you to our sponsor:
Thank you to our sponsor:
Tools and Techniques - Preservation by Other Means
Friday, June 3, 2022, at 10:45AM
Dorothy P. Guzzo
Executive Director
New Jersey Historic Trust
Edward E. Fox III, AICP, PP
Senior Planner
Environmental Resources, Inc.
Isaac D. Kremer
Executive Director
Metuchen Downtown Alliance

2. Thank you to our sponsor:
Tools and Techniques - Preservation by Other Means
Friday, June 3, 2022, at 10:45AM
Dorothy P. Guzzo
Executive Director
New Jersey Historic Trust

3. Thank you to our sponsor:
Tools and Techniques - Preservation by Other Means
Friday, June 3, 2022, at 10:45AM
Edward E. Fox III, AICP, PP
Senior Planner
Environmental Downtown Alliance

4. Thank you to our sponsor:
Tools and Techniques - Preservation by Other Means
Friday, June 3, 2022, at 10:45AM
Isaac D. Kremer
Executive Director
Metuchen Downtown Alliance

5. Thank you to our sponsor:

6. Thank you to our sponsor:

7. Thank you to our sponsor:
Article from 1996 said:
“Local officials and
commercial interests
want to change with
the times before the
times roll over
Metuchen.”

8. Thank you to our sponsor:
Named 8th Transit Village in NJ in 2002.
Must demonstrate a commitment to
smart growth planning and transit-
oriented development, including
mixed-use development.

9. Thank you to our sponsor:
By 2016 downtown looked like this…

10. Thank you to our sponsor:
What People Said about Downtown
You don't need people who don't know your
business telling you how to run it.
- Resident, 2016

11. Thank you to our sponsor:
What People Said about Downtown
We do not need more government bureaucracy in
Metuchen. Instead we need less regulation.
Regulation that keeps out businesses and franchises
that would be willing to occupy commercial space
downtown... Rather than spend money on a MDA,
open up downtown to Starbucks and other such
businesses.
- Resident, 2016

12. Thank you to our sponsor:
The Metuchen Turnaround Had 3 Parts
1. Establishment of a downtown management org with a
SID/BID for stable funding and a Main Street program to
organize volunteers.
2. New development.
3. Political support to experiment and try new things.

13. Thank you to our sponsor:
I. Establishment of SID/BID and Main Street Program
• Metuchen Downtown Alliance established by ordinance in May 2016.
• Main Street program provided volunteers.
• Special Improvement District (similar to a BID) provided stable funding.
2016 2017 2018 2019 2020 2021 2022 Total
Borough
Contribution 150,000 150,000 125,000 100,000 75,000 75,000 75,000 750,000
SID Assessment 0 125,000 150,000 175,000 200,000 225,000 250,000 1,125,000
Total 150,000 275,000 275,000 275,000 275,000 300,000 325,000 1,875,000

14. Thank you to our sponsor:

15. Thank you to our sponsor:

16. Thank you to our sponsor:

17. Thank you to our sponsor:

18. Thank you to our sponsor:

19. Thank you to our sponsor:
Bernardsville (Downtown Bernardsville) Somerset
Bloomfield (Bloomfield Center Alliance) Essex
Boonton (Boonton Main Street) Morris
Bridgeton (Bridgeton Main Street Association) Cumberland
Denville (Downtown Denville BID) Morris
Fair Lawn (Fair Lawn Economic Development Corp) Bergen
Hammonton (MainStreet Hammonton) Atlantic
Highland Park (Main Street Highland Park) Middlesex
Maplewood (Springfield Avenue BID) Essex
Metuchen (Metuchen Downtown Alliance) Middlesex
Millville (Millville Development Corporation) Cumberland
Montclair (Montclair Center BID) Essex
Mount Holly (Main Street Mount Holly) Burlington
Red Bank (Red Bank River Center) Monmouth
Salem City (Stand Up for Salem) Salem
South Orange (South Orange Village Center Alliance) Essex
Summit (Summit Downtown Inc.) Union
Vineland (Vineland Downtown Improvement District) Cumberland
West Orange (Downtown West Orange Alliance) Essex
Westfield (Downtown Westfield Corporation) Union
Woodbury (Main Street Woodbury) Gloucester
These 21 communities were awarded $4.3 million in funding since 2019…
Note: $3 million for COVID-19 Recovery.

20. Thank you to our sponsor:
Roots of Main Street
• The “Main Street Project” began as a pilot project in 1977 under the
direction of Mary Means at the National Trust for Historic Preservation.
• Emphasizes a grassroots volunteer-led approach to revitalization.
• In recent years has focused on “transformation strategies” to guide work
and achieve economic development impact.

21. Thank you to our sponsor:
II. New Development
• Added 744,000 sqft to downtown.
• Replaced acres of surface parking lots.
• 387 new apartments.
• Designed and built Town Plaza to host community events.

22. Thank you to our sponsor:
2007

23. Thank you to our sponsor:
2018

24. Thank you to our sponsor:
2018
CitiVillage
Woodmont
Whole Foods
The Hub
Downtown Metro
Nexus Parking

25. Thank you to our sponsor:
Woodmont Metro
2017-2018
273 units
247,192 square feet

26. Thank you to our sponsor:

27. Thank you to our sponsor:
The Hub
2019
79 units
70,300 square feet

28. Thank you to our sponsor:

29. Thank you to our sponsor:
Downtown Metro
2019
19 units
17,824 sqft

30. Thank you to our sponsor:

31. Thank you to our sponsor:
CitiVillage
2019
20 units
19,896

32. Thank you to our sponsor:
CitiVillage
2019

33. Thank you to our sponsor:
Economic Impact
Market analysis showed each new household generates $14,218
• $3,757 for groceries
• $2,564 for restaurant meals
• $1,327 for future and home furnishings
• $596 for housekeeping supplies
• $1,482 for apparel
• $1,312 for health care
• $2,548 for entertainment
• $542 for personal care products and services
• $90 for reading materials

34. Thank you to our sponsor:
The Math of Adding Demand
$14,218 spending per household
X 387 housing units
= $5,502,366 spending annually

35. Thank you to our sponsor:
Today There is 1 Building with Empty Upper Floor…

36. Thank you to our sponsor:
III. Political support to experiment and
try new things

37. Thank you to our sponsor:
Close your eyes and think of the least
attractive place in your town…

38. Thank you to our sponsor:
May 2017

39. Thank you to our sponsor:
Lake Ave Plaza
August-October 2017

40. Thank you to our sponsor:
First grant of $2,500 in May 2017.
To receive grant had to raise an
equal amount through
crowdfunding.

41. Thank you to our sponsor:
Aug 2017

42. Thank you to our sponsor:
Oct 2017

43. Thank you to our sponsor:

44. Thank you to our sponsor:

45. Thank you to our sponsor:

46. Thank you to our sponsor:

47. Thank you to our sponsor:
Oct 2017

48. Thank you to our sponsor:
La Rosa
Jan 2018

49. Thank you to our sponsor:
On August 21, 2017 AARP New
Jersey told us that our
Community Challenge grant was
not being funded…

50. Thank you to our sponsor:
Sep 2017

51. Thank you to our sponsor:
Oct 2017

52. Thank you to our sponsor:
Thank you to our sponsor:
Oct 2017

53. Thank you to our sponsor:
Oct 2017

54. Thank you to our sponsor:
Thank you to our sponsor:
Oct 2017

55. Thank you to our sponsor:
Oct 2017

56. Thank you to our sponsor:

57. Thank you to our sponsor:
May 2019
Aug 2018

58. Thank you to our sponsor:
May 2019

59. Thank you to our sponsor:
Oct 2019 Dec 2019

60. Thank you to our sponsor:
May 2022

61. Thank you to our sponsor:
Results of IOBY and AARP Projects
• First grant of $2,500 from Main Street America and Edward
Jones for Lake Ave Plaza project.
• Demonstration grant $5,000 from was from AARP New
Jersey to do an alley transformation and parklet in October
2017.
• Showed an iterative approach to project delivery that we use
today.

62. Thank you to our sponsor:
Storefront Grants
• Had an opportunity in 2017 to host storefront seminar with
four other downtowns.
• Followed up with 10 consultations done the following day for
businesses in Metuchen.
• Produced beautiful illustrated reports for each business with
recommendations.

63. Thank you to our sponsor:
Apr 2017

64. Thank you to our sponsor:
Sep 2017

65. Thank you to our sponsor:
Sep 2017
Oct 2021

66. Thank you to our sponsor:
Apr 2017 Jul 2017

67. Thank you to our sponsor:
Apr 2017

68. Thank you to our sponsor:
Nov 2017

69. Thank you to our sponsor:
Innovation Strategy
Mar 2018

70. Thank you to our sponsor:
Oct 2021

71. Thank you to our sponsor:
Apr 2017

72. Thank you to our sponsor:
Jan 2022

73. Thank you to our sponsor:
Apr 2017

74. Thank you to our sponsor:
Oct 2019

75. Thank you to our sponsor:
Picture Perfect Studios
Apr 2017
Apr 2017

76. Thank you to our sponsor:
Aug 2018

77. Thank you to our sponsor:
Picture Perfect, Night photo
Aug 2018

78. Thank you to our sponsor:
Oct 2017

79. Thank you to our sponsor:
Café Paris, After photo
Oct 2019

80. Thank you to our sponsor:
Thank you to our sponsor:
When Our Sign Ordinance
Didn’t Give Us the Results
We Wanted…

81. Thank you to our sponsor:

82. Thank you to our sponsor:

83. Thank you to our sponsor:

84. Thank you to our sponsor:

85. Thank you to our sponsor:

86. Thank you to our sponsor:

87. Thank you to our sponsor:
Jul 2018

88. Thank you to our sponsor:
Sep 2018

89. Thank you to our sponsor:
Mar 2018

90. Thank you to our sponsor:
Oct 2018

91. Thank you to our sponsor:
Apr 2017

92. Thank you to our sponsor:
Oct 2018

93. Thank you to our sponsor:
Apr 2017

94. Thank you to our sponsor:
Mar 2019

95. Thank you to our sponsor:
Mar 2019

96. Thank you to our sponsor:
Lotsa Balls
Apr 2017

97. Thank you to our sponsor:
Lotsa Balls, After photo
Oct 2019

98. Thank you to our sponsor:
Main Street
New Jersey
Grant
2019 Main Street New Jersey Grant
•Received $23,000 in 2019
•Utilized for storefront improvement and
placemaking
•We were well positioned because of track record
doing similar work

99. Thank you to our sponsor:

100. Thank you to our sponsor:
Apr 2017

101. Thank you to our sponsor:
Metuchen News, After photo
Oct 2019

102. Thank you to our sponsor:
Apr 2017

103. Thank you to our sponsor:
Oct 2021

104. Thank you to our sponsor:
Pyramid Vitamin
Apr 2017

105. Thank you to our sponsor:

106. Thank you to our sponsor:
Jun 2017

107. Thank you to our sponsor:
Apr 2017

108. Thank you to our sponsor:
Nov 2019

109. Thank you to our sponsor:
Jewelry Doctor
Apr 2017

110. Thank you to our sponsor:
Jewelry Doctor, After photo
Oct 2019

111. Thank you to our sponsor:
Antonio’s
Apr 2017

112. Thank you to our sponsor:
Apr 2017

113. Thank you to our sponsor:
Oct 2019

114. Thank you to our sponsor:
Creative Twist, Before photo
Oct 2017

115. Thank you to our sponsor:
Creative Twist Events
Oct 2019

116. Thank you to our sponsor:
Creative Twist Events
Dec 2019
Dec 2019

117. Thank you to our sponsor:
Jun 2017

118. Thank you to our sponsor:
Jan 2022
Jan 2022

119. Thank you to our sponsor:
Innovation Strategy

120. Thank you to our sponsor:
Thank you to our sponsor:
We Needed to Relax
Rules and Encourage
Outdoor Uses

121. Thank you to our sponsor:
Thank you to our sponsor:

122. Thank you to our sponsor:
Thank you to our sponsor:

123. Thank you to our sponsor:
Thank you to our sponsor:

124. Thank you to our sponsor:
Thank you to our sponsor:

125. Thank you to our sponsor:
Thank you to our sponsor:

126. Thank you to our sponsor:
Thank you to our sponsor:

127. Thank you to our sponsor:
Thank you to our sponsor:
May 2020

128. Thank you to our sponsor:
Thank you to our sponsor:
May 2020

129. Thank you to our sponsor:
Thank you to our sponsor:
May 2020

130. Thank you to our sponsor:
Thank you to our sponsor:

131. Thank you to our sponsor:
PHASE 1
June 2020 – September 2020

132. Thank you to our sponsor:
Thank you to our sponsor: Jun 2020

133. Thank you to our sponsor:
Thank you to our sponsor: Jun 2020

134. Thank you to our sponsor:
Thank you to our sponsor: Jun 2020

135. Thank you to our sponsor:
PHASE 2
September 2020 – December 2020

136. Thank you to our sponsor:
Thank you to our sponsor: Sep 2020

137. Thank you to our sponsor:
Thank you to our sponsor: Dec 2020

138. Thank you to our sponsor:
Main Street
New Jersey
Grant
2020 Main Street New Jersey Grant
•Received $655,628 in 2020
•Bought 65 infrared heaters
•Paid for all outdoor dining and four wind, fire,
snow rated structures
•Direct grants for businesses

139. Thank you to our sponsor:
PHASE 3
January 2021 – October 28, 2021

140. Thank you to our sponsor:
Thank you to our sponsor:
Dec 2020

141. Thank you to our sponsor:
Thank you to our sponsor:

142. Thank you to our sponsor:
Thank you to our sponsor:

143. Thank you to our sponsor:
Thank you to our sponsor:

144. Thank you to our sponsor:
Thank you to our sponsor:
Jan 2021

145. Thank you to our sponsor:
Thank you to our sponsor: Apr 2021

146. Thank you to our sponsor:
Thank you to our sponsor:

147. Thank you to our sponsor:
Thank you to our sponsor:
When Our Outdoor
Dining Ordinance Needed
an Update… Guess What?

148. Thank you to our sponsor:
Thank you to our sponsor:

149. Thank you to our sponsor:
Thank you to our sponsor:

150. Thank you to our sponsor:
Thank you to our sponsor:

151. Thank you to our sponsor: Apr 2017

152. Thank you to our sponsor:
Mangia Toscano
Oct 2020

153. Thank you to our sponsor:
Mangia Toscano
Mar 2021

154. Thank you to our sponsor:
Mangia Toscano
Nov 2021

155. Thank you to our sponsor:
Mangia Toscano
Nov 2021
May 2022

156. Thank you to our sponsor:
The Greek
Apr 2017

157. Thank you to our sponsor:
The Greek
Nov 2020

158. Thank you to our sponsor:
The Greek
Jan 2022

159. Thank you to our sponsor:
The Greek
Mar 2022

160. Thank you to our sponsor:
Thank you to our sponsor:
We Kept on Keeping on…

161. Thank you to our sponsor: May 2020

162. Thank you to our sponsor:
Jul 2020

163. Thank you to our sponsor:
Feb 2018

164. Thank you to our sponsor:
Feb 2018

165. Thank you to our sponsor:
Jul 2020

166. Thank you to our sponsor:
Oct 2021

167. Thank you to our sponsor:
Apr 2017

168. Thank you to our sponsor:
Oct 2021

169. Thank you to our sponsor:
Apr 2017

170. Thank you to our sponsor:
Oct 2021

171. Thank you to our sponsor:
Apr 2017

172. Thank you to our sponsor:
Sep 2021

173. Thank you to our sponsor:
Feb 2017

174. Thank you to our sponsor:
Sep 2021

175. Thank you to our sponsor:
Oct 2019

176. Thank you to our sponsor:
Sep 2021
Sep 2021

177. Thank you to our sponsor:
Blade Sign Pilot Project
• Approval process required costly
stamped drawings for blade sign
• Worked with borough, designer, and
businesses to streamline.
• Installed 4 blade signs in 2021.

178. Thank you to our sponsor:
Blade Sign Pilot Project
Dec 2021

179. Thank you to our sponsor:
Blade Sign Pilot Project
Dec 2021

180. Thank you to our sponsor:
Blade Sign Pilot Project
Dec 2021

181. Thank you to our sponsor:
Blade Sign Pilot Project
Dec 2021

182. Thank you to our sponsor:
Apr 2021

183. Thank you to our sponsor:
Jun 2022

184. Thank you to our sponsor:

185. Thank you to our sponsor:
Storefront Grants Results
• Pilot project in April 2017 helped provide storefront consultations for
10 businesses.
• Then provided matching grants to help businesses with making
improvements based on reports.
• 60 Storefront grants for $278,870.
• Some projects received multiple grants for continuous improvements.
• See guidelines and app: downtownmetuchen.org/guidelines.

186. Thank you to our sponsor:
Public Art Results
• Adopted Public Art Policy in 2017.
• Completed nine projects – six murals and three temporary.
• Attracted $68,015 in funding.

187. Thank you to our sponsor:
Main Street
New Jersey
Grant
2022 Main Street New Jersey Grant
•Received $75,000 in 2022.
•Updating strategic plan.
•Design work for Imagination Alley.
•Additional storefront improvements.

188. Thank you to our sponsor:
Downtown Results
• Reinvestment exceeds $170 million since 2016.
• Between 2016 and 2021 raised over $2.5 million.
• Volunteers gave 25,338 hours valued at $641,630.

189. Thank you to our sponsor:
Main Street
New Jersey
Grant
In 2022 we will surpass
$1 million of outside
funding attracted to
support downtown

190. Thank you to our sponsor:
Main Street
New Jersey
Grant
For every $1 of Borough
and SID funding there
has been $104.39 return
on investment (ROI)

191. Thank you to our sponsor:
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
Jan-16
Mar-16
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Downtown Metuchen Occupancy by SQFT (2016 - 2022)
Comm Occ SQFT Resi Total SQFT Comm GLA Vac SQFT Comm GLA SQFT Total GLA for District

192. Thank you to our sponsor:
65%
70%
75%
80%
85%
90%
95%
0
50
100
150
200
250
300
350
400
450
Jan-16
Mar-16
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Downtown Metuchen Commercial Occupancy by Unit (2016-2022)
Occ Unit Vac Unit Occ Rate

193. Thank you to our sponsor:
0%
20%
40%
60%
80%
100%
120%
Jan-16
Mar-16
May-16
Jul-16
Sep-16
Nov-16
Jan-17
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Mar-22
May-22
Jul-22
Sep-22
Nov-22
Downtown Metuchen Occupancy Rate (2016 to 2022)
Occ by SQFT Occ by Unit

194. Thank you to our sponsor:
0
5
10
15
20
25
30
35
2016 2017 2018 2019 2020 2021 2022
Metuchen Downtown District Business Openings and Closings by Year, 2016-2022
Open Close

195. Thank you to our sponsor:
Some Recent Business Openings…

196. Thank you to our sponsor:
Lessons from Metuchen
1. Get the structure right to achieve revitalization. For us it was Main
Street and SID/BID.
2. Do not let negative people and voices dominate.
3. Every project is a “pilot” project. Test ideas, gather data, refine.
4. Iterate projects over time. Start small and scale up.
5. When an ordinance is not serving you – change it.
6. Help businesses by providing financial and technical assistance.

197. Thank you to our sponsor:
Thank you!
Isaac Kremer
Executive Director
Metuchen Downtown Alliance
(732) 515-9660
Isaac@downtownmetuchen.org
www.downtownmetuchen.org
@isaackremer