{"id": "n-ddb03d1f5b", "slug": "lawrence-township-educational-testing-service-campus", "type": "office-park", "name": "Educational Testing Service campus", "aka": [], "city": "Lawrence Township", "county": "Mercer County", "state": "NJ", "country": "US", "census_division": 2, "lat": 40.28775, "lon": -74.71234, "geocode_method": "nominatim-city", "address": null, "metro": null, "original_use": "office", "year_opened": null, "year_closed": null, "acres": 75.0, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from princetoninfo.com, model-extracted, unreviewed: The Educational Testing Service campus in Lawrence Township, currently an office park, is proposed for redevelopment into mixed-use housing with up to 800 units on over 75 acres.", "strategy": ["redevelop"], "new_use": ["housing", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": null, "architect": null, "after_notes": null, "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "would create a new Neighborhood-1 overlay zoning district (overlay district)", "public_subsidy": null, "entitlement_year": null, "planning_notes": "Approved by Township Council.", "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "34021", "opp_score": 40.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "75 acres", "county grew 3.9% 2018–23", "median rent $1,515", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/nj/lawrence-township-educational-testing-service-campus/", "events": [{"year": 2026, "date": null, "kind": "note", "detail": "Township Council expected to consider ordinance on April 21 to rezone part of ETS campus for residential use", "source_id": 8449}, {"year": 2026, "date": null, "kind": "note", "detail": "Planning Board discussed measure at March 16 and April 6 meetings", "source_id": 8450}], "sources": [{"id": 8448, "site_id": "n-ddb03d1f5b", "url": "https://princetoninfo.com/business/ets-campus-targeted-for-800-unit-housing-development-in-lawrence-township/", "title": "ETS Campus Targeted For 800-Unit Housing Development In Lawrence ...", "publisher": "princetoninfo.com", "date": null, "quote": "Educational Testing Service campus", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8449, "site_id": "n-ddb03d1f5b", "url": "https://princetoninfo.com/business/ets-campus-targeted-for-800-unit-housing-development-in-lawrence-township/", "title": "Timeline", "publisher": null, "date": null, "quote": "The Township Council was expected to consider an ordinance on April 21 that would rezone part of the ETS campus at 660 Rosedale Road for residential use, a move that could set the stage for one of the largest redevelopment projects along the Route 1 corridor.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8450, "site_id": "n-ddb03d1f5b", "url": "https://princetoninfo.com/business/ets-campus-targeted-for-800-unit-housing-development-in-lawrence-township/", "title": "Timeline", "publisher": null, "date": null, "quote": "The measure, which was discussed by the Planning Board at its March 16 and April 6 meetings, would create a new Neighborhood-1 overlay zoning district.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [], "parcels": [], "context": {"assessment": {"what_happened": "Proposed redevelopment of 75-acre ETS office campus (Lawrence Township, NJ) to housing/retail. Township Council approved planning notes. Zoning change would create Neighborhood-1 overlay district. Pending April 2026 Township Council vote on ordinance.", "why": "75 acres (large site), housing market growing (ZHVI +33% 5y, ZORI +29% 5y), retail employment up 41% since 2012, strong I-295 access (85k ADT), county population grew 3.9% 2018-23. Nearby cluster includes Bridge Point 8 (approved 2.5km away).", "where_it_stands": "Status: proposed. Planning Board discussed in March/April 2026. Approval pending April 2026 council vote. Verified status: draft (data incomplete).", "for_a_planner": ["Zoning change requires new Neighborhood-1 overlay", "I-295 access (6 lanes, 85k ADT) supports retail/housing", "Housing market shows strong demand (ZHVI $440k, +33% 5y)"], "for_a_developer": ["75-acre site available for housing/retail", "Median rent $1,515 (office market)", "Nearby approved project (Bridge Point 8) validates market"], "risks_and_unknowns": ["No current developer named", "Exact timeline beyond April 2026 vote unknown", "Zoning change details not specified", "Verified data status: draft"], "data_quality": "partial", "one_line": "Proposed 75-acre office-to-housing/retail conversion pending zoning approval; strong market data but no developer or timeline confirmed.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "2e8daabc9544"}, "cluster": {"within_10km": [{"id": "n-89be8b308a", "name": "Bridge Point 8", "city": "West Windsor", "status": "approved", "km": 2.5}], "count_10km": 1, "count_25km": 4}, "elevation": {"elevation_ft": 84.7, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "34021003302", "urban": 1, "lila_1_10": 0, "low_access_1mi": 1, "lapop1share": 22.893366189286603, "poverty_rate": 3.48321722609246, "median_family_income": 127835.0, "snap_households": 33.0, "pop2010": 8381.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 439984, "month": "2026-09", "change_1y": 0.002, "change_5y": 0.332}, "zori": {"latest": 2523, "month": "2026-09", "change_1y": 0.024, "change_5y": 0.296}, "county_fips": "34021", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "34021003304", "jobs": 10320, "retail_jobs": 54, "food_accommodation_jobs": 89, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "08648", "month": "202609", "median_listing_price": 495000, "median_listing_price_yy": 0.0, "active_listing_count": 67, "median_days_on_market": 59, "price_reduced_share": 0.2009, "pending_ratio": 0.4851, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "34021003302", "kfr_p25": 0.4899, "jail_p25": 0.0313, "kids_count": 387.9193, "commuting_zone": "Newark", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "m-9469ca71a1", "name": "Monmouth Mall", "city": "Eatontown", "state": "NJ", "score": 6.5, "why": ["similar size (64 acres)", "same strategy: redevelop", "also in NJ"]}, {"id": "n-e652555de6", "name": "Desert Pines Golf Club", "city": "Las Vegas", "state": "NV", "score": 6.5, "why": ["similar size (100 acres)", "same strategy: redevelop"]}, {"id": "n-ce0386625b", "name": "Innovation Park", "city": "Rolla", "state": "MO", "score": 6.5, "why": ["similar size (56 acres)", "same strategy: redevelop"]}, {"id": "n-825d32e819", "name": "Gwinnett Place Mall site", "city": "DULUTH", "state": "GA", "score": 6.5, "why": ["similar size (106 acres)", "same strategy: redevelop"]}, {"id": "m-e82eb88122", "name": "Exton Square Mall", "city": "Exton", "state": "PA", "score": 6.0, "why": ["similar size (75 acres)", "same strategy: redevelop"]}, {"id": "m-fe8ce81673", "name": "Villa Italia Mall", "city": "Lakewood", "state": "CO", "score": 6.0, "why": ["similar size (104 acres)", "same strategy: redevelop"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Mercer County", "2024": {"units_1": 827, "units_2_4": 16, "units_5plus": 1183, "value_total": 347204567}, "2023": {"units_1": 402, "units_2_4": 8, "units_5plus": 559, "value_total": 127033665}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "34021", "year": 2025, "establishments": 1114, "employment": 18527, "avg_annual_pay": 41947, "lq_employment": 0.72, "employment_change_1y": 0.1, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 1309, "emp": 18975}, "2023": {"estab": 1179, "emp": 26721}, "estab_change": -0.099, "emp_change": 0.408, "county_fips": "34021"}, "schools": {"district": "Lawrence Township School District", "district_geoid": "3408400", "grades": "KG-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Ben Franklin Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "34021", "years": "2016-2025", "events": 186, "by_type": {"Thunderstorm Wind": 110, "Flash Flood": 31, "Hail": 23, "Heavy Rain": 8, "Tornado": 8, "Flood": 5, "Lightning": 1}, "property_damage_usd": 53050010, "deaths_direct": 2, "injuries_direct": 0, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 85675, "trucks_aadt": 3263, "road": "I-295", "class": "Interstate", "lanes": 6, "segments_600m": 21, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "record"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "would create a new Neighborhood-1 overlay zoning district (overlay district)", "origin": "newtypes-extraction"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "85,675 on I-295", "origin": "fhwa-hpms"}, {"slug": "place-freeway-frontage", "name": "Interstate or freeway within 600 m", "group_": "place", "evidence": "I-295", "origin": "fhwa-hpms"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,523/mo", "origin": "zillow"}, {"slug": "scale-large-site", "name": "60+ acre site", "group_": "scale", "evidence": "75 acres", "origin": "newtypes-extraction"}, {"slug": "status-pipeline", "name": "Retrofit in the pipeline", "group_": "finance", "evidence": "proposed", "origin": "newtypes-extraction"}], "details": {}, "photos": [], "provenance": {"acres": "newtypes-extraction", "status": "newtypes-extraction", "zoning_change": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}