{
 "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\u201323",
  "median rent $1,515",
  "housing in the record"
 ],
 "for_sale": 0,
 "distressed": 0,
 "deep": {},
 "elements": [
  {
   "slug": "status-pipeline",
   "name": "Retrofit in the pipeline",
   "grp": "finance",
   "evidence": "proposed",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "place-high-traffic",
   "name": "30,000+ vehicles a day on an adjacent road",
   "grp": "place",
   "evidence": "85,675 on I-295",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "place-rent-2000-plus",
   "name": "County typical rent $2,000+",
   "grp": "place",
   "evidence": "$2,523/mo",
   "origin": "zillow"
  },
  {
   "slug": "place-freeway-frontage",
   "name": "Interstate or freeway within 600 m",
   "grp": "place",
   "evidence": "I-295",
   "origin": "fhwa-hpms"
  },
  {
   "slug": "policy-rezoning",
   "name": "Rezoning",
   "grp": "policy",
   "evidence": "would create a new Neighborhood-1 overlay zoning district (overlay district)",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "scale-large-site",
   "name": "60+ acre site",
   "grp": "scale",
   "evidence": "75 acres",
   "origin": "newtypes-extraction"
  },
  {
   "slug": "strategy-redevelop",
   "name": "Redeveloped",
   "grp": "strategy",
   "evidence": "",
   "origin": "record"
  },
  {
   "slug": "use-housing",
   "name": "Housing",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  },
  {
   "slug": "use-retail",
   "name": "Retail (continued)",
   "grp": "use",
   "evidence": "new_use field",
   "origin": "record"
  }
 ],
 "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"
  }
 ],
 "parties": [],
 "events": [
  {
   "id": 5185,
   "site_id": "n-ddb03d1f5b",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Township Council expected to consider ordinance on April 21 to rezone part of ETS campus for residential use",
   "share": null,
   "source_id": 8449,
   "verified": "draft"
  },
  {
   "id": 5186,
   "site_id": "n-ddb03d1f5b",
   "date": null,
   "year": 2026,
   "kind": "note",
   "detail": "Planning Board discussed measure at March 16 and April 6 meetings",
   "share": null,
   "source_id": 8450,
   "verified": "draft"
  }
 ],
 "gallery": [],
 "anchors": [],
 "deals": [],
 "owner_of_record": null,
 "ctx": {
  "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"
  }
 },
 "parcels": [],
 "url": "https://retrofitatlas.org/office-parks/nj/lawrence-township-educational-testing-service-campus/",
 "photo": null,
 "provenance": {
  "acres": "newtypes-extraction",
  "status": "newtypes-extraction",
  "zoning_change": "newtypes-extraction"
 }
}