neighborhood plan for the city of trenton, nj

Neighborhood Plan For The City Of Trenton, NJUniversity of Pennsylvania School of Design

i

Acknowledgements

Discover Canal Banks A Neighborhood Plan for Trenton, New Jersey

Prepared For

The City of Trenton, Housing and Economic Development Department Andrew Carten, Director of Planning

Project Advisor

Isles, Inc. Alex Allen III, Vice President of Community Planning and Research

Prepared By

University of Pennsylvania School of Design Master of City Planning Workshop Students

Kelsey Bulkin Joseph Portelli Emily Leckvarcik Ashley Richards Boris Lipkin

Lead Instructor

David Rouse, AICP, ASLA, PP, LEED AP

Assistant Instructor

Nancy O’Neill, AICP

Prepared

May 2010

Special Thanks To

University of Pennsylvania City Planning Department Isles Center for Energy and Environmental Training

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Table of Contents

Chapter 1 - Introduction

Chapter 2 - Existing Conditions

Chapter 3 - Plan Vision and Goals

Chapter 4 - Heritage Development

Chapter 5 - Recreation Development

Chapter 6 - Economic Development

Chapter 7 - Community Development

Chapter 8 - Implementation

Study Area Orientation......................................................... 1-2History....................................................................................... 1-4Planning Process...................................................................... 1-6

Socioeconomic Context....................................................... 2-2Market Context...................................................................... 2-4Physical Conditions................................................................ 2-10Summary of Findings.............................................................. 2-23Susceptibility to Change........................................................ 2-24Issues and Opportunities...................................................... 2-26

Plan Vision................................................................................. 3-2Plan Goals and Objectives.................................................... 3-3

D&R Canal Trail Improvements............................................ 5-2Battlefield Park......................................................................... 5-4Neighborhood Park................................................................ 5-6

Battle Monument Enhancement.......................................... 4-2Interpretive Center Development...................................... 4-4Historic Walking Tour............................................................. 4-6Marketing.................................................................................. 4-8Historic Streetscape............................................................... 4-10Wayfinding................................................................................ 4-12

Canal Banks Community Center......................................... 7-2Trenton Mural And Public Arts Program............................ 7-4Complete Streets.................................................................... 7-6

Battlefield Commons............................................................. 6-2Pennington Market................................................................. 6-4Shared Parking......................................................................... 6-6Restaurant Revolving Loan Program.................................. 6-6Appoint a Business “Czar”................................................... 6-7Business Recruitment Toolkit............................................... 6-7Digital Outreach..................................................................... 6-8Commercial Facade Improvement Program..................... 6-8

Introduction.............................................................................. 8-2Phase One................................................................................. 8-4Phase Two and Three.............................................................. 8-6Ongoing.................................................................................... 8-8

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Executive Summary

Introduction and History

Discover Canal Banks is a neighborhood plan for the city of Trenton. Canal Banks North, the study area, is located in the heart of downtown Trenton, bordered by Bank and Perry Streets on the south, Willow Street on the west, US-1 on the east, and Brunswick and Pennington Avenues on the north. The 1776 Battle of Trenton, which was a turning point in the Revolutionary War, was fought in the middle of the neighborhood. The 150-foot Battle Monument commemorates the American victory and is a major physical presence today. The Delaware and Raritan (D&R) Canal, which forms an east-west spine through the neighborhood, is a reminder of Trenton’s industrial past and provides opportunities for trails along its banks.

Existing Conditions

Since 1990, Canal Banks North’s population has declined by over 20%. Today’s residents are predominantly African American with a high proportion of children and single-parent households. Average income in Canal Banks North has stagnated around $24,000 since 1990 while Trenton and Mercer County have experienced significant increases in income.

The residential market analysis indicated that Mercer County will start its recovery sometime in 2010 and gain 6,200 households by 2015. However, Trenton has more than a year’s worth of inventory currently on the market. Recent in-fill development in Canal Banks North has been financially successful and has increased home values around Trenton’s downtown.

The retail market analysis found that residents of Canal Banks North shop for groceries and entertainment outside of the immediate trade area. The neighborhood market can support expansion in apparel, food away from home, gifts, and groceries.

Canal Banks North is part of the Canal Banks Redevelopment Area, which controls zoning. Although most of the study area is zoned commercial or mixed-use, current land uses are mostly residential, institutional, open space, parking, and some remaining industrial. There are only six commercial establishments in the study area. Most of the building façades are in good condition but several vacant lots and buildings are in highly visible locations.

Canal Banks North’s main issues revolve around public safety, land use, and socioeconomics. However, Canal Banks North is blessed with well-situated publicly-owned land, a wealth of historic assets, and numerous vested stakeholders. The large vacant lots on the west side of Broad Street and on Pennington Avenue next to the Monument are catalytic development opportunities.

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Discover Canal Banks

Discover Canal Banks uses the neighborhood’s historic assets to transform Trenton into a regional destination. Trenton’s first interventions should be programmatic, including large new events and a historic walking tour. After that, the City should extend the Battle Monument to the D&R Canal, improve the trail along the Canal, and redesign North 25 Park into Battlefield Park. With outdoor gathering space and an amphitheater for concerts and other events, Battlefield Park creates synergies with the Canal and Battle Monument. At the same time, Trenton should redevelop the Henry J. Austin Center into an interpretive center for the City’s rich history and a community center. Several smaller elements, such as a unified brand and marketing campaign, shared parking, and historic streetscaping will complete Canal Banks North’s transformation.

These new physical amenities will prime the market for redevelopment. New visitors and residents, attracted by Trenton’s new image and these new amenities, will supplement local market demand to support the construction of Battlefield Commons and Five Points Market. Battlefield Commons is a 62,000-square foot mixed-use neighborhood entertainment center located at the intersection of Broad and Perry Streets. New urban entertainment uses at Battlefield Commons will attract the additional households needed to support local-serving retail. Five Points Market, a mixed-use development which will include fresh food retail, will meet this demand. Finally, a mural arts program, new neighborhood parks, and the community center will make sure that the needs of the current residents are not lost amongst those of the visitors and new residents.

By leveraging its historic and recreational assets, Canal Banks North in 2020 will be a regional destination, a vibrant commercial center, and a healthy community. The implementation of Discover Canal Banks is an opportunity to unite stakeholders and promote their collaboration for the betterment of Canal Banks North’s future.

Chapter 1 Introduction

Study Area Orientation

Location

Canal Banks North is centrally located in Trenton, New Jersey’s capital city. It is bordered by Bank and Perry Streets on the south, Willow Street on the west, US-1 on the east, and Brunswick and Pennington Avenues on the north. The neighborhood less than one mile from the Trenton Transit Center, which provides Amtrak service on the Northeast Corridor as well as SEPTA service to Philadelphia and New Jersey Transit service to New York. Finally, the New Jersey State House is less than a 10-minute walk from the center of the study area.

Neighborhood Description

The Battle of Trenton, which was a turning point in the Revolutionary War, took place in the center of Canal Banks North in 1776. A 150-foot monument commemorating the battle is located at the intersection of five streets in Canal Banks North and is one of the main landmarks in the City. The Delaware and Raritan (D&R) Canal, which opened in 1834, was used to provide an efficient and safe route for transporting freight between Philadelphia and New York until 1932. The Canal transects the neighborhood from northeast to southwest and is part of the East Coast Greenway, a collection of trails stretching from Maine to Florida. Part of Canal Banks North is located in the Hanover Academy Historic Neighborhood.

Canal Banks North has recently seen a growth of infill housing development that was successful in attracting mixed-income residents to the neighborhood until the housing market collapsed in 2008. The study area is also home to the Luis Munoz-Rivera Elementary School, the Trenton Fire Headquarters, the Center for Energy and Environmental Training (CEET), the Henry J. Austin Health Center, and the Reading Senior Center.

Trenton was recently ranked the eighth most walkable city in the country by Prevention magazine and the Trenton-Ewing metropolitan statistical area was ranked the eighth most livable area by Forbes magazine.

Figure 1-1. Canal Banks North Context Map

1-2 Canal Banks North

Figure 1-2. Bird’s Eye View of Canal Banks North

A. Luis Munoz Elementary School B. D&R Canal C. Battle Monument D. Fire Headquarters

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1-3Study Area Orientation

Trenton’s Founding Through The Revolutionary War

Trenton’s rich history dates back to the late 17th century when Quakers escaping prosecution in England founded the city. The city is named after William Trent, whose 1719 house still stands today. Trenton’s historic significance stems from the Revolutionary War, when it served as the site of Washington’s first major victory over the British. On December 26th, 1776 George Washington and about 2,400 men crossed the Delaware River and took the Hessian forces garrisoned at Trenton by surprise. After a brief battle along King and Queen Streets (now Warren and Broad), the Americans captured almost all of the Hessian troops with very little loss of life. The battle is heralded as a turning point in the war because it greatly improved the Continental Army’s morale and inspired many men to re-enlist and rejoin the struggle.

A 150-foot Battle Monument was constructed in 1893 at an area today known as “Five Points” where Broad, Warren, Pennington, Brunswick, and Martin Luther King meet. Five Points marks the spot where Americans placed their artillery and quelled a Hessian counterattack. The monument was designed by John Duncan, the architect of Grant’s Tomb, to commemorate Washington’s victory and the impact the battle had on the course of the Revolutionary War. The Battle Monument was listed on the National Register of Historic Places in 1977.

Figure 1-3. Photograph from The Trenton Battle Monument Dedication Ceremony on October, 11 1893

Figure 1-4. Charles McBarron’s Painting of the Battle of Trenton

Source: Trenton Historical Society


History

Post-Revolutionary War

After the Revolutionary War, Trenton briefly served as the nation’s capital and developed a strong industrial economy in the 19th and early 20th centuries. Steel, pottery, and ceramics were some of Trenton’s main exports until manufacturing declined in the middle of the 20th century. The D&R Canal, which runs through the city, is a reminder of the Trenton’s industrial past. The Canal was constructed in the 1830s and saw its heaviest usage in the 1860s and 1870s before railroads took over many of the roles previously served by canals. After the industrial decline of the 20th century and the race riots of 1968, Trenton lost population. However, the City’s unique past presents a significant opportunity for Trenton to take on new life in the 21st century.

Figure 1-5. Early 19th Century View From the Battle Monument Looking South and the View Today

Figure 1-6. Vintage Post Card of the D&R Canal

Source: Brian Murphy and the Trenton Historical Society

Source: Brian Murphy and the Trenton Historical Society

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1-5History

Figure 1-7 illustrates the planning process undertaken to produce Discover Canal Banks North. The planning efforts began in late January, 2010 with site visits, key stakeholder interviews, and desktop information gathering. A preliminary kickoff meeting was held in February to discuss project goals and the needs of the current needs and trends within Canal Banks. An extensive inventory of existing conditions followed that was used to identify issues and opportunities in the study area. Alternative plans were developed to address different aspects of the issues and opportunities found. After a second client meeting in March to present the alternative ideas to the City, an alternative was chosen and a draft plan developed. A final meeting was held in May to present the draft plan. From there, the feedback received was incorporated in the final plan in its present form.

Figure 1-7. Planning Process Flowchart


Planning Process

Chapter 2 Existing Conditions


Socioeconomic Context

Methodology

Since many plan elements would affect residents outside of the immediate study area, a wider area was addressed in the demographic analysis. Tracts 15 and 16 of Mercer County were used because they cover most of the study area as well as much of the surrounding neighborhood (Figure 2-1)1.

Racial Composition

Canal Banks North is characterized by a low-income, mostly African American population with a high percentage of single mothers and residents under the age of 18. The population of Tracts 15 and 16 declined by over 20% from 4981 residents in 1990 to 3909 residents in 2007. Throughout that time, the area has remained roughly 90% African American. The Hispanic population increased from less than 5% in 1990 to almost 8% in 2000.

1This data is predominantly from the 1990 and 2000 Census and 2007 Social Explorer approximations. Social Explorer is a demographic tool that uses Census and American Community Survey Data to project demographic changes.

Tract 15

Tract 16

Study Area

Legend

Figure 2-1. Canal Banks North Census Tracts

Figure 2-2. Age Distribution

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Age Distribution and Household Composition

As of 2007, Tracts 15 and 16 had 1220 residents under 18 years of age, representing 31% of the population. Comparatively, only 23% of Mercer County’s total residents were under the age of 18. Out of the households that have children, 71% were single female householders and another 11% were single male householders (Figure 2-3).

Income

Since 1990, median income in the two tracts has remained around $24,000 per year, amounting to a roughly 40% drop in buying power when adjusted for inflation. Meanwhile, incomes in the City of Trenton and in Mercer County as a whole have grown nominally by 37% and 66%, respectively.

While the demographics of Canal Banks North pose challenges, the area is blessed with many historic resources that can be leveraged to improve the quality of life of the residents and reverse the trend of population decline.

Figure 2-3. Household Composition

Socioeconomic Context


Residential

Given the residential character of much of the study area, a residential market analysis was appropriate to inform this plan and future housing policy in Trenton. The analysis used data from the U.S. Census Bureau, the Delaware Valley Regional Planning Commission (DVRPC), the New Jersey Multiple Listing Service, and TREND MLS. These sources reveal recent trends in supply, demand, and housing values and assist in forecasting supply and demand in the future.

Macroeconomic Overview

Trends at the macroeconomic level are important because Trenton’s market area is larger than the city itself. Looking at Mercer County as the primary market area provides a more complete understanding of residential market dynamics.

Like many other markets in the United States, Mercer County is in the recession stage of the real estate cycle. While Mercer County added 2,098 households between 2000 and 2008, there is an excess supply of over 7,016 units. However, there are two indicators that the cycle will likely reach a trough at some point during 2010. The first is the number of permitted and approved units, which has fallen drastically from its peak of 2,056 units added in 2004 (Figure 2-4). The second is that home values have fallen to 2003 levels (Figure 2-5).

According to DVRPC, Mercer County will add an additional 6,200 households by 2015. Future housing policy in Trenton should work to attract a share of these potential households.

Figure X1 – Mercer County Supply-Demand Cycle

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Figure 2-4. Mercer County Supply-Demand Cycle

Figure 2-5. Mercer County Housing Values By QuarterFigure X2 – Mercer County Housing Values (by quarter)

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Local Market

A forecast of supply and demand for Trenton, on the other hand, is much more uncertain. Trenton lost just over 2,000 households between 2000 and 2008 (Figre 2-6). A forecast based on a DVRPC projection indicates that Trenton may gain back nearly 1,700 of these households by 2015. However, given the historical data, it is difficult to say at what rate household addition will occur.

Building permit data from the U.S. Census Bureau shows a lack of household demand. Building activity was stagnant up until 2006, when the homeownership initiative was well underway and the Broad Street Bank Apartments received their permits. Like Mercer County, Trenton is oversupplied. At the end of January 2010, at an average absorption rate of 40 home sales per month, Trenton had 17 months of inventory to absorb.

Figure X3 – Trenton Supply-Demand Cycle

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Figure 2-6. Trenton Supply-Demand Cycle

Market Context


Figure 2-7. Trenton Sales Price as a Percentage of List Price - January 2009 thru January 2010

Housing values vary widely across Trenton (Figure 2-8). Sales prices ranged from less than $30,000 to over $200,000 in 2009. At $220,000, some of the highest values in the city occur in Canal Banks North. Yet, the City of Trenton is a very affordable market when compared to Mercer County as a whole. Canal Banks North is clearly a neighborhood with value and strengths to build upon for future policy.

However, like other weak market cities in the post-industrial era, a primary issue is not affordability but market confidence. A lack of confidence in the local market can help explain the high level of inventory. Sales price as a percent of list price, which is an indicator of market confidence and buyer-seller expectations, has recently fallen in Trenton from 90% in August 2009 to a new low of 57% in January 2010 (Figure 2-7)2.

Figure X5 – Trenton Sales Price as a Percentage of List Price – Jan 2009 thru Jan 2010

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2The spike during the Summer 2009 might be explained by two factors. The first is seasonal variability in market activity. The second is the First-Time Homebuyer Tax Credit, which sparked sales activity in many markets across the country.

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Figure 2-8. The City of Trenton Housing Values Map

Market Context

2009 Sales Prices

Legend

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$30,000-$60,000

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Retail

A retail market analysis found that the residents of Canal Banks North study area shop elsewhere for groceries and entertainment. In every category but furniture and footwear, Canal Banks North lacks the space to meet the demand of patrons in its secondary trade area. The primary trade area is the census block groups within a 10 minute walk of the study area, while the secondary trade area includes the block groups within a 15 minute walk. Predictions about the spending patterns of the populations of each trade area are based on the Bureau of Labor Statistics’ Consumer Expenditure Survey cross-tabulations for Northeastern populations with an income between $30,000 and $39,999.

Based on unmet demand in the primary and secondary trade areas and current sales per square foot, Canal Banks North can support the expansion of a number of retail categories. As shown in Tables 2-1 and 2-2, most of this support comes from patrons in the secondary trade area. The four largest categories for expansion are apparel (74,928 sf), food away from home (62,049 sf), gifts (41,566 sf), and groceries (32,181 sf).

Table 2-1. Capacity for Retail Expansion in Primary Trade Area

Category Primary Demand

Shortage/ Overhang

Capacity for Expansion

Groceries $6,290,913 ($5,549,913) 9,362 SF

Alcoholic Beverages

$614,930 $31,070

Personal Care $905,907 ($637,907) 2,975 SF

Furniture $401,548 $2,964,452

Apparel $2,678,924 ($294,924) 3,649 SF

Men’s $543,156 $607,844

Footwear $533,457 $2,202,543

Jewelry and Accessories

$273,518 $202,482

Toys, Hobbies $886,509 $1,185,491

Reading $149,368 $162,632

Gifts $1,150,327 ($796,327) 10,123 SF

Fees and Admissions

$514,059 $657,941

Food Away From Home $3,660,485 $382,515

TOTAL $18,603,100

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Table 2-2. Capacity for Retail Expansion in Secondary Trade Area

Category Secondary Demand

Shortage/ Overhang

Capacity for Expansion

Groceries $19,818,047 ($19,077,047) 32,181 SF

Alcoholic Beverages

$1,937,194 ($1,291,194) 2,498 SF

Personal Care $2,853,848 ($2,585,848) 12,061 SF

Furniture $1,264,982 $2,101,018

Apparel $8,439,323 ($6,055,323) 74,928 SF

Men’s $1,711,086 ($560,086) 6,569 SF

Footwear $1,680,531 $1,055,469

Jewelry and Accessories

$861,654 ($385,654) 2,025 SF

Toys, Hobbies $2,792,737 ($720,737) 3,131 SF

Reading $470,549 ($158,549) 635 SF

Gifts $3,623,837 ($3,269,837) 41,566 SF

Fees and Admissions

$1,619,421 ($447,421) 4,474 SF

Food Away From Home

$11,531,500 ($7,488,500) 62,049 SF

TOTAL $58,604,710


Physical Conditions

Land Use

Existing land use in Canal Banks North is shown on Figure 2-9. it consists of a mix of the following uses:

Residential

Residential is the largest land use in Canal Banks North. Several townhome developments have been constructed along North Broad Street and around the Battle Monument. The Munce Tower, an 11-story apartment building at the corner of Tucker and North Willow Streets, is the only area of high-density residential use.

Institutional

Institutional is the second largest land use type, and includes the Luis Munoz-Rivera Elementary School, the Fire Department Headquarters, and the Henry J. Austin Health Center.

Parking

A parcel is given a parking designation on Figure 2-9 if its entire area is devoted to parking. The parking garage on the corner of Bank and North Willow Streets and the large surface parking lot for state employees located behind the Fire Department Headquarters are the two largest parking facilities in Canal Banks North.

Open Space

Public open space predominates in the central portion of the neighborhood around the Battle Monument and D&R Canal.

Industrial

Pockets of industrial use remain in what used to be a historically industrial district of Trenton. City Beef, an electrical station, and Union Rubber are the most notable industrial uses.

Commercial

Commercial properties are the smallest land use in Canal Banks North. Six businesses are located around the periphery of the study area including two liquor stores, three small locally owned restaurants, and a bodega.

Vacant

Both vacant land and vacant buildings are depicted in brown on the land use map. There is a relatively high concentration of vacancies along Pennington Avenue, North Broad Street, and around the intersection of North Montgomery and Perry Streets.

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Figure 2-9. Canal Banks North Land Use Map

Physical Conditions


Ownership

The study area is about 100 acres in size, over half of which is publicly owned land. The largest public landholders are:

• State of New Jersey (two large parcels of parking)

• City of Trenton (the Battle Monument Plaza, the Fire Department Headquarters, and numerous vacant parcels)

• City of Trenton Board of Education (the large vacant lot on the corner of Pennington Avenue and North Warren Street and the Luis Munoz-Rivera Elementary School)

The large amount of publicly owned land provides opportunities for the public sector to leverage investment and make a significant impact in the neighborhood.

Figure 2-10. The Seals of New Jersey and the City of Trenton

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Figure 2-11. Public-Private Ownership Map

Physical Conditions


Zoning

The entirety of Canal Banks North was designated as a redevelopment area in 2005 when the City determined that this area was in need of redevelopment in accordance with state law. The Canal Banks Redevelopment Area plans contain specific land use and development controls that supersede the underlying zoning districts. The permitted land uses of the Canal Banks Redevelopment Area are shown in Figure 2-12 and include the following permitted land uses:

Residential

The Residential (R) zone is located along the northern edge of the Canal Banks North study area.

Residential / Commercial

The majority of the neighborhood is zoned Residential / Commercial (RC). In the RC district buildings can be developed entirely as residential units, entirely for a commercial use, or mixed-use (commercial on the first floor with housing above).

Public Facility

Public Facilities (PF) or parking for public facilities are allowed in this zone. Public facilities include public safety, educational, recreational and medical buildings either publicly or privately owned. Commercial and retail uses related to the principal public facility are allowed in this district as long as these uses do not occupy more than one-third of the zone.

Canal Zone

The Canal Zone (CZ) applies to a linear park system along the D&R Canal. This designation calls for vacant land adjacent to the Canal to be developed with recreation/cultural/educational, housing or community uses that complement the park setting.

Prohibited Uses

The following business and retail uses are strictly prohibited in all districts of Canal Banks Redevelopment Area: taverns, liquor stores, check cashing establishments, pawn shops, and business establishments having more than three pinball machines or mechanical or electronic amusement devices.

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Figure 2-12. Canal Banks North Zoning Map

Physical Conditions


Building Conditions

To determine the condition of existing buildings in the study area, the façades of approximately 275 existing structures were surveyed and placed into one of four categories (Figure 2-14):

Good

The façade is clean and well maintained. Approximately 72% of the buildings received this designation.

Fair

The façade is in decent condition, but minor flaws such as peeling paint exist. Approximately 18% of the buildings received this designation.

Marginal

The building appears habitable, but major structural flaws exist such as façade cracks. Approximately 4% of the buildings received this designation and about half of those categorized as marginal appeared vacant.

Poor

The building does not appear to be habitable by minimum building code standards as determined by visible openings in the roof or boarded windows. Approximately 5% of the buildings were found to be in poor condition. All buildings receiving this designation appeared to be vacant.

The many buildings with “good” façades reflect the recent residential investment in Canal Banks North. Though under 10% of the buildings surveyed appeared to be vacant and in marginal or poor condition, they tend to be located in highly visible locations along major corridors such as Perry Street and Pennington Avenue.

Good Fair Marginal Poor

Figure 2-13 Building Condition Category Examples

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Figure 2-14 Building Conditions Map

Physical Conditions


Transportation

Buses

Canal Banks North is located in a transit-rich area. The Trenton Transit Center is a 20-minute walk from the center of the study area and can be accessed by several bus routes. There are six buses that connect Canal Banks North to Ewing, Hamilton, Princeton, and other suburban destinations. Although Canal Banks North has good service coverage, there is only one bus shelter (on the corner of Broad and Perry), which is problematic for riders during inclement weather.

Parking

While there are over 2,200 parking spots in Canal Banks North, almost all of them are designated for private use. The garage on Bank and Willow and the parking lot on Perry are owned by the State; together they have over 1,800 parking spaces. The 2008 Trenton Downtown Parking Policy and Sidewalk Design Standards Report by DMJM Harris found that only 25% of the Perry lot is being used, offering opportunities for shared parking.

Bicycle

The study area has limited accommodations for bicyclists. Excluding the elementary school, the only bike rack is located in North 25 Park. The lack of bicycle facilities impacts local bicyclists and visitors travelling on the East Coast Greenway.

Figure 2-15. Existing Transportation Signage

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Figure 2-16. Parking Map

Physical Conditions


Public Realm

The public realm has become one of the most defining factors in how a resident, visitor or pedestrian experiences a place. That experience is facilitated by the physical landscape and what it communicates about the place.

Among Trenton’s assets is the Battle Monument, which serves as a focal point in Canal Banks North. The amenities surrounding the Monument, such as lighting, seating and waste receptacles, are in good condition. However, the physical streetscape conditions in the rest of the neighborhood are varied.

The study area has experienced significant public and private investment in the form of market rate housing and the enhancement of the Battle Monument. Canal Banks North is unique in that it has elements of housing, historical places, and public space. However, the urban design of the new development is inconsistent with the surrounding community.

Open Space

Canal Banks North’s assets include the D&R Canal and North 25 Park, which are underutilized as public space. The North 25 Park is a short two-minute walk from the Monument and offers recreational space for community activities. Gathering spaces are non-existent or inaccessible in the park, which lacks centralized seating or congregation areas, a properly paved walkway, or trails.

Interpretation of the D&R Canal’s rich history is limited to a small weathered kiosk that is inaccessible to someone who is mobility-impaired. Although lighting exists, the Canal is not illuminated in the evenings, which can discourage residents from using the trail and the park after sunset.

Figure 2-17. Cross-Section Looking North From Canal to Monument

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2-21Physical Conditions

Sidewalks

Throughout the neighborhood sidewalks are in fair condition and generally accommodate pedestrian movement. Sidewalk design in Canal Banks North is sometimes inconsistent. While newly constructed buildings include brick paving and tree plantings, the majority of sidewalks in the area are concrete.

Lighting

Even if unfounded, the perception or fear of crime can affect the image of a neighborhood as an unsafe place. Public safety is a large concern in Canal Banks North, and can be attributed in part to the lack of contiguous street lighting. Lighting in the area does not appear to be systematically designed and includes gas/LED, traditional acorn, and taller utilitarian streetlights. Streetlights on Warren and North Broad Streets are dispersed inconsistently and are at various scales (human and automobile). However, the majority of streetlights in the study area are oriented to the automobile. With the exception of the D&R Canal, the lighting in the study area is generally on after sunset, although there is some disparity in the residential areas.

Figure 2-18. North 25 Park

Figure 2-19. Chauncy Street

Figure 2-20. Existing Lamp


Signs

Visual cues to Trenton’s colonial history are provided by the existing street signs, which help give the area an identity and a sense of place. However, other components of place-making, such as wayfinding systems, pole banners or maps are almost non-existent around the Battle Monument and Canal. This form of communication could improve the area and help identify it as a place.

Street Furniture

The street furniture outside of the Battle Monument is made primarily of heavy concrete, which can be uncomfortable. Missing from the street environment is furniture such as benches and trash cans – which contribute to a comfortable and sanitary environment for pedestrians. The only bench along the Canal is in disrepair. Waste receptacles in the area are mostly found in the new residential infill developments and near the Perry Street corridor.

Figure 2-21. Existing Street Signs

Figure 2-22. Existing Raised Planter

Figure 2-23. Existing Seating in North 25 Park

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SUMMARY OF FINDINGS

Socioeconomics

• Population loss is occurring

• Predominantly African-American Population

• Low-income

• High proportion of children

• Primarily single-parent households

Market Context

Trenton

• Future household demand uncertain

• Large housing inventory

• Low confidence

Canal Banks North

• Relatively higher values

• Strengths to build on

Physical Conditions

• Disconnect between zoning & land use

• Historic, cultural, & recreational assets

• Large amount of publicly owned vacant land

• Strong building stock

Summary of Findings

Figure 2-24. Study Area Images that Highlight the Findings


Susceptibility to Change is used to broadly indicate the likelihood that the land use of an area will change in the near future. Change can include new development on previously undeveloped land, redevelopment, change of use, or intensification of use.

High Susceptibility

Highly susceptible parcels are vacant lots, vacant buildings, abandoned residences, and parking lots.

Moderate Susceptibility

Moderately susceptible parcels are industrial lots, the elementary school campus because the school might move, commercial uses, and buildings in poor condition.

Low Susceptibility

Minimally susceptible parcels include all in-fill development, institutional uses, the Battle Monument, and the D&R Canal.

Susceptibility to Change

Figure 2-25. Images Highlighting Properties of High, Medium, and Low Susceptibility to Change, Respectively

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Figure 2-26. Susceptibility to Change Map

Summary of Findings


The existing conditions research culminates in a breakdown of issues and opportunities within Canal Banks North. Issues are defined as physical characteristics that require attention and creative solutions. Opportunities are areas that lend themselves to further development and enhancement that may enrich the physical, social and economic quality of the area.

Issues

The issues within the area are grouped under an overall theme of visible disconnectedness; the Canal is hidden and poorly lit at night, there are few signs to orient pedestrians and car traffic, the Battle Monument stands apart from the surrounding neighborhood, industrial lots create large spaces devoid of activity, and vacant buildings are located on main streets where retail uses are lacking.

Opportunities

However, there are many physical elements and points of special interest within the neighborhood that create excellent opportunities for development. For example, the Battle Monument and the park connecting it to the D&R Canal are not only tourist attractions, but central features of the neighborhood. These sites could be enhanced to attract more users from both the community and the wider region. Next, the corner at Broad and Perry Streets could serve as a catalytic site to promote community and economic development in the neighborhood.

Finally, the lot directly west of the Battle Monument offers development opportunities that can be leveraged to improve the quality of life in the neighborhood. Its geographic position creates a potential flow of traffic from Perry, north on Broad and south on Warren toward the park.

Issues and Opportunities

Figure 2-27. Excess Vacant Land in Prominent Locations was Found to be an Issue in Canal Banks.

Figure 2-28. The D&R Canal Trail Presents an Opportunity for Regional Connections

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Figure 2-29. Issues and Opportunities Map

Summary of Findings

Chapter 3 Plan Vision and Goals


Plan Vision

Canal Banks North will leverage its historic and recreational assets to become a regional destination, a vibrant commercial center, and a healthy

community. Figure 3-1. Vision Diagram

Canal Banks North will be transformed through targeted improvements, innovative programming, and active marketing. By partnering with local stakeholders and harnessing their creativity, Canal Banks North will develop a reputation as both a great place to visit and an even better place to live.

Figure 3-1 depicts the envisioned outcomes and the relationships among them. Heritage and recreational development will be the foundation for future investment in the neighborhood.

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Plan Goals and Objectives

1. Capitalize on the Rich History of Canal Banks

Much of what makes Trenton a historic city is right in the heart of Canal Banks North. The neighborhood has a story to tell and it begins at “Five Points” with the Battle Monument. With sweeping views down Pennington, Brunswick, Warren and Broad Streets, the Monument has a strong, organizing physical presence. It commemorates an important moment in the history of our nation. Moreover, the Monument intersects with the D&R Canal, one of America’s busiest canals in the 1860s and 1870s. The D&R Canal also represents the history of Trenton as a city of production. Yet, local and regional residents alike fail to tap into this history. Through the interpretation of history, this plan works to create a historic neighborhood experience. However, Canal Banks North is not for static admiration. It will represent a lively and active city.

Objectives

1-1. Develop the Battle Monument into a historic destination.

1-2. Utilize history to engage with local education.

1-3. Generate interest in Canal Banks North among a wider audience.


2. Enhance Recreation Opportunities for Local Residents and Regional Visitors

Canal Banks North possesses a wealth of open parkland and public space. The East Coast Greenway and the D&R Canal run through the heart of the neighborhood. However, the potential is not currently realized in the neighborhood or the City of Trenton. Improving the canal trail through the City and connecting it to the heavily used southwestern and northeastern branches of the D&R State Park corridor could be an economic catalyst and valuable recreational asset for city residents.

North 25 Park (located on North Warren Street between Tucker and Chauncy Streets) is the largest area of open space in Canal Banks North. With 250 feet of canal frontage, the park could be a welcoming node along the D&R Canal Trail as well as a destination for outdoor events associated with the history of Trenton, cultural performances, or City and regional festivals.

Local recreational opportunities could also be incorporated into existing underutilized park spaces and vacant land along the D&R canal to improve the quality of life for residents and serve the many children in the community.

Objectives

2-1. Improve the D&R Canal State Park trail through the City of Trenton and Canal Banks North.

2-2. Connect Battlefield Park, the D&R Canal, and the Battle Monument.

2-3. Activate existing public spaces.

Figure 3-2. Image of an Activated Public Space

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3. Create a Vibrant Commercial Presence

Although much of Canal Banks North is zoned for mixed use and commercial, there are actually very few commercial establishments in the neighborhood. While the historic assets will attract visitors to the area, a vibrant commercial presence will entice them to linger in the area after they visit the sites. Additionally, more retail is critical to keeping the streets active and perception of crime down. Having quality businesses in the area will also improve the lives of current residents and attract new residents seeking an active city lifestyle.

Objectives

3-1. Redevelop strategically located vacant land.

3-2. Attract new residents and businesses.


Figure 3-3. Vital Retail Storefronts


Objectives

4-1. Create a hub for community activities.

4-2. Foster leadership, self-empowerment and community engagement through participatory planning and collaboration between the city, stakeholders and residents

4. Engage Local Residents Through a Positive Community Campaign

The BE ACTIVE Community Campaign is about social and physical activity within Canal Banks North. It is designed to engage the existing community in creating new and healthy spaces for its residents, while also building a stronger neighborhood fabric. The physical element of the campaign elevates the health and environmental sustainability of the neighborhood by facilitating programming for local community members to utilize outdoor enhancements proposed in the neighborhood.

The campaign also entails a community wide effort to attract existing residents to become a part of the Discover Canal Banks implementation process. The process will be inclusive of new and existing residents, allowing a diverse group of households and stakeholders to participate.

The purpose of the BE ACTIVE Community Campaign is to give neighborhood residents access to a safe space, to enhance the quality of life of the community, and to give residents an opportunity to formulate community development programs geared toward enhancing the social and physical fabric of the neighborhood.

Figure 3-4. Symbol of Community Collaboration

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Figure 3-5. Canal Banks North Concept Diagram


Chapter 4 Heritage Development


Battle Monument Enhancement

Extension to D&R Canal

Completed in 1893, the Battle Monument is a living symbol of the 1776 Battle of Trenton. The column is capped by a small, round pavilion accessible by an electric elevator that provides tourists and residents with excellent views of Trenton. Not only does the Monument serve as a National Historic site, it is an invaluable neighborhood asset. The small park that will connect the Monument to the D&R Canal will function as a space for recreation and leisure in the neighborhood. By extending the Monument Plaza to the Canal, their intersection will form a central node in Canal Banks North. Additionally, residents on Broad and Warren streets whose front doors face the park will be able to use the space for neighborhood recreation. Enhancements to the Monument and its park area must take into consideration not only visitors from across the nation, but also residents of these surrounding homes who will use the park on a regular basis.

The following programmatic improvements will serve both visitors and the local community. They also meet the goal of developing the Battle Monument site as a central destination in Trenton.

Additional Programming

One event that already works towards this objective is the annual re-enactment of the Battle at Trenton every December during Patriots’ Week. At this event, one can witness firsthand the events of the battle through colonial costuming, characterization of historic figures, and recreation of the battle in the park. This event occurs in the week after Christmas when many people have time off for the holiday.

An additional annual heritage event similar to Patriots’ Week that would take place in the park during the summer could draw more visitors to the City. The Fourth of July is an excellent opportunity to use the Battle Monument as a place for celebration of the nation’s independence. This day could feature a grand picnic in the park with street vendors and performances from local and regional artistic groups. Activities for children could include games such as scavenger hunts and relay races. Kids and families could participate in a bike parade riding along the newly revitalized D&R Canal Trail on bikes decorated in red, white and blue streamers. Carnival rides could be set up for a week to attract parents from outside the neighborhood to bring their kids for a summer time day trip.

The park could also feature activities within the landscape such as a large shuffle board court, foursquare, tether ball, or chess tables with benches. This way the park could be used for both planned and spontaneous recreational activity.

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Figure 4-1. Battle of Trenton Reenactment During Patriots’ Week



The development of an Interpretive Center will accommodate tourists who visit Canal Banks North for a historic neighborhood experience involving the Battle Monument and D&R Canal. The Interpretive Center will feature information about the history of the Battle Monument and the D&R Canal, display heritage installation projects from local artists and local schools, and provide maps and tour guides for a walking tour that uses historic sites that link Canal Banks North and Downtown Trenton. Moreover, the Interpretive Center can also function as a visitor center for anything related to the history of Trenton.

Local Educational Opportunities

The Interpretive Center will also be a permanent resource to the community. With on-site classroom space for teachers and students to use during field trips, the Center and its surrounding facilities can accommodate a range of educational activities:

• One classroom in the Interpretive Center could be dedicated to colonial arts, crafts, trades and costumes. Here students could learn to write calligraphy, make candles, draw profiles using shadows on canvas, make rag dolls, build simple clocks, etc.

• Students could create a newspaper for a historic year in Trenton as part of a newspaper project. The newspaper would report important events, recreate interviews with historic figures, and illustrate advertisements for products and entertainment. The newspaper could also include a section for real upcoming events at the Battle Monument. This newspaper could be printed or created as an online website with student blogs, podcasts, and live news reports to allow the students to connect the past with current technology. A classroom at the Center could be structured as a “newsroom” for these types of student projects.

• Students could also take advantage of the Faces of New Jersey Project, a cultural study of the people of New Jersey through characterization and public speaking. Students research and report on the people who “made a difference,” whether famous, ordinary, or ancestors. Monologues, costume design, and other presentations to live audiences at the Center are potential activities.

• The proposed Amphitheater (Chapter 5) could be used as a outdoor classroom or to host school plays and small awards ceremonies.

Interpretive Center Development

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Figure 4-2. What the Henry J. Austin Health Center Could Look Like as the Trenton Historic Center



Trenton’s downtown is blessed with a dense array of historic sites. Currently, many of the City’s historic assets operate independently with little cohesion between them. A walking tour, guided or unguided, can help create a holistic experience and introduce visitors to the historic gems that Trenton has to offer. The walking tour would link the Battle Monument and D&R Canal in Canal Banks North with other nearby attractions such as the State House and Hessian Barracks.

The walking tour would result in three important benefits. First, the tour would draw people through important corridors in the downtown. Second, it would allow the City to create a common signage and wayfinding scheme to help visitors orient themselves and find their way between the historic sites. Third, it would serve as a tool to attract a diverse crowd ranging from families with small children to history buffs looking to experience the city’s rich past.

Possible destinations along the walking tour include the following (locations shown in figure 4-3):

A. Battle Monument

B. D & R Canal

C. State Capitol

D. Thomas Edison College Building

E. Old Barracks Museum

F. Masonic Temple and Lodge

G. Historic Warren Street

H. Old City Hall

I. First Presbyterian Church

J. Trenton City Hall

K. Friends Meeting House

L. John T. Nixon/Higbee School

Historic Walking Tour

Case Study: The Constitutional Walking Tour of Philadelphia

The Constitutional Walking Tour of Philadelphia offers a great example of a historic walking tour. The company offers guided, self-guided, audio tours, and cell phone tours around the many historic sites in Old City Philadelphia. The Consitutional’s website, www.theconstitutional.com, includes a free, easy-to-use map and information on destinations in 17 different languages. Trenton could follow a similar model by offering a free self-guided or multi-media tour and a paid guided tour.

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Figure 4-3. Walking Tour Map


Trenton has a wealth of historic assets and many programs throughout the year. However, the City should expand branding and marketing efforts. Part of building a brand is getting people to recognize who is providing the service that they are benefitting from. For example, the City of Trenton, the Trenton Downtown Association, the Trenton Historic Society, and others all sponsor events that bring people to Trenton. However, these events are marketed separately instead of being coordinated under a unified brand and slogan.

By combining resources and integrating the disparate efforts, all parties stand to gain from greater participation and more awareness of all that Trenton has to offer. The Trenton Downtown Association, or another organization, should serve as a central entity and clearinghouse for the marketing of Trenton’s events and programs. Individual programmers would of course still develop their own advertising strategies incorporating the branding, logos, and slogans of the joint enterprise.

While uniting the different marketing campaigns behind one brand will help establish a common theme for Trenton’s programming, it is also important to target marketing toward specific groups and demographics. Targeted marketing is much more effective than mass marketing. The sponsor of each event should determine who they are trying to attract—whether local residents, people from the region, or heritage tourists from across the country. After selecting specific demographic groups, it is a matter of using the media that the target group(s) interacts with to place advertising that they will see and that appeals to them. This is more than just putting up a website and hoping that people will come—targeted marketing requires meeting people on their level and showing them that what they are looking for can be found in Trenton.

Figure 4-4. What A Trenton Twitter Page Could Look Like

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Figure 4-5. Existing Trenton Marketing Examples

Marketing


The City of Trenton has a significant historical past as an American industrial center. Through streetscape improvements, cities can provide visual cues about their historic pasts or where they are headed in the future. Historic streetscaping will improve Canal Banks North’s public realm and give visitors an opportunity to see and feel Trenton’s history. To help maintain the new and existing historic infrastructure, the city can implement regular a “clean streets” days where volunteers and Parks and Recreation staff can help keep the historic fabric intact by cleaning up trash fixing broken street furniture.

Pavement

Granite block unit pavers, also referred to as cobblestone, can be used to retrofit Chauncy Street. Not only do the pavers have a historic and natural aesthetic, they are easy to remove and reset. Residents and visitors could take advantage of a retrofitted Chauncy Street by closing the street for weekend pedestrian days, allowing street or health fairs to take place.

Street Lighting

The perception of safety is one of the neighborhood’s primary issues. Conducting a lighting survey would be useful to see what areas need more light of what type. Historic lighting fixtures should be used in the district to reflect the heritage of Canal Banks North. Currently, there is an acorn style lighting theme, which is an example of a historic fixture, at the Battle Monument site. This theme should be continued throughout the Warren and Broad Street corridors to keep lighting design consistent.

Historic Streetscape

Street Furniture

Seating is inconsistent along the Canal and almost non-existent along Warren, Broad, Montgomery and Perry Streets. Comfortable waiting and resting areas along walkways are essential, especially near cultural institutions, transit stops, and retail corridors. New seating will provide pedestrians with a place to rest, sit together, and interact. Wood or iron benches further enhance the historic neighborhood experience.

Bollards

The bollards along the D&R Canal protect pedestrians from automobiles. However, these bollards, with additional units, should be updated as pathway markers to direct pedestrian traffic, provide lighting, and add security. Bollards can also aesthetically express the historic character of the district in their design.

Tree Grates

Tree grates are utilized to protect a tree’s root system from any form of damage and allow the tree trunk to grow. With the installation of new street trees, the city should also consider tree grates because they can reflect the community’s character. There are various decorative designs that can be altered to convey the area’s history and ultimately create an interesting streetscape.


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Planters

Planters can be used to define or separate spaces. They are a dynamic way to add safety, color and texture to a streetscape and can help transform a space into an attractive place. Planters come in various sizes and should be located at street corners or other areas of interest. Using flowering perennial and annual plants will add color to the historic streetscape throughout the summer and spring.

Drinking Fountains

Drinking fountains are great amenities for public spaces. Inserting new fountains in Battlefield Park (Chapter 5) and along the East Cast Greenway will be a tremendous improvement. To be consistent with the historic streetscape aesthetic, the new fountains can be in an antique style made of heavy-duty cast aluminum.

Figure 4-7. Examples of Elements of a Historic Streetscape

Figure 4-6. Example of Cobblestone Street.



Utilizing a fully integrated wayfinding signage system will help establish Canal Banks North as a destination. Wayfinding allows people to navigate new places and allows the city to communicate with visitors. Properly designed signage can offer visual cues and link areas together. The wayfinding system could become an important tool for neighborhood walking tours, which connect people with their environment and one another. Lastly, wayfinding creates a sense of security because pedestrians know where they are and where they are going. Some proposed wayfinding signage elements are shown in the following Figures 4-8 and 4-9.

Figure 4-8. Examples of Coordinated Pole Banners and Wayfinding Signage

Signage & Wayfinding

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Figure 4-9. What Wayfinding and Interpretive Signage Could Look Like In Canal Banks North

Chapter 5 Recreation Development


D&R Canal Trail Improvements

While a canal trail exists in the Canal Banks North neighborhood, it terminates just northeast of the neighborhood by Route 1. Moreover, the trail lacks paved surfaces, clear signage, pedestrian furniture, and designated street crossings. The New Jersey Department of Environmental Protection (DEP) owns the trail corridor land in Canal Banks North.

Regional Connections

The City of Trenton provides the missing link between the main line of the D&R Canal Trail, which runs northeast from Trenton 34 miles to New Brunswick, and a feeder canal trail that extends an additional 32 miles northwest from Trenton to Frenchtown (see Figure 5-1). It is estimated that the D&R Canal Trails attract nearly a million visitors per year. Furthermore, Trenton has a missing link in the East Coast Greenway, an inter-regional trail planned to connect Maine to Florida. After passing through New York City, the Greenway runs an additional 78 miles to downtown Trenton and then into Pennsylvania. Canal Banks North lies at the juncture of these various trails and, combined with its historic assets, can be an important node and destination.

Case Study: Canal Place - Cumberland, Maryland

Cumberland, Maryland is located at the junction of the Allegheny Highlands Trail and the Chesapeake & Ohio Canal Towpath, the longest multi-purpose trail in the country. The 335-mile trail connects Pittsburgh to Washington, D.C. with six different visitor centers along the way. These centers feature everything from interactive and educational displays about the history and economic importance of the canal to kayak tours, canal boat cruises, and camping opportunities.

At the juncture of the two trails, the Canal Place Preservation District was designated as a state heritage area. The City, in partnership with the State of Maryland, renovated the historic Western Maryland Railway Station to house the C&O Canal National Historical Park Cumberland Visitor Center, the Allegheny County Visitor Center, retail businesses, and several professional offices. Additional district enhancements include a fountain and sculpture in front of the Station and a brick walkway connecting to Canal Place Riverside Park. A summertime music series and an annual July CanalFest/RailFest celebration also take place at the site.

www.canalplace.org

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Design Interventions

The following actions items are necessary for implementation of the canal trail improvements, listed in order of priority:

• Pave the trail to make it more accessible, visible, and safe. Consider separate lanes for bicyclists and pedestrians.

• Develop consistent signage and designated crosswalks to make navigating through the urban environment of Trenton easier for trail users.

• Provide more seating, shade, bicycle racks, and similar trail user amenities to make Trenton an attractive stop-over for visitors and encourage daily commuting by residents and/or workers.

Figure 5-1. Regional Trail Connectivity


North 25 Park, the current name for the rectangular open space bordered by North Warren Street to the east, Tucker Street to the north, and the D&R Canal to the south, is a sloping open lawn divided by a diagonal drainage channel. A small concrete plaza with steps exists in the southeast corner. The park is owned partially by the City of Trenton and partially by the NJ DEP. None of the park features are currently accessible to people with disabilities or speak to the rich history of the neighborhood. North 25 Park should be redesigned as Battlefield Park, a new park that will link historic and recreational assets in the neighborhood. The name reflects the Battle of Trenton that took place along the North Broad and Warren Street corridors on December 26, 1776.

Design Concept

Figure 5-3 depicts the potential elements of the improved park. A gathering area for groups and events framed by the canal is the organizing feature of the park redesign. A lawn amphitheater could slope up from a bandshell structure located along the canal trail. An amphitheater at this location could accommodate approximately 300 individuals. The canal trail in the park could extend to the waters’ edge to connect visitors and residents to the Canal and provide an opportunity for historic interpretation through signage or creative site design. An iconic element such as a sculpture of revolutionary war soldiers in battle could be positioned at a corner along Warren Street in the park to foster park identity and increase visibility.

A destination is not complete without a connection between recreational and historic assets. The park area south of Battlefield Park provides an opportunity for a trail user node and comfort station. The park should include ample bicycle racks, seating, water fountains, air pumps, informational signage, and area maps. A southward extension of the Battle Monument Plaza southward to the Canal would provide a southern anchor to the plaza’s formal central access. A fountain or additional memorial could be incorporated at this location.

Battlefield Park

Figure 5-2. Example of a Lawn Amphitheater

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Figure 5-3. Battlefield Park and Canal Plaza Illustrative Plan


The existing conditions analysis revealed that a high number of children reside in Canal Banks North and the surrounding neighborhoods. The presence of the Luis Munoz Elementary School also increases the presence of children in the study area. While the canal trail and Battle Monument Plaza are valuable recreation resources and park spaces, they do not offer park elements that are generally desirable to children. Currently, two playgrounds exist in Canal Banks North. One is associated with the elementary school and the other is within a Trenton Housing Authority development on Violet Street.

The available vacant lots throughout the neighborhood offer the opportunity to incorporate more neighborhood park facilities such as age-appropriate playground equipment, basketball courts, and designated open lawns for informal pick-up games. Figure 5-4 depicts how local recreation opportunities could be incorporated into existing vacant parcels owned by the City of Trenton adjacent to the D&R Canal on either side of Montgomery Street. Other park elements could include community garden plots and public art projects.

Figure 5-4 Neighborhood Park Illustrative Plan

Neighborhood Park

Chapter 6 Economic Development


Battlefield Commons

At the initial client meeting there was substantial discussion about potentially transformative development sites. The parcels at the northwest corner of North Broad and Perry Streets, the Board of Education Parcel at the corner of Pennington Avenue and North Warren Street, and the State surface parking lot are three sites that, if developed, could help transform Canal Banks North. However, given the shared parking concept that is critical to the success of the new Battlefield Park, this development should be targeted first at North Broad & Perry and then at Pennington & Warren.

Proposed Development Concept

“Battlefield Commons” is a mixed-use complex that includes 37 units of rental housing and 20,950 square feet of ground floor retail. The housing units range in size from studios to 3-bedroom units.

The retail component is a neighborhood entertainment center whose tenants would serve both local residents and those who have come to visit the Battle Monument. The retail market study identified sample tenants, which include two restaurants, a specialty food store, a coffee shop, a music and dance studio, a sandwich shop, and a bookstore, all of which help meet existing but untapped demand.

The illustrative site plan can accommodate approximately 30 units of surface parking, 20 of which are dedicated to retail tenants.

Figure 6-1. Site Plan for Battlefield Commons

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Opportunities and Constraints

The site is a critical component of creating a gateway to the Battle Monument from the south. It is highly visible and has good accessibility. It is a corner site on one of Trenton’s main north-south thoroughfares, only a few blocks from the Route 1 Perry Street exit, and can be accessed by various NJ Transit Bus lines. Moreover, there is an opportunity for a public-private partnership to reduce land acquisition costs. The City of Trenton should acquire the corner lot because a discounted land acquisition price is an excellent way to improve the financial feasibility of this development.

Yet, the site is not without its constraints, largely related to parking. Friendship Baptist requires a substantial amount of parking and would lose a number of spaces if this site were developed. Also the lots in the middle of the block that are deeper than the others present challenges for site design and parking configuration.

Battlefield Commons

Parcel Size and Condition

The subject site includes vacant parcels owned by the City of Trenton and a parking lot for the Friendship Baptist Church. If assembled, there would be approximately one acre to develop and the site would occupy over 400 feet of frontage along North Broad Street and over 200 feet of frontage along Perry Street. Most of the parcels are regularly shaped but are progressively smaller moving towards the Battle Monument. In addition, some of the lots in the middle of the block are deeper than the others.

Figure 6-2. Simulation of Battlefield Commons Looking North on Broad Street from the Intersection of Broad and Perry Streets

Figure 6-3. Battlefield Commons Building Massing


Proposed Development Concept

A second catalytic development opportunity is to capitalize on a location adjacent to the Battle Monument and the future Interpretive Center. The Board of Education parcel can accommodate a 3-story, 88,000 square foot, L-shaped building. The 64,700 square foot residential program can include approximately 50 rental units or 35 1,400-square foot condominiums on the second and third floors. The third story should be set back to maintain views of the Battle Monument.

On the ground floor, 29,330 square feet are available for restaurants and market space. Outdoor seating facing the Battle Monument will activate the street life as patrons stroll out onto the plaza across the street. The food market can also become a center of neighborhood life in Canal Banks North. Many urban markets require less parking and operators are programming their markets with social spaces that make them more attractive as destinations. The illustrative site plan can accommodate approximately 45 units of well-hidden, but accessible surface parking.

Parcel Size and Condition

The subject parcel is a 49,490 square foot vacant site owned by the Trenton Board of Education. The shape is a trapezoid with 260 feet of frontage on Pennington and 140 feet on North Warren. The parcel is flat with a small, existing 16 to 20-unit surface parking lot near the Senior Center. Its regular shape and orientation presents minimal challenges for site design.

Figure 6-4. Site Plan

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Figure 6-5. Five Points Market Building Massing

Opportunities and Constraints

Like the North Broad site, the primary opportunity is that the site is currently publicly-owned. The City of Trenton could acquire the property from the Board of Education and subsequently discount the purchase price or enter into a below-market ground lease with the future developer.

Public ownership is also the primary constraint. Plans have been submitted to build a new school on the site, which is an important land asset for the Board of Education. However, a school is not the highest and best use of the land. The site is a highly visible parcel with terrific street frontage and an excellent location across from a significant historic asset. The future synergies with a revamped historic site and new park are too great to build a school. If the school is built, the City of Trenton loses an opportunity to leverage its physical assets.


Shared Parking Restaurant Revolving Loan Program

When Canal Banks North grows in popularity, visitors will need a way to get to the attractions without adversely impacting the local community. While some visitors will likely take transit, bike, or walk to Canal Banks North, many others will drive. These drivers will need a place to park and neither the small lot behind the new Interpretive Center nor street parking will be enough to accommodate all of them. Fortunately, the large Perry Street lot, currently used for state employee parking, is just a three-block walk along the canal from the Battle Monument and offers great potential for shared parking. The lot’s current usage is only 25%, which leaves over 500 spots available. By contracting with the State to allow visitors to park in some (maybe 100) of those spots, Trenton can ensure that the new attractions have adequate parking and that Canal Banks North’s largest parking lot is used more efficiently.

To promote use of the Perry Street lot, rather than the residential neighborhood, Trenton should create signage that will direct visitors coming to see the Battle Monument to park there. Signs should be placed in visible locations near exits off of Route 1, along Perry Street, and on North Broad Street. Additionally, the city should establish a neighborhood permitting system to control overflow parking. While visitors should be allowed to park on the street next to the Monument, they should not utilize street parking in front of residents’ homes.

Local-serving retail is a “follower” real estate product. In the early stages of redevelopment, there are not enough households to justify the development of a conventional grocery store or other large retail establishment. Canal Banks North already has a housing stock that is affordable and in good condition. In order to attract households to occupy new residential development, urban entertainment uses must be in place. Proximity to urban entertainment creates a reason for people to live in a neighborhood. As the number of households grows, the need for local-serving retail will become more apparent. Additional benefits include increased buzz about the neighborhood and busy sidewalks that signal a safe environment. Restaurants are an important component of an urban entertainment strategy because they provide lunch and dinner for nearby office workers, residents, and visitors to the historic site.

The restaurant revolving loan program would provide capital to restaurants interested in improving or expanding their business as an incentive to locate in the neighborhood. Eligible activities may include the acquisition of commercial property, the rehabilitation of commercial property, leasehold improvements, machinery and equipment purchases, working capital, or relocation expenses. The loan term may vary with the activity being pursued but the interest rate would be the most recent prime rate published in the Wall Street Journal. The program would also require applicants to match funds with their own equity or a separate loan or grant.

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Appoint A Business “Czar”

An enhanced marketing strategy targeted at households and businesses is a cost-effective approach to revitalization. Public officials and others with a vested interest in Canal Banks North must constantly pay attention to re-positioning the neighborhood as a regional neighborhood of choice. Clear and frequent communication of the strategy is important.

Furthermore, with so many incentive programs available, sometimes quickly returned phone calls, open doors, and going above and beyond to assist businesses is what makes a difference. The customer service approach to business attraction is a cost-effective strategy for regional competition.

The City of Trenton should expand the duties of a member of its planning staff to become the business “czar” and face of economic development. This person would be a highly visible, easy to reach contact person who serves as an advocate for business. He or she would be the first number that a business dials when looking for information. This person must also be a pipeline of information and be able to navigate the complex city, state, and federal incentives and properties available for lease or for sale. However, for the community service approach to be truly successful, there must be cooperation among each and every city department.

Business Recruitment Toolkit

One initiative that the new business “czar” might lead is the creation and distribution of a business recruitment toolkit. The toolkit would include sections on physical and programmatic amenities, demographics, trade areas, business testimonials, available properties, and a clear presentation on the various incentives and programs available to businesses. This toolkit must be readily available by hard copy and occupy a prominent position on the City website.

Figure 6-6. Simulation of a new restaurant at Battlefield Commons


Digital Outreach

A commercial façade improvement program can encourage new and existing property owners and business tenants to improve the overall exterior appearance of commercial fronts. Enhanced commercial frontage would only complement the walkable urbanism inherent to Canal Banks North by establishing a commercial identity. It would improve the experience of the street for visitors and residents. Eligible activities might include the repair or replacement of existing exterior fixtures or structures like wall treatment, framing, painting, decorative masonry, doors, windows, lighting, signage, and landscaping. The program could be structured as a matching revolving loan or grant program. Funds should be targeted within a designated area.

Commercial Facade Improvement Program

Digital media are an important way to execute targeted and mass marketing. Like the business recruitment toolkit, not only is it cost effective, it is convenient for content creators as well as their audience. The ways that people and businesses connect are wide ranging. The City of Trenton, the Trenton Downtown Association, and the entity that will manage the Battlefield Park should utilize the full capacity of Facebook, Twitter, MySpace, and blogging sites. When the business advocate receives a phone call from the local realtor, he or she can tweet the availability of new property, which creates a real time database in the process. The managers of Battlefield Park might tweet a daily historic fact or keep a weekly blog on programming. The idea is to engage people to come back over and over so they are constantly in touch with happenings in Trenton.

Chapter 7 Community Development


Canal Banks Community Center

A community space can strengthen relationships between neighborhood residents and stakeholders, cultivate new opportunities for interaction, and promote the viability of a place. Building on existing social capital can be an innovative strategy to create relationships and trust within the area.

A key component of the BE ACTIVE Community Campaign will be a space where members of the community can gather for group activities, social support, public information, and social programming opportunities. The Community Center will on the second floor of the Interpretive Center to strategically enable residents, visitors and organizations to conduct joint programming and increase public participation and representation. The “shared space” concept has potential for a multiuse pathway to effective stakeholder partnerships.

The center’s programming will incorporate youth, adult and senior development by offering educational, recreational and career development opportunities. Some ideas for this programming include:

• A mentorship program with local schools to connect students to professionals and volunteers. Additionally, the program can create opportunities for education through hands-on literacy projects in the interpretive center.

• Equipped with computers and digital technology, “Resource Corner” is a space reserved for the community to use as an outlet for personal and educational development.

• Fitness rooms would provide space for healthy activity such as aerobics or yoga to encourage personal growth by physical activity. Healthy eating workshops are also encouraged.

• An arts and activism program would provide opportunities for artisan or skill-sharing nights, spoken word or poetry nights, and/or community meeting spaces for grassroots organizing.

• The Bike Works Program entails assisting young teens in learning basic job skills for bike mechanics. It would provide services to the local bike population and encourage youth development through business management and environmental awareness.

• Launch Pad after School Care is an after school facility within the center that would combine science and history to create a hands on interpretive experience for student participants. Whether school is in or out of session, the program would provide a safe and educational environment for children.

To program the Community Center most effectively, the management team should provide suggestion boxes or host community meeting nights to allow residents to suggest the programs they want. Residents can also become stakeholders within the Community Center and shape the services that will serve them best. Both the Interpretive Center and the Canal Banks Community Center will provide interactive programming that will rejuvenate the historical aspects of this resilient community.

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Figure 7-1. Images of Community Center Activities


Trenton Mural And Public Arts Program

The Trenton Mural and Public Arts Program (MAPA) will be a public/private venture between the City of Trenton and a not-for-profit organization. This partnership emulates the Philadelphia Mural Arts Program, which has become one of the most successful and largest public arts initiatives in the nation. The program’s mission is to elevate the city’s distressed or underinvested neighborhoods by using the arts to promote civic pride and community-organized revitalization. The program will be committed to the fundamentals of participatory planning in art installation by encouraging community representation in the creative process.

There could also be collaboration between MAPA and the Canal Banks Community Center. An arts education program or workforce development program for artists and low-skilled workers is one possibility. Additional outreach to engage residents already interested in public arts would building relationships and trust within the community. Essentially, MAPA can be utilized as a tool for socioeconomic development and as a transformative approach to enhancing the quality of life and public space of the local community. Some ideas for programming within the initiative include:

• Building leadership and skills through “FUSION,” a program that bridges or infuses art and education into a hands-on mural making class. Students will learn how to draw or paint while conducting community meetings about mural arts projects in Trenton.

• Sponsor volunteer weekends, where visitors and community members can work together to support and take ownership of the mural process.

• Provide a tour of murals to induce local business activity. This tour could complement the historic walking tour.

• Sponsor a part to full-time program to train and hire local residents and youth who have been volunteering or interning with the program, which would catalyze creativity while fostering new careers.

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Figure 7-2. Simulation of a Mural in Battlefield Park


Complete Streets

To improve Canal Banks North’s public space, Trenton should incorporate a complete streets policy. Amenities such as green infrastructure mechanisms, bike lanes, and street furniture improve environmental quality for residents. New active spaces could induce pedestrian mobility and bicycling in Canal Banks North and enhance opportunities for tourism, recreation, exploration, and entertainment. For guidance, Trenton can refer to the NYCDOT Street Design Manual, which provides design guidelines and polices for city street improvements.

Street Swale

Canal Banks North has a large amount of impervious surfaces in parking lots and paved streets. An innovative way to create pervious or permeable surface is through vegetated recreation areas or swales that mitigate storm water runoff and help beautify the area.

Street Trees

Consistent street trees along the North Warren and North Broad Street corridors will create a buffer from moving vehicles, beautify the area, provide shade, and promote a feeling of safety among pedestrians.

Bike Paths

Bike paths should be clear, visible, and physically separated from vehicular traffic by an open space or delineation within the right-of-way. Bike paths along the D&R Canal would encourage bicyclists to use the East Coast Greenway.

Bike Facilities

Bike racks are absolutely essential for Canal Banks North to take full advantage of its access to multiple trails. Bike racks must be well-designed, functional, and attractive. Creative bike racks can double as public art.

Waste Receptacles

The study area lacks waste receptacles in important areas. The strategic placement of receptacles in residential and commercial areas could make the area aesthetically comfortable and enhance sanitation.

Figure 7-3. Simulation of A Bike Path In Canal Banks North

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Figure 7-4 Simulation of an Active Streetscape in Canal Banks North

Chapter 8 Implementation


Introduction

The implementation of Discover Canal Banks is proposed to occur in three main phases. Each new phase builds on the previous one(s) and some projects’ implementation will span two or more phases. Phase One focuses on strengthening the historic assets of Canal Banks North to transform the neighborhood into a destination. Phases Two and Three develop the community and commercial components of the plan by harnessing the attraction power of elements in Phase One. Additionally, several elements will be implemented incrementally throughout the life of the plan.

Trenton is home to dozens of stakeholders that all play a role in Canal Banks North. Currently, stakeholders typically work together on an as-needed basis. However, there is no person or organization responsible for getting these various stakeholders to collaborate on a continued basis. Each stakeholder brings something valuable to the table, whether it is land, resources, relationships, or knowledge and expertise. Without that collaboration, many opportunities that would improve the City and help the local community remain unrealized.

To alleviate this problem, the City needs to play a central role in getting everyone to come to the table and work together. While it is easy to invite all of the groups to a meeting, it is much harder to get them to see the benefits of collaboration over the costs of changing the way they operate. The City should scale its efforts from a modest beginning to increasingly larger projects or initiatives because it will probably be too challenging to start with all of the groups at the same time.

For example, the redesign of the new Battlefield Park can serve as an opportunity to bring stakeholders together to discuss what they would like to see the park become, how it can help them achieve their goals, and what they could contribute to the cause. After that, the City can organize larger groups for its future endeavors and eventually develop a regular process that is not tied to specific projects but will continuously improve the quality of life in Trenton.

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Action Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

Historic Walking Tour

Heritage Programing

Events Programming

Appoint Business “Czar”


Create a Wayfinding System

Historic Streetscaping

Battle Monument Extension

Battlefield Park Improvements

Canal Enhancement

Shared Parking


Development of a community center

Commercial Façade Improvement Program

Restaurant Revolving Loan Program

Battlefield Commons Phase 1 (North)

Local Recreation Opportunities

Battlefield Commons Phase 2 (South)

Five Points Market

Ongoing / Incremental

Complete Streets

Develop a Unified Marketing Campaign

Link Education & Heritage

Public Arts

Table 8-1. Implementation Timeline

Introduction


Phase One

Funding

Historic Walking Tour, Heritage Programming, Canal Enhancement, Battle Monument Extension

The New Jersey Historical Commission, an organization dedicated to the preservation of New Jersey History issues operating support grants annually to historical organizations, historic sites, and other organizations that have programming related to the history of New Jersey. Full funding is rarely possible, but funds are distributed to a wide variety of organizations. Two of the main priorities are to initiate new programming focused on New Jersey history and to improve the interpretation of historic sites.

Stakeholders

City of Trenton Department of Housing & Economic Development

The Department of Housing & Economic Development would play the primary role in adding a business “czar” and creating the business recruitment toolkit. To extend services and provide data, officials in other departments must be willing to cooperate with the newly appointed czar to create a business-friendly environment.

Trenton Historical Society

The Trenton Historical Society should play an essential role in the development and administration of the historic walking tour by planning the route, designing materials, and guiding tours. As a non-profit organization, the Trenton Historical Society takes a special interest in capitalizing on heritage assets to preserve Trenton’s historical features so they should be actively involved

in the organization of heritage programs centered around the Battle Monument that can attract visitors and enhance community life.

Trenton Downtown Association

The Trenton Downtown Association is a non-profit organization dedicated to making Trenton a more competitive location for business owners and a more engaging center for workers, residents, and visitors. The Association has a stake in the kind of events and regular programming that Trenton offers to the community as well as to attract visitors to New Jersey’s capital.

City of Trenton Department of Public Works

The City of Trenton owns the majority of Battle Field Park and the vacant areas onto which the Battle Monument Plaza is proposed to extend. The City will have to initiate the Battle Monument extension and advocate for this development.

D&R Canal Commission

The Canal Trail is owned by the NJ DEP and managed by the D&R Canal Commission. Therefore new improvements and proposed additions to the trail will have to be coordinated through the D&R Canal Commission. Numerous ‘Friends of the Canal’ groups have emerged throughout NJ and taken on the responsibility for improvements and maintenance of specific local sections of the D&R Canal Trail. The D&R Canal Commission could help Trenton establish its own Canal Friends Group to champion the improvements.

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Table 8-2. Phase 1 Implementation

Phase One

Action Lead Partner Secondary Partner(s) Timeframe Funding Sources Objective

Historic Walking Tour Trenton Historical Society City of Trenton Department of Historic Preservation

1 year New Jersey Historical Commission

1.1, 1.3

Battle Monument Re-Programming

Trenton Historical Society Trenton Downtown Association 1 year New Jersey Historical Commission

1.1

Events Programming Trenton Downtown Association City of Trenton 1 year Local Funds 1.3, 2.3

Appoint Business “Czar” City of Trenton Department of Housing & Economic Development

Trenton Downtown Association 1 year N/A 3.2



Trenton Downtown Association 1 year N/A 3.1, 3.2

Create a Wayfinding System

Trenton Downtown Association City of Trenton Department of Recreation, Natural Resources, and Culture

1 year New Jersey Historical Commission

1.3

Historic Streetscaping City of Trenton Department of Public Works

Trenton Historical Society 3 years DOT TIGER II Grants, 1.1, 1.3

Battle Monument Extension


City of Trenton Department of Historic Preservation

2 years New Jersey Historical Commission

1.1

Battlefield Park Improvements


City of Trenton Department of Recreation, Natural Resources, and Culture

2 years Local Funds 2.2, 2.3

Canal Enhancement D & R Canal Commission New Jersey State Department of Environmental Protection

3 years DOT TIGER II Grants 2.1, 2.2

Shared Parking City of Trenton State of New Jersey Department of the Treasury

1 year N/A 3.2


City of Trenton State of New Jersey 5 years NEH Interpreting America’s Historic Places Grants

1.1, 1.2, 1.3

Ongoing

Complete Streets City of Trenton Dept. of Public Works


Ongoing starting year 1

DOT TIGER II Grants 3.2, 4.2


City of Trenton Trenton Downtown Association Ongoing starting year 1

N/A 1.3

Link Education & Heritage

Luiz Munoz-Rivera Elementary School

Trenton Historical Society Ongoing starting year 2

Corporation for National and Community Service Grants

1.2

Public Arts The City of Trenton Trenton Downtown Association Ongoing starting year 3

Foundations 1.3, 4.2


Phase Two and Three

Funding

Catalytic Development Opportunities

The developers of the catalytic projects will primarily look to private capital markets for conventional financing. However, the New Market Tax Credit (NMTC) Program is an innovative program administered by the federal government often used to execute real estate development projects, particularly those with mixed-use development elements. Qualified Community Development Entities (CDE) receive tax credit allocations from the federal government and sell the credits to private investors. CDEs then use the proceeds from the sale to make equity investments in NMTC-eligible census tracts like those in Canal Banks North. Local NMTC syndicators include The Reinvestment Fund in Philadelphia and Equity Partners, a general partner in the Trenton-based New Jersey Community Capital New Market Tax Credits Fund. Furthermore, the Capital City Redevelopment Corporation could award catalytic development projects with loan or grant funds.


Revolving loan programs need an initial source of capital. Community Development Block Grant (CDBG) funds may be used for the relocation or rehabilitation of non-residential structures, both of which are activities covered by the Restaurant Revolving Loan Program. Alternatively, New Jersey Community Capital has a range of financial assistance products that might be useful for small business, economic development, and commercial real estate enterprises.


The eligible activities of a commercial façade improvement program are similar to those of the Restaurant Revolving Loan Program. Therefore, CDBG funds would also be an appropriate source of initial capital. The organization that administers the façade improvement program could also undertake fundraising efforts to capitalize the program.

Stakeholders

Capital City Redevelopment Corporation

Revitalizing a downtown neighborhood requires a catalytic developer that can assume the risks that conventional real estate development companies or financiers may not take. In the case of Canal Banks North, this developer could be the Capital City Redevelopment Corporation (CCRC). CCRC would be a good source of “patient” equity willing to make below-market returns and prove a market exists in Canal Banks North. CCRC could also receive CDBG funds and administer the Commercial Façade Improvement Program.

City of Trenton Department of Recreation, Natural Resources, and Culture

The development of neighborhood park facilities is proposed for vacant City-owned parcels in Canal Banks North. The City Department of Recreation, Natural Resources, and Culture should engage local community stakeholders, such as churches and homeowners associations to receive their input on park facilities and local needs.

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Canal Enhancement (continuation)

D & R Canal Commission New Jersey State Department of Environmental Protection

3 years DOT TIGER II Grants 2.1, 2.2

Interpretive Center Development (continuation)


1.1, 1.2, 1.3

Canal Banks Community Center (continuation)


Community Churches and Public Schools




Trenton Downtown Association 2 years Community Development Block Grant

3.2



Trenton Downtown Association 2 years Community Development Block Grant

3.1, 3.2

Battlefield Commons Phase 1 (North)

Private Developer Capital City Redevelopment Corporation

2 years New Market Tax Credits 3.1, 3.2

Local Recreation Opportunities City of Trenton Department of Recreation, Natural Resources, and Culture


2 years Local Funds 4.1

Battlefield Commons Phase 2 (South)


2 years New Market Tax Credits 3.1, 3.2

Ongoing

Complete Streets The City of Trenton Dept. of Public Works

Trenton Historical Society Ongoing DOT TIGER II Grants 3.2, 4.2


City of Trenton Trenton Downtown Association Ongoing N/A 1.3

Link Education & Heritage Luiz Munoz-Rivera Elementary School

Trenton Historical Society Ongoing Corporation for National and Community Service Grants

1.2

Public Arts The City of Trenton Trenton Downtown Association Ongoing Foundations 1.3, 4.2


OnGoing

Funding

Public Arts & Educational Opportunities

The New Jersey State Council on the Arts sponsors a number of Community Arts Initiatives that support local art within New Jersey neighborhoods. The Arts in Communities (AIC) program is a matching, annual project grant that is awarded to new or expanded collaborative projects that connect the arts to people and communities in deep and meaningful ways. The Council has also established a multi-faceted Folk Arts Program to promote broader public appreciation and understanding of ethnic and cultural networks. The Folk Arts Project Grant is an appropriate source for MAPA or any other arts-related programming at the Interpretive or Community Center.

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Interpretive Center Development (continuation)


1.1, 1.2, 1.3

Canal Banks Community Center (continuation)


Community Churches and Public Schools


Battlefield Commons Phase 2 (South) (continuation)


2 years New Market Tax Credits

3.1, 3.2

Five Points Market Private Developer Capital City Redevelopment Corporation

3 years New Market Tax Credits

3.1, 3.2

Ongoing

Complete Streets The City of Trenton Dept. of Public Works

Trenton Historical Society Ongoing DOT TIGER II Grants 3.2, 4.2


City of Trenton Trenton Downtown Association

Ongoing N/A 1.3

Link Education & Heritage Luiz Munoz Rivera Elementary School

Trenton Historical Society Ongoing Corporation for National and Community Service Grants

1.2

Public Arts The City of Trenton Trenton Downtown Association

Ongoing Foundations 1.3, 4.2

Phase Three Implementation


Appendices

A-2 Canal Banks North

Battlefield Commons - Proforma Assumptions

Development Concept and Income

Residential Component

Gross Residential Area

41,900

Efficiency Factor

0.88

Net Rentable / Salable Area

36,872

# of Units Size (sqft) Rent Annual PGI

Unit Type

Rental

Studio 11 750 $850 $110,616

1-BR 11 900 $950 $120,097

2-BR 13 1,100 $1,150 $178,092

3-BR 3 1,250 $1,370 $49,989

Total / Average

37 1,000 $1,080 $458,794

Vacancy Rate

Year 1 10%

Year 2 7%

Thereafter 5%

Rent Inflation Factor

2%

Retail Component

Sq. Feet Rent PSF Annual PGI

Building #1

Restaurant with Liquor License

4,000 $23.00 $92,000

ATM 150 $80.00 $12,000

Other Retail

2,500 $20.00 $50,000

Building #2

Bike Shop 1,800 $16.50 $29,700

Coffee Shop

1,700 $31.50 $53,550

Sandwich Shop

1,400 $21.00 $29,400

Specialty Food

2,400 $16.30 $39,120

Music & Dance Studio

2,000 $14.70 $29,400

Bookstore 1,500 $17.60 $26,400

Building #3

Restaurant with Liquor License

3,500 $18.00 $63,000

Total / Average

20,950 $25.86 $424,570

Vacancy Rate

Year 1 23% (Assumes 5,000 sf is always vacant)

Thereafter

23%

Rent Inflation Factor

5%

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Land

Acquisition Cost $1.00

Parcel Size (sf) 48,000

Hard Costs

Site Clearance & Remediation $96,000

Grading $62,400

Construction Cost (psf)

Residential $135.00

Retail - Restaurant $195.00

Retail - Store $120.00

Construction Cost (total) $8,965,500

Per Space Parking Cost 10,000

Parking Cost (total) $300,000

Streetscaping $30,000

Total Hard Cost $9,295,500

Soft Costs

Architecture & Engineering $537,930

Legal Fees $150,000

Permitting $50,000

Pre-Leasing $25,000

Contingencies $929,550

Total Soft Cost $1,692,480

Permanent Financing

Interest Rate 6.39%

Term 30

Debt-Coverage Ratio 1.2

Points & Fees 2.50%

Mortgage Constant 0.0757

Stabilized NOI (Year 3) $413,026

Supportable Mortgage $4,546,374

Yearly Debt Service $344,188

Point Costs $113,659

New Market Tax Credits

Qualified Equity Investment (QEI) $10,987,981

NMTC Available $4,285,313

NMTC Market Price $0.75

Syndication Costs $85,706

Sale & Reversion Information

Sales Cap Rate

Residential 8.00%

Retail 7.60%

Selling Costs 5.00%

Discount Rate 10.00%


Cash Accounts

Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

Residential PGI

$458,794 $467,970 $477,329 $486,876 $496,613 $506,546 $516,676 $527,010 $537,550 $548,301

- Vacancy Adjustment

($45,879) ($32,758) ($23,866) ($24,344) ($24,831) ($25,327) ($25,834) ($26,351) ($26,878) ($27,415)

Residential EGI

$412,915 $435,212 $453,463 $462,532 $471,783 $481,218 $490,843 $500,660 $510,673 $520,886

- Residential Expenses

($273,815) ($280,661) ($287,677) ($294,869) ($302,241) ($309,797) ($317,542) ($325,481) ($333,618) ($341,958)

Residential NOI

$139,099 $154,551 $165,785 $167,663 $169,542 $171,421 $173,301 $175,179 $177,055 $178,928

Retail PGI $424,570 $424,570 $424,570 $424,570 $424,570 $445,799 $468,088 $491,493 $516,067 $541,871

- Vacancy Adjustment

($97,651) ($97,651) ($97,651) ($97,651) ($97,651) ($102,534) ($107,660) ($113,043) ($118,696) ($124,630)

Retail EGI $326,919 $326,919 $326,919 $326,919 $326,919 $343,265 $360,428 $378,449 $397,372 $417,241

- Retail Expenses

($75,839) ($77,735) ($79,678) ($81,670) ($83,712) ($85,805) ($87,950) ($90,149) ($92,402) ($94,713)

Retail NOI $251,080 $249,184 $247,241 $245,249 $243,207 $257,460 $272,478 $288,301 $304,970 $322,528

Total NOI $390,179 $403,735 $413,026 $412,911 $412,748 $428,881 $445,779 $463,480 $482,025 $501,456

- Annual Debt

($344,188) ($344,188) ($344,188) ($344,188) ($344,188) ($344,188) ($344,188) ($344,188) ($344,188) ($344,188)

Before-Tax Cash Flow

$45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $101,590 $119,291 $137,836 $157,268

Battlefield Commons - Proforma Accounts

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Reversion Accounts

Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

Residential NOI

$139,099 $154,551 $165,785 $167,663 $169,542 $171,421 $173,301 $175,179 $177,055 $178,928

Retail NOI $251,080 $249,184 $247,241 $245,249 $243,207 $257,460 $272,478 $288,301 $304,970 $322,528

Estimated Sales Price

$5,042,421 $5,210,624 $5,325,482 $5,322,738 $5,319,359 $5,530,396 $5,751,496 $5,983,168 $6,225,945 $6,480,392

- Selling Costs

($252,121) ($260,531) ($266,274) ($266,137) ($265,968) ($276,520) ($287,575) ($299,158) ($311,297) ($324,020)

- Mortgage Balance

($4,492,699) ($4,435,594) ($4,374,840) ($4,310,204) ($4,241,438) ($4,168,278) ($4,090,442) ($4,007,633) ($3,919,533) ($3,825,803)

Before Tax Cash On Sale

$297,601 $514,499 $684,368 $746,397 $811,954 $1,085,599 $1,373,479 $1,676,376 $1,995,115 $2,330,569


Profitability Summary

Year -1 Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

Initial Cash In

($3,248,364) ($4,047,040)

BT Cash Flow

$45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $101,590 $119,291 $137,836 $157,268

BT Sale Cash

$297,601 $514,499 $684,368 $746,397 $811,954 $1,085,599 $1,373,479 $1,676,376 $1,995,115 $2,330,569

Total Before-Tax Proceeds

($3,248,364) ($4,047,040) $343,592 $574,045 $753,205 $815,120 $880,514 $1,170,292 $1,475,069 $1,795,667 $2,132,952 $2,487,837

Cash on Cash Return

N/A N/A 0.63% 0.82% 0.94% 0.94% 0.94% 1.16% 1.39% 1.64% 1.89% 2.16%

Yield On Cost

3.13% 5.22% 6.85% 7.42% 8.01% 10.65% 13.42% 16.34% 19.41% 22.64%

IRR & Net Present Value Pyramid

Year 1 ($3,248,364) ($4,047,040) $343,592

Year 2 ($3,248,364) ($4,047,040) $45,991 $574,045

Year 3 ($3,248,364) ($4,047,040) $45,991 $59,547 $753,205

Year 4 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $815,120

Year 5 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $880,514

Year 6 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $68,560 $1,170,292

Year 7 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $1,475,069

Year 8 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $101,590 $1,795,667

Year 9 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $101,590 $119,291 $2,132,952

Year 10 ($3,248,364) ($4,047,040) $45,991 $59,547 $68,838 $68,723 $68,560 $84,693 $101,590 $119,291 $137,836 $2,487,837

Appen

dic

es


Discounted Cash Flow Summary

Net Present Value

Year 1 ($6,039,574)

Year 2 ($6,675,368)

Year 3 ($6,436,661)

Year 4 ($6,305,908)

Year 5 ($6,171,792)

Year 6 ($5,813,454)

Year 7 ($5,423,983)

Year 8 ($5,001,795)

Year 9 ($4,545,219)

Year 10 ($4,052,497)

neighborhood plan for the city of trenton, nj

Documents

neighborhood plan

community developmentchapter

plan vision

economic developmentchapter

plan goals

canal banks community

trenton mural

planning process