Plannng Board
Regular MeetingTrenton, NJ · December 9, 2021
Minutes
City of Trenton
Planning Board
Conference and Public Hearing
Thursday, December 9, 2021
Via Microsoft Teams or phone: 609-436-9298 The Conference ID is 412 046 968#
Members in Attendance:
Dan Fatton, Chair
John McBride, Vice Chair
Marcus Green
Jeff Halpern
Joe Harrison
Charles Romanow
Anthony Santora
Members Not in Attendance:
Randy Baum
Jamie Carpenter
Patricia Ni’ma-Mohammed
Wanda Swiggett
Staff in Attendance:
Jeff Wilkerson, Principal Planner
Michael Kolber, Senior Planner
George McGill, Planning Board Attorney
Cherry Oakley, Planning Board Secretary
PUBLIC HEARING
Current Planning Board Membership (as of 12/09/21)
Class Term Ending Date Board Member
I (Mayor’s Representative) Mayor’s Term Marcus Green
II (City Employee) 12/31/21 Anthony Santora
III (City Council 12/31/21 Joe Harrison
Representative)
IV (City Resident) 12/31/22 Patricia Ni’ma- Mohammed
IV (City Resident) 12/31/23 Randy Baum
IV (City Resident) 12/31/21 Jeff Halpern
IV (City Resident) 12/31/23 Dan Fatton
IV (City Resident) 12/31/21 Wanda Swiggett
IV (City Resident) 12/31/22 John McBride
ALTERNATES
IV (City Resident) 12/31/21 Jamie Carpenter
IV (City Resident) 12/31/22 Charles Romanow
1
Approval of the Minutes for October 28, 2021 public hearing with 2 edits
Member Aye Nay Ab- Motioned Seconded
stain
Dan Fatton, Chair X X
John McBride, Vice Chair X
Marcus Green X
Charles Romanow X
Anthony Santora X X
The Minutes of the November 22, 2021 public hearing were table due to no voting quorum present
of those who voted affirmatively on the matter.
Item #1 21-P-236NC: 236 North Clinton Avenue- TRENTON NJ
Applicant/Owner seeks preliminary and final major site plan approval, (c) bulk variance for side
yard, rear yard, and maximum lot coverage, and waivers for various requirements for site plan. The
applicant seeks to construct a first-floor restaurant along with a second-floor residential apartment.
The Site is located in the Mixed-Use Zoning District and in the North Clinton Redevelopment
Planning Area with a zoning of Business B/Residential B; Location 236 North Clinton Avenue;
City Tax Map: Block(s) 1602, Lot(s) 31; Applicant: Aaron Johnson, 63 Equestrian Drive,
Burlington, NJ 08016.
Mr. Dino Spadaccini introduced the project and indicated that the plan was to reduce the building
by 8 ft so that the lot coverage requirement is met and no variance is needed.
Public parking helps them to meet the parking requirement for residential component of their
development. Mr. Spadacini indicated that the applicant has worked with the City’s planning
professionals to refine this project.
Mr. Wilkerson disputed that public parking can be used to meet the parking requirements
Mr. Scriven was sworn in and described the buffer in the rear yard that will include 14 evergreen
trees. He indicated that the site plan was generated from plans provided by Trenton Engineering.
The front façade will be a brick with gooseneck lighting. There will be a bicycle rack at the
sidewalk detail was provided regarding the lighting and the fencing. The HVAC will be rooftop
units.
Mr. Kyle was sworn in and was accepted as an expert before this Board in Planning. He described
the dimensions of the project, site location, and the other buildings that are in proximity to this
property is located in the North Clinton Redevelopment Area and he described how this plan is
compliant with the requirements of the Redevelopment Plan. He noted that this Redevelopment
Plan expresses a preference for projects such as the one the applicant is presenting tonight. Mr. Kyle
described the standards for parking as per the city ordinances and RSIS standards. He described the
non-conforming existing conditions, noting that a hardship exists. Because the lights around this
project are already developed there is not a way to create parking in order to accommodate the
ordinances and RSIS standards. There is a requirement for two parking spaces. He noted that the
ordinance says that only the portion of the parking that cannot be provided on the street is required
2
to be provided off street on property owned by the applicant. The Applicant asserts that it is
reasonable to believe that the two required parking spaces can be found on the street. He described
the dimensions of the lot that would be required in order to come accommodate provide to
accommodate off street parking and the lot does not meet the dimension requirements to do that.
They acknowledge that if everyone is using on street parking that will create a difficulty. However,
the lack of other residential units in the area does provide some relief from the difficulty that might
result from such competition.
Mr. Fatton asked if there was anyone from the Public who wanted to speak for or against this
project. Mr. Goldberg, Representative for an objector who is also owner of an adjoining property,
Tabernacle Church, stated that he was there to object to this development.
Mr. Goldberg asked clarifying questions about the details of the parking that is available in the
public parking lot. The hours of operation will be 10am to 10pm during the week and 8am to 10pm
on the weekends with a majority of the business is intended to be taken out food. Mr. Goldberg
asked questions to clarify the amount of business the restaurant plans to do, and the type of business
the restaurant tries to be.
Mr. Goldberg called Ms. Patricia Brewer and she was sworn in. She indicated that she is a member
of Interfaith Tabernacle Church where her mother is a member. She also indicated that she is active
in that East Trenton community. She noted that she understands the impact that a business like this
would pose specific to the parking in the area. She indicated that her initial concerns are around the
lack of parking and any potential increase in traffic, should the business stay open in later hours.
She indicated that they already have to contact the police and have cars towed that are parking in
the church’s parking lot. They have worship service on Friday nights and currently have difficulty
with their older congregants finding parking. Additional stress on what is available is a concern for
their church. She described a resident that lives in the area who has difficulty finding parking as a
resident who lives there. Patricia described all of the worship services and other programming that
the church does seven days a week.
Mr. Spadaccini clarify that the church sold this parcel of land to the applicant for the purposes of
developing this restaurant. Miss Brewer noted that there are 130 not 430 congregants on a regular
basis. The size of their congregation has been affected by Covid. Only five of the current
congregants live in the immediate area.
Mr. Robin Austell was sworn in and she noted that she has been affiliated with the church for 38
years. She expressed concern about the accessibility of parking for the church members as well as
safety concerns resulting from people who may be congregating at the restaurant and are affiliated
negative activity.
She stated that she fears that rival gang members who come across each other in the process of
ordering and picking up food in this restaurant may engage in violence.
Mr. Kolber indicated that enhancing the urban nature and the business district nature of this area are
two objectives for this Redevelopment Area. He noted that the parking variance is required and the
City is comfortable with a parking variance being provided for this area. He noted that in regards to
the Site Plan it was noted that there were very minimal details on the Site Plan. Referencing Exhibit
A-1 and A-2 both Mr. Kyle and Mr. Scrivens reviewed the details of the proposed project. A
revised Site Plan with the utilities noted on it was requested.
3
Motion to adjourn this matter to January 27, 2022 at 6pm on this platform when the revised site
plans are submitted
Member Aye Nay Ab- Motioned Seconded
stain
Dan Fatton, Chair X
John McBride, Vice Chair X X
Marcus Green X
Charles Romanow X
Anthony Santora X
Joe Harrison X X
Jeff Halpern X
Case called at 7:29pm
Item #2 Presentation: Wharf Park Project
Representatives of the Mercer County Park Commission will present on the rehabilitation of the Old
Wharf at Trenton’s Waterfront Park. This project will include improved access to the river, seating,
lighting, and a waterfront pathway overlooking the Delaware River. Members of the public will
have an opportunity to provide input into the project.
Aaron Watson on behalf of the County of Mercer and Brian Hughes presented. He described the
history of the park and what has led to the proposed development of this site. Julie Krause, Office of
the State Treasurer, described the Executive Order that the group that came together to work on this
project is operating under. She noted that she is responsible to coordinate the work of that group.
She noted that the intent is to create a flood resistant park so that it can once again be used. Anthony
Cucchi, Supervisor of Parks for the County, described the Park Commission’s role in this project.
He noted that the construction of the flood wall will take 2 – 2 ½ years, so their role is to finalize
the designs that reflect the needs and desires of the community. Referencing an aerial view of the
area the project was described. He described the history of the area when it was occupied by the
indigenous people of the Lenape. Showing historic photos of the changes that have occurred with
the shoreline and the wharf. The current conditions of the area was explained.
Mr. Cucchi described the goals of the project including reflecting the historic significance of the
site, while creating a flexible programming space with open views to the water. Vegetation will be
removed in order to create the floodwall. Once it is finished it will be gently slope upwards so one
can take in views of the area in order to maximize the area for passive enjoyment. There is an
existing stormwater basin that serves an engineering function for the upper parking lot. He
illustrated the slope with an Exhibit titled ‘Sections’. He showed concept images of the completed
project, the plant typologies, and the amenities to be used to create comfort for users of the park.
This project does not focus on the crosswalks that will bring you across the highway, but instead as
a continuation of the walkway that is to the left of this project. Mr. Watson indicated that this can be
addressed through the boulevardization of Route 29 and not necessarily an elevated sidewalk. The
Board provided some suggestions for how to provide visual indicators that pedestrians belong there.
4
The Board also emphasized that it is important that this project not distract or detract from the
continued progress in the addressing turning Route 29 back into a Boulevard.
Mr. Cucchi showed the 12ft. high light poles that are planned to be used to help with the lighting for
safety and pedestrian access.
Mr. Tyrell Smith, Board Chair, of the Trenton Neighborhood Association in that area noted that this
park development has played a major role in the survival of residents in the South Ward.
Mr. Laurenti asked that the autumn color of the trees be considered for this project. He noted that
London trees are not attractive in the autumn.
Mr. Jay a shared thank you for this restoration project and how it will be a public benefit to the City
of Trenton.
Mr. Jacqueline Leon, homeowner of the West Ward, asked if presentations like are being done in
multiple languages for non-english speakers. Mr. Walker indicated that they use WHITMO, a Latin
American radio station, to reach beyond the English speaking community. He noted that they are
willing to go anywhere to present this information.
The owner of New Pod City, hosts a show called Trenton Waves, and he offered to advertise any
public meetings they have to engage the community.
The litter will be the responsibility of the County because it will be a County Park and there will be
recycling containers made available. Additionally, one will be able to ride a bicycle along this
pathway. The promenade will be a minimum of 10-12ft wide.
At the North end of the walkway it does come to an abrupt stop. The thinking is that it may be
addressed with signage instead of chainlink fencing.
The County will be patrolling the park similar to how they patrol the farm that is in the city so that
it is a safe environment for everyone to enjoy.
Motion the Planning Board write a letter of support for the vision of what was presented this
evening and continue to work together and that the Route 29 boulevard and the northern walkway
be a priority in the future.
Member Aye Nay Ab- Motioned Seconded
stain
Dan Fatton, Chair X X
John McBride, Vice Chair X X
Marcus Green X
Charles Romanow X
Anthony Santora X
Joe Harrison X
Jeff Halpern X
Meeting Adjourned at 8:27pm
Cherry Oakley, Planning Board Secretary
5
Agenda
City of Trenton – Planning Board
City of Trenton
PLANNING BOARD
Conference Session and Public Hearing
(Thursday) December 9, 2021
6PM
VIRTUAL MEETING – MS TEAMS
PUBLIC NOTICE OF VIRTUAL MEETING
In accordance with N.J.S.A. 10:4-12, the “Open Public Meetings Act” you are hereby notified of a virtual meeting of the Trenton
Planning Board.
ADVISORIES
This meeting will be conducted by electronic means in accordance with the “Senator Byron M. Baer Open Public Meetings Act”
of 2020, which explicitly permits a public body to conduct a meeting electronically during a state of emergency. Governor
Murphy issued Executive Orders 103 and 107 declaring a “Public Health Emergency and State of Emergency” and directing
residents to quarantine and practice social distancing.
Virtual Meeting Access Instructions
The City of Trenton Planning Board is utilizing Microsoft Teams service to conduct regular meetings in compliance with the New
Jersey Open Meetings Act.
Join Our Meeting
You can participate in the meeting in Desktops or through a Telephone conference call in. Only participants with a web camera
will be able to testify on cases.
PC Login Steps
1. Go onto the City of Trenton website at https://trentonnj.org
2. Select the Board or Commission page for the meeting you are looking to join.
3. Once there, you will find a link to the City of Trenton Microsoft Teams public meeting for the Board or Commission
of your interest.
a. We would like to recommend that you turn off your video feed to ensure video feeds of
Board/Commission members and presenters’ stream smoothly.
b. All microphones of public users will be muted, except during the public comment portion of each agenda
item.
4. The meeting can also be accessed directly at the url:
https://teams.microsoft.com/dl/launcher/launcher.html?url=%2f_%23%2fl%2fmeetup-
join%2f19%3ameeting_YWE4MzRmMDAtOTQ4ZC00ZjBjLTlkNzQtNmIxNjlkYmMyOTRj%40thread.v2%2f0%3fco
ntext%3d%257b%2522Tid%2522%253a%2522f86c5221-bbd6-4070-b193-
55d36a0de932%2522%252c%2522Oid%2522%253a%2522001a9d24-1532-4fb4-9bde-
b761bed214fa%2522%257d%26anon%3dtrue&type=meetup-join&deeplinkId=8c92bea8-0509-4e28-9812-
2f92a549aa62&directDl=true&msLaunch=true&enableMobilePage=true&suppressPrompt=true
The Conference ID is 412 046 968#
To listen in on the Telephone
1. Call the listed phone 609-453-2732 and enter the conference ID number
1
2. After that, you will be put into a lobby where the public meeting moderator will get you into the meeting.
City of Trenton – Planning Board
AGENDA
CONFERENCE 6:00 P.M.
o Approval of Minutes
o Memorialization of Resolution(s)
o Announcements
PUBLIC HEARING:
Item #1
21-P-236NC: 236 North Clinton Avenue- TRENTON NJ
Applicant/Owner seeks preliminary and final major site plan approval, (c) bulk variance for
side yard, rear yard, and maximum lot coverage, and waivers for various requirements for
site plan. The applicant seeks to construct a first-floor restaurant along with a second-floor
residential apartment. The Site is located in the Mixed-Use Zoning District and in the North
Clinton Redevelopment Planning Area with a zoning of Business B/Residential B; Location
236 North Clinton Avenue; City Tax Map: Block(s) 1602, Lot(s) 31; Applicant: Aaron
Johnson, 63 Equestrian Drive, Burlington, NJ 08016.
Item #2
Presentation: Wharf Park Project
Representatives of the Mercer County Park Commission will present on the rehabilitation
of the Old Wharf at Trenton’s Waterfront Park. This project will include improved access to
the river, seating, lighting, and a waterfront pathway overlooking the Delaware River.
Members of the public will have an opportunity to provide input into the project.
2
City of Trenton
Department of Housing and Economic Development – Division of Planning
MEMORANDUM
DATE: 11/15/2021
TO: Planning Board Members
FROM: Michael Kolber, AICP, PP, Senior Planner
RE: Case 21-P-236NC
236 North Clinton Avenue
Block(s): 1602, Lot(s): 31
Preliminary and Final Major Site Plan and (c) Variances
Staff Comments
APPLICANT
Aaron Johnson
63 Equestrian Drive
Burlington, NJ 08016
SCHEDULED HEARING DATE: November 22, 2021
APPLICATION SUMMARY
Applicant/Owner seeks preliminary and final major site plan approval and (c) bulk variances to develop a vacant lot
as a first-floor restaurant and second-floor two-bedroom apartment. The (c) variance applied for is for maximum lot
coverage (60% permitted, 68% proposed). The initial proposal indicated variances were needed for minimum side
setback and minimum rear setback, but further conversations with the Board Planner indicated that these variances
are not required.
Description: New first-floor restaurant with second-floor two-bedroom apartment
Proposed Use: Restaurant and parking lot (Permitted)
Present Use: Vacant
Land Area: 2500SF
Development Floor Area: 3250 GSF
Zoning District: Mixed Use (MU)
Designated Redevelopment Area: North Clinton (Business B/Residential B Zoning)
Historic District: N/A
BACKGROUND
<Cont’d>
Case 21-P-537SC Division of Planning Staff Comments
Image below: Red bordered lots show the current lot configurations.
STAFF COMMENTS
1. The Applicant’s experts shall address through testimony the positive and negative criteria required to grant
relief from RB/BB bulk standards – (c) variances.
2. Application materials list the lot for this project as lot 30. It should be noted that the correct lot number for
236 North Clinton Ave is lot 31.
3. Applicant shall provide testimony regarding project compliance with the zoning regulations.
4. Applicant shall provide testimony regarding requested waivers and why these elements are not needed for
project review.
5. Applicant shall provide testimony for, but not limited to, the following: overall design, setbacks, façade
materials, utilities, landscaping, parking, trash removal, loading, and if willing to include bicycle parking.
6. Applicant shall provide testimony regarding safety and security measures for the site.
7. Applicant shall provide testimony in response to all reports by Planning Board’s subject matter expert
consultants and any internal memos from municipal offices.
STAFF RECOMMENDED CONDITIONS
In the event a motion is made to approve this application, staff recommends the following conditions:
1. All testimony given by the applicant and their expert witnesses in accordance with this application shall be
binding.
2. Architect of record shall provide an affidavit confirming the development is built in accordance with the
approved plans prior to the issuance of the first certificate of occupancy.
3. Applicant and Owners shall comply with all conditions of approval set forth on the record by the Planning
Board and/or the Division of Planning staff.
Page 2 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
4. The memorialized resolution shall be recorded with the office of the County Registrar and made part of the
deed.
STAFF RECOMMENDATIONS
Staff recommends approval with conditions. The use is a permitted use and activates a currently vacant lot.
Residential over commercial development along North Clinton Avenue is in line with the intent of the North Clinton
Avenue Redevelopment Area Plan.
ADDENDUM
(Excerpts from applicable Zoning District, Redevelopment Area Plan,
Trenton250 Master Plan Land Use Report, variance relief guidance, etc.)
2010 Land Development Ordinance excerpt…
RESIDENTIAL B (RB)
§ 315-96. Principal permitted uses.
A. Detached single-family dwelling units
B. Semidetached single-family dwelling units
C. Row house dwelling units
§ 315-97. Permitted accessory buildings and uses.
A. Private residential swimming pools and tennis courts, in accordance with § 315-238 and
§ 315-239.
B. Private residential greenhouses, storage sheds and private garages, in accordance with
§ 315-233.
C. Attached and detached private garages and carports.
D. Home occupation use, provided that such use is conducted only in the principal dwelling structure, only
by the residents of such structure, does not occupy more than one room or 25% of the gross floor area
of the dwelling structure, there is no exterior evidence of such use, i.e., no exterior display, no exterior
storage of materials and no exterior change in the residential character of the principal building,
and no sounds, vibrations, fumes, odors, generation of traffic or other such nuisances shall be
discernible outside the dwelling structure. No more than one client, customer or pupil may be on the
premises at any one time, and no stock in trade or commodity shall be sold upon the premises as in a
sales outlet.
E. Family day care homes, in accordance with § 315-241
F. Animal shelters for domestic pets provided that the total area of the shelter does not exceed 24square
feet.
G. Signs, in accordance with Article XXV (§ 315-191 et seq.).
H. Unroofed exterior accessory uses customarily incidental to permitted residential uses, such as,but
Page 3 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
not limited to, patios, child play facilities, and decks, in accordance with Article XXX (§ 315-230et seq.).
I. Satellite communications dish receiving antennas, provided that the dish antenna is located onlyin a
rear yard area and does not exceed 15 feet in height, measured from the ground level at the installation
location. Roof installations may be permitted only if the dish antenna is not visible fromthe street
frontage.
§ 315-98. Permitted conditional uses. [Amended 9-5-2002 by Ord. No. 02-80]
A. Public utility use
B. Schools
C. Churches
D. Parking lot
E. Daycare/Child care center
F. Nursing home
G. Telecommunications facilities
§ 315-99. Lot size, area, yard and building requirements
Residence B District
Detached Semi-detached Rowhouse
unit unit Structures
Min. lot area 4,000 2,500/unit 1,500/ unit
(sf)
Min. yards(1)
Front(2) Avg. or 20 Avg. or 20 Avg. or 20
Rear 35 35 35
Side
One 6(3) 6 ---(3)
Both 14 --- ---(3
Min. lot width (ft) 40 25/unit 15/unit
Max. bldg. 3/35 3/35 3/35
height
(stories/ft)
Max. lot 45% 50% 50%
coverage
Min. net 1,200 1,000/unit 900/unit
habitable area (sf)
NOTES:
1 See §315-232, Yard Exceptions.
2 When there is only one existing structure on a block, the front yard setback for a new structure shall be 0’.
Page 4 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
3 There shall be no more than eight units in any one rowhouse structure. A minimum side yard setback of 6 feet is required for each end unit in a rowhouse structure..
§ 315-100. General requirements
A. Not more than one principal residential structure shall be located on a lot.
B. Two off-street parking spaces shall be provided for each single-family dwelling unit (including detached,
semi-detached, and rowhouse units). Other permitted uses shall comply with theparking requirements of
Article XXIV (§ 315-178 et seq.), or other applicable sections.
C. The parking of vehicles on the front or side yards in front of the front building line is prohibited, including
parking provided except in enclosed garages. Permitted parking must comply with the requirements of §
315-180.
D. The exterior storage of vehicles, trucks, and boats shall comply with the requirements of § 315-234.
E. Fences and masonry walls shall comply with the requirements of § 315-236.
F. When a residential structure is proposed to be built on a vacant parcel of land, the building design of the
proposed dwelling unit shall be similar to other residential structures within a radius of 200feet, with
respect to:
(1) Building height.
(2) Roof shape.
(3) Wall siding materials.
(4) Window and door type, size, and number.
(5) Street orientation.
(6) Housing type, detached, semi-detached or row.
G. When a garage door is proposed to be located on the front façade of a residential structure, the
residential structure must be at least 20 feet wide and the garage door must not comprise more than 40
percent of the front façade. Such door must be incorporated into the ground floor façade in such a
manner as to provide the appearance of residential living space on the ground floor level.
Business B District
§ 315-117. Principal permitted uses.
A. Business B Districts generally comprise retail and personal service shopping areas and are
primarily designed for neighborhood shopping and business convenience. Principal buildings and
other structures and uses permitted and prohibited therein shall be the same as for Business A
Districts, except for the following uses which are prohibited in a Business A zoned district but shall
be permitted in the Business B zoned district:
(1) Surface parking lots.
(2) Dance halls and skating rinks.
(3) Bowling alleys.
(4) Laundromats, self-service or with service attendants.
B. The following uses are specifically prohibited:
(1) Any process of manufacture, assembly or treatment which is not clearly incidental to a retail
business conducted on the premises, or which normally constitutes a nuisance by reason
of odor, noise, dust or smoke, and any use prohibited in the industrial zone district.
(2) Animal pounds and kennels.
Page 5 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
(3) Warehousing, lumber and outdoor storage yards.
(4) Motor vehicle service stations, car washes and motor vehicle repair shops.
(5) Drive through establishments.
(6) Billiard parlors and pool halls.
(7) Auto sales and services.
(8) Motels.
(9) Business establishments having more than three pinball machines or mechanical or
electronic amusement devices, exclusive of City licensing or Alcoholic Beverage Control
Board.
(10) Convenience food stores over 2,000 gross square feet.
§ 315-118. Permitted accessory buildings and uses.
A. Signs, in accordance with Article XXV (§ 315-191 et seq.).
B. Accessory uses customarily incidental to permitted principal uses.
§ 315-119. Permitted conditional uses.
[Refer to Article XXII (§ 315-132 et seq.)]
A. Churches.
B. Clubhouse.
C. Funeral parlor.
D. Schools.
E. Health care facility.
F. Telecommunications facilities.
§ 315-120. Lot size, area, yard and building requirements.
Business B District
Business Detached Semidetached Two- Rowhouse Multifamily Mixed use
Uses Unit unit family structure dwelling structure
structure structure
Min. lot area 2,000 2,500/unit 1,500/
(sf) unit
Min.
yards(1)
Front(2)(3) Avg. or 20 Avg. or 20 Avg. or 20 Avg. or Avg. or 20 Avg. or 20 Avg. or 20
20
Rear 20 20 20 20 20 20 20
Side
One 0(4) 6 6 6 ---(5) 0 0(4)
Both 0(4) 14 --- 14 0 0(4)
Min. lot 20 40 25 40 15/unit 20 40
width (ft)
Page 6 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
Max. bldg. 4/50 3/35 3/35 3/35 3/35 4/50 4/50
height
(stories/ft)
Max. lot 60% 45% 50% 50% 60% 60% 60%
coverage
Min. net 800/ 1,000/unit 1,000/unit 650/unit 900/unit 500/unit Residential:
habitable business 500/unit
area (sf) use Business:
800/business
use
1 See § 315-232, Yard Exceptions.
2 When there is only one existing structure on a block, the front yard setback for a new structure shall
be 20’.
3 If a property abuts a residence district, the front yard setback shall be the same as for the abutting
residence district. If abutted by more than one residence district, the front yard requirements of the
least restrictive residential district shall apply.
4 When a building designed wholly or partially for the conduct of business or other non-dwelling
purposes adjoins a lot in a residence district at the side, a 6 foot setback shall be provided on the
residential side of the business lot.
5 There shall be no more than eight units in any one rowhouse structure. A minimum side yard
setback of 6 feet is required for each end unit in a rowhouse structure.
§ 315-121. General requirements.
Accessory off-street parking spaces, open or enclosed, shall be provided for all new construction or
additions, as required in Article XXIV (§ 315-178).
North Clinton Redevelopment Area excerpt…
* Colored phrases are from 2021 amendments
4. Land Use Plan:
Land Use Provisions & Building Requirements
A. Permitted Land and Accessory Uses:
The permitted land uses are as indicated on the attached Land Use Map dated
December 1997. The redevelopment area is designated as a combination of
Business B along the North Clinton corridor, Residential B throughout the
existing residential neighborhoods and on properties fronting the proposed
greenway along the freight yards an Open Space designation is appropriate.
These uses allow for a variety of compatible and mutually supportive facilities
Page 7 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Case 21-P-537SC Division of Planning Staff Comments
including single family, semidetached and row type housing, commercial
service businesses - bakeries, laundromats, convenience stores, pharmacies,
banks, etc. as well as apartment units over storefronts, outdoor recreational
areas, cultural facilities, and light industrial businesses to provide needed jobs
for area residents.
Housing and neighborhood retail and personal service businesses are
considered primarily important and must relate to adjacent residential blocks
and the proposed greenway.
B. Building Requirements:
The existing Zoning Ordinance requirements for RB and BB districts
respectively shall apply for bulk standards and setbacks for new building
construction. Built structures other than those ancillary to the open space areas
such as clubhouses, batting cages, public rest rooms, play equipment and play
storage sheds, etc. shall not be permitted in the zones designated OS.
1. Infill construction along North Clinton Avenue should incorporate
the character of the existing brick facades. In all areas where
infill construction will be undertaken, the proposed units and
or rehabilitation of units shall respect
and incorporate such existing design features as cornice lines, trim work
and roof and floor heights. All new and rehabilitated building facades
shall be submitted for review and approval by the Division of Planning at
the time of site plan application to the Planning Board.
2. Regulations, controls and restrictions regarding the construction of
new buildings shall be determined by the City of Trenton Zoning
Ordinance, but the Department of Housing and Development may also
make recommendations in site planning and design as seen appropriate in
the implementation of the plan objectives.
3. In order to ensure functional coordination essential to carrying out
the objectives of the Redevelopment Plan, developers shall agree to
certain controls through such means as are deemed appropriate by the
Department of Housing and Development. Such controls will be
concerned with the functional considerations and will not relieve
developers of their responsibilities to comply with all ordinances and
governmental rules and regulations. The Department of Housing and
Development specifically reserves the right to review and approve the
developers’ detailed plans, final working drawings and specifications.
Page 8 of 8
The Division of Planning staff comments/recommendations on proposed applications
does not assure approval for development applications submitted for Board hearings.
Michelle M. Taylor, AICP, PP
Scott D. Taylor, AICP, PP, LLA, LEED AP
Steven F. Lennon, LLA, PP
Charles Morris, LLA
Corey S. Wilson, LLA
Holly M. Pasqua, Office Manager
Community Planning October 27, 2021
Landscape Architecture City of Trenton Planning Board
Department of Housing and Economic Development
Municipal Consulting
Division of Planning
Streetscape Design 319 East State Street, City Hall
Trenton, NJ 08608-1866
Economic Development
Parks and Recreation
Re: Applicant/ Owner: Aaron Johnson
236 North Clinton Avenue
Block 1602, Lot 30
City of Trenton, Mercer County, New Jersey
Preliminary and Final Site Plan and (c) variances
Planning Letter #1
TDG Project No. 2002-122.214P
Dear Board Members,
WBE•SBE
Woman Business
Enterprise Our office has received and reviewed the following submission items:
•
Small Business • Application, submitted by Dino Spadaccini, Esq. on August 17, 2021.
Enterprise
• New Building Site and Floor Plan, prepared by Lionel A. Scriven Architect LLC,
consisting of 2 sheets, dated May 7, 2021.
We offer the following comments:
A. Site, Surrounding Land Uses, and Proposal
1. The subject vacant property may be 2,225 SF to 2,500 SF in area and located
on the southeast side of North Clinton Avenue, east of its intersection with Perry
Street and south of Sheridan Avenue. The property is within the North Clinton
Redevelopment Area designated as Commercial/ Residential land use by the
Redevelopment Plan. The applicable permitted land use and building
requirements are consistent with Business B.
2. The neighborhood consists of a variety of land uses as follows:
a. A place of worship is located to the north. Further north across Sheridan
Avenue are mixed use structures.
b. Residential structures fronting on Sheridan Avenue are located to the east.
Taylor Design Group, Inc.
131 Hartford Road c. Mixed-use commercial and residential buildings are located to the south.
Mount Laurel, NJ 08054
d. The City of Trenton police headquarters and surface parking lot are located
across North Clinton Avenue to the west.
3. See aerial image of the site and surrounding area on the following page,
courtesy Google 2021 ©.
T. 856.810.3443
W. TDGplanning.com
TDG
4. The Applicant proposes to erect a two-story mixed-use structure on the site
containing: 1.) a first-floor restaurant containing approximately 1,350 SF with 48
seats and attached kitchen; and 2.) one (1) second floor, approximately 1,100 SF,
three-bedroom apartment. No site improvements are proposed.
B. Zoning and Bulk Variances
1. A property survey should be provided as the lot depth may be 90 feet, not 100 feet,
not including the 10 feet wide public sidewalk.
2. The front yard setback is required to be the average setback of the structures on
the block which appears to be 0 feet. The average front yard setback for the block
should be provided.
3. The floor area used to compute the lot coverage should be provided.
a. Based upon the plan the lot coverage at 68% is shown to be 1,700 SF/ 2,500
SF (lot area at 100’ x 25’)
b. If the lot area is reduced due to a 90 feet depth vs. a 100 feet depth, then the
lot coverage may be up to 73% consistent with 1,700 SF/2,225 SF (lot area at
90’ x 25’)
4. The BB Mixed-use structure Area and Bulk requirements apply to the subject site.
A variance is required to exceed the maximum lot coverage of 60%, where 68% or
73% is proposed. (See comment B#3)
5. The Zoning Requirements Table on the Plan is not correct and should be corrected
using the Appendix A, BB Zone, mixed-use structures standards as shown on the
last line of the table on 315 Attachment 1:3. The BB Mixed-use structures schedule
of area, yard, and bulk requirements is provided following page for the Board’s use,
to evaluate conformance as follows:
Page 2 of 4
TDG BB Zone Mixed Use Structures Required/Permitted Proposed
2,225 SF (E)/
Lot Area (Min.) 4,000 SF
2,500 (E)
Lot Width (Min.) 40’ 25’ (E)
Front Yard Setback (Min.) Avg or 20’ 0’
One 0’ One 0’
Side Yard Setback (Min.)
Both 0’ Both 0’
Rear Yard Setback (Min.) 25’ 25’
Lot Coverage (Max.) 60% 76% (V) / 68% (V)
Height (Max.) 4 stories/50’ 2 Stories/30’
Residential 500 SF per unit +-1,000 SF
Net Habitable FA (Min)
Commercial 800 per unit +-1,350 SF
(V) Variance Required (E) Existing Non-conforming Condition
C. General Comments
1. The Applicant should provide detailed testimony in support of the required “c”
variance pursuant to N.J.S.A. 40:55D-70c. Testimony should confirm that:
• the request relates to a specific piece of property,
• a purpose of Zoning put forth in the Municipal Land Use Law would be
advanced by a deviation from the requirements of the ordinance,
• the variance can be granted without substantial detriment to the public good,
• the benefits of the deviation would substantially outweigh any detriment, and
• the variance will not substantially impair the intent and purpose of the zone
plan and zoning ordinance.
2. Testimony should be provided regarding the following:
a. Available off-street parking for employees, customers, residents, and guests.
b. Street trees.
c. Landscape screening and buffers or fencing.
d. Site and building mounted lighting.
e. Trash and recycling storage and pick-up.
f. Accessibility.
3. A waiver is requested from providing grading plans. A grading plan, including the
location of concrete landings / stairs, and other proposed lot coverage should be
provided.
4. A waiver is requested from providing utilities information. The location(s) of
utilities, including roof-mounted or on-site, should be provided.
5. The plan does not show bicycle parking, though it is not required. We recommend
adding bicycle parking.
6. Details of the sign should be provided consistent with §315-206. Testimony should
be provided that the proposed sign conforms to the ordinance as follows:
a. Does not project more than 18 inches beyond the building face.
b. Does not equal more than 10% of the of the front wall area of the ground floor,
including window and door areas, or 50 SF, whichever is smaller.
c. That the sign is not closer than 8 feet to the ground level of the building and
has a vertical dimension of less than 2 ½ feet.
Page 3 of 4
TDG D. Lighting & Landscape Comments
1. A waiver was requested from providing the location, direction, power, and type of
outdoor lighting, including the hours of operation. No information has been
provided regarding any proposed rear yard lighting. A detail has been provided for
the façade / sign lighting, but fixture colors should be provided. If LED lighting is
proposed, then the correlated color temperature (CCT) should be 3000°-3500°
Kelvin for all building and site lighting, a warmer light that reduces cool blue lighting
impacts. Testimony should be provided confirming that the maximum apex angle
is less than 150°.
2. The applicant requires a waiver from providing street trees along the site frontage.
The street tree should be provided.
3. A waiver is requested from providing a proposed buffer and landscape plan. We
recommend that a landscape buffer be implemented along the rear and side yard
to buffer the place of worship and residential uses.
E. Architecture
1. The materials applied to the façade have been provided. Testimony should be
provided to the Board regarding the proposed colors.
2. If a basement is planned, then testimony should be provided, regarding the area
and the commercial or residential use of same.
3. We recommend venting of the first-floor commercial kitchen be provided to the roof
to reduce odor nuisance impacts upon the upper floor residential and nearby
residents.
4. A roof plan should be provided, and HVAC, utilities, and equipment should be
suitably screened from public streets.
If you have any questions or require additional information, please do not hesitate to
contact our office.
Respectfully submitted,
Taylor Design Group, Inc.
Scott D. Taylor, LLA, AICP, PP, LEED AP
Vice-President
EC: Jeffrey Wilkerson, PP, AICP, Supervising Planner
Michael Kolber, PP, AICP, Senior Planner
Stephani Register, Principal Planner
George McGill, Esq., Board Attorney
CME Associates, Board Engineer
Aaron Johnson, Owner/Applicant
Dino Spadaccini, Esq., Applicant’s Attorney
Lionel A Scriven, RA, Applicant’s Architect
Page 4 of 4
MEMORANDUM
To: Michael Kolber, AICP, PP
Senior Planner
City of Trenton
Trenton Division of Planning
From: Joseph A. Fishinger, Jr., PE, PP, PTOE
Director of Traffic Engineering
Bright View Engineering, LLC
Date: October 29, 2021
Re: Review of Final Major Site Plan
236 North Clinton Avenue
Proposed Restaurant and Residential Development
City of Trenton, Mercer County, NJ
BVE Project No.: 212475
Bright View Engineering has prepared this traffic memo and performed a review of the provided
Site Plans. The proposed project is located along 236 North Clinton Avenue, identified as Block
1602, Lot 32.01 in the City of Trenton, Mercer County, New Jersey. The project site is located
along North Clinton Avenue between Sheridan Avenue and Grant Avenue. This submission
represents the first review conducted by Bright View Engineering for the referenced project.
The following materials were examined:
• Zoning Data, Floor Plans for New Restaurant & Apartment, 236 North Clinton Avenue,
City of Trenton, Mercer County, New Jersey, prepared by Lionel A. Scriven Architect,
LLC, dated May 7, 2021; 2 sheets;
BACKGROUND
The project site is adjacent to a church and is church exempt and unoccupied. Currently, there are
no access points, only on-street parking. The Applicant is proposing to develop a two-story first-
floor restaurant and second-floor apartment. No access driveways are proposed.
651 West Mt. Pleasant Ave, Suite 100 P.O. Box 99
Livingston, New Jersey 07039 Roseland, NJ 07068
C: (732) 236-7557 T: (973) 228-0999 F: (201) 753-3904
BrightViewEngineering.com
Review Memo
236 North Clinton Avenue
Proposed Restaurant and Residential Development
Project No.: 212475
October 29, 2021
Page 2 of 3
TRAFFIC STUDY COMMENTS
1. We note that a traffic impact study was not provided for the proposed development. We
recommend that a traffic study be prepared to determine the impacts of the proposed
restaurant and residential development, as this is a new construction on a vacant lot.
We request that a traffic study be provided for this application. This study should
conform with the guidelines presented within the ITE Traffic Engineering Handbook.
SITE PLAN & CIRCULATION COMMENTS
1. Based upon the provided Site Plans, we observe that no parking spaces are proposed, and
access remains as on-street parking. Based on the City Code section §315-187 for Parking
Requirements for all districts except downtown parking districts and Business A District,
the restaurant requires 1 space for each 4 seats exceeding 40 seats, and the 3-bedroom
apartment requires 1.75 spaces. According to the Site Plans, forty-eight (48) seats are
proposed, therefore 2 parking spaces are required for the restaurant. In total, 4 parking
spaces are required for the proposed development.
Please provide testimony regarding parking capacity and where customers and
residents are expected to park.
2. Please provide testimony regarding accessible parking, sidewalks, walkways, and access
points throughout the site.
Please provide information to ensure the site is conducive to safe and efficient
pedestrian circulation.
3. Please ensure that the AutoTURN templates utilized are for vehicles anticipated to be on-
site, which may include:
a. WB-50 or largest wheel base vehicle expected;
b. Ambulance;
c. Refuse Truck; and
d. Fire Truck
Please provide information regarding the operation of deliveries and refuse pick-up
651 West Mt. Pleasant Ave, Suite 100 P.O. Box 99
Livingston, New Jersey 07039 Roseland, NJ 07068
C: (732) 236-7557 T: (973) 228-0999 F: (201) 753-3904
BrightViewEngineering.com
Review Memo
236 North Clinton Avenue
Proposed Restaurant and Residential Development
Project No.: 212475
October 29, 2021
Page 3 of 3
for the uses on site, as well as the site’s ability to process emergency vehicles. We
recommend that the Engineer contact the City’s Fire Official and ensure that the
largest wheelbase emergency vehicle is accounted for.
4. The appropriate design standards and permitting should be met for any roadway
construction along adjacent to the site, which may include but isn’t limited to:
a. County/Municipal Design Standards;
b. MUTCD Standards;
c. American Association of State Highway and Transportation Officials (AASHTO)
A Policy on Geometric Design of Highways and Streets;
d. IESNA Lighting Guidelines;
e. ADA and/or Proposed Accessibility Guidelines for Pedestrian Facilities in the
Public Right-of-Way (PROWAG); and
f. Motor Vehicle and Traffic Laws – Title 39.
5. Kindly provide a Lighting Plan Sheet with their Site Plans.
We request that the Applicant provide the following details for the Board’s review:
• A schedule of proposed luminaires and the light loss factor utilized;
• Separate calculation areas for pedestrian walkways and access points, drive
aisles/intersections, and parking areas;
• Statistics table(s) highlighting minimum, average and maximum light readings
as well as uniformity; and
• A luminaire location table indicating mounting heights and orientation.
We recommend that the Applicant utilize the City Code or a National Standard (such
as IESNA) as a guideline for their analysis.
Should you have any questions or require additional information please do not hesitate to contact
me at (908) 421-4674.
https://bvengr.sharepoint.com/sites/bvengr/proj/212475-trenton-236nclinton/7-reports-analysis/site-memo-10-29-21.docx
651 West Mt. Pleasant Ave, Suite 100 P.O. Box 99
Livingston, New Jersey 07039 Roseland, NJ 07068
C: (732) 236-7557 T: (973) 228-0999 F: (201) 753-3904
BrightViewEngineering.com
CITY Of TRENTON
DEPARTMENT OF WATER AND SEWER
MEMORANDUM
TO: Michael Kolber, Department of Housing and Economic Development
Division of Planning, Zoning Board
FROM: Scott D. Holmes, Supervising Engineer
DATE: October 26, 2021
RE: 21-P-236NC – Aaron Johnson – Restaurant & Apartment, 236 North Clinton
Avenue, Block 1602, Lot 30, Trenton, New Jersey
TWW Project #: T0118
Trenton Water Works (TWW) has reviewed the above referenced project. Upon review of the
documents submitted, we offer the following comments.
The final design of all water services with meters and fire lines with the required Backflow
Preventers including the type, size and models shall be submitted to TWW Engineering Office
for review and approval along with a completed water service application form. Any existing
water services that are not going to be reused shall be disconnected at the water main in the
street. Per TWW policy, one domestic water service and one fire line is allowed per lot. The
tapping locations and detail for the water services shall be shown on the drawings. The fire line
and domestic services installation shall be done per TWW's requirements after the job is
approved by TWW. A screen shot of the Water GIS and TWW Developer’s Packet are attached
for your information and use.
It is the responsibility of the design engineer of the project to determine if the proposed water
services will provide sufficient volume and pressure to meet the required fire protection and
domestic demands of the proposed project. The design of sprinkler systems and the plans for the
installation of the fire line and/or domestic services shall be sent to the TWW Engineering Office
for backflow preventer and meter installation review. The proper Backflow Preventer shall be
AWWA approved, shall be installed in horizontal position, and shall be shown on the drawing
with type, size, and model. It shall have a lead-free detector check meter. This shall be a Sensus
SR meter with an ECR register and touch pad device for outside reading. The design engineer
shall also verify with New Jersey Department of Environmental Protection for any needed BFP
permit. If a permit is necessary, the Owner/Developer shall submit a properly completed permit
application form to TWW. If fire flow test information is needed, the design engineer shall
perform the flow test using his/her own flow equipment in the presence of the TWW
representative. Contact TWW at 609-989-3212 to schedule the witness for the flow test. A letter
from the design engineer of the fire sprinkler system shall be provided to TWW that the system
has been designed in accordance with approved design drawing and prevailing standards. ln
addition, the letter shall state the hydraulic data of TWW’s water system used in the design
calculation with flow test data. A connection fee may be required prior to construction. Per
Trenton Ordinance, water system connection fees are assessed at a rate of $1,000 per Effective
Dwelling Unit (EDU). 1 EDU is equal to 300 gallons per day of projected flow as determined in
accordance with NJAC 7:14A-23.
It is also the responsibility of the Owner/Developer to verify with the City of Trenton,
Department of Public Works, Division of Streets that the street is not under a street opening
moratorium at the time of construction. The Owner/Developer can install the water service in the
street that is under moratorium. only after getting a moratorium waiver from the Division of
Streets.
If you have any questions, please contact me at 609-989-3672 or sholmes@trentonnj.org.
c: David Smith
2
Michael Kolber
From: Joseph McIntyre
Sent: Monday, October 11, 2021 8:24 AM
To: Michael Kolber
Cc: Peter Lupinacci; Augustin DeJesus
Subject: 236 North Clinton Ave
Good morning Michael.
I received the plan for 236 North Clinton Ave and see no reference to sanitary sewer service or drainage.
I will assume that existing facilities will be utilized and no further review from the Sewer Utility is necessary.
Joe.
Joseph McIntyre
General Superintendent
Trenton Sewer Utility
1502 Lamberton Road
Trenton, NJ 08611
(609) 989-3094
1
GARBAGE
AREA
KITCHEN
24'-0" X 19'-5"
5068
MASTER BDRM
16'-2" X 11'-4"
41168
3664FX
2868 2868 2868 2868 2868
B24R B24R
B18R
2015PT B18R
5068
BEDROOM
9'-9" X 11'-8"
2368
5068
5068
2868
DINING
19'-10" X 39'-11"
W2736 B27
B24R
2868 W2436R B24R
B24R
W2336R SB24R
B24R
W2436R B24R
B24R
W3918
B24R
4668 4168
2868
LIVING
24'-0" X 14'-2"
BEDROOM
9'-9" X 11'-6"
2868 3068
6664FX 6664FX 3056DH 3056DH 3056DH
TOP
VIEW CROSS
PERSPECTIVE SECTION
VIEW
JOINING
TWO
CONSTRUCTION ADJACENT
SPECIFICATIONS SILT
FENCE
SECTIONS
SILT
FENCE-1
“
”
“
”
Aerial Photo and Tax
Parcel Basemap
Block 1602, Lot 31
A Portion of the City of Trenton
Mercer County, NJ
Legend
Block 1602, Lot 31
µ
Map Scale = 1:600
or 1"= 50'
Feet
0 25 50 100
Map Prepared by:
James T. Kyle, PP/AICP
PO Box 236
Hopewell, NJ 08525
(609)529-8692
jkyle@kylemcmanus.com
Data Sources:
NJ Office of Information Technology, Office of Geographic
Information Systems, BING Maps
LIONEL A. SCRIVEN ARCHITECT
November 12, 2021
Re: 236 North Clinton Avenue
Trenton, New Jersey
This correspondence is regard to the above referenced subject and in response to a letter dated
October 27, 2021 by Taylor Design Group.
B. Zoning and Bulk Variances
1. The owner provided a survey and the lot depth is 100 feet
2. The front yard setback has been set at 0 feet. This must be confirmed with the zoning
officer. See sheet A-1
3. Floor area = 1600 S.F. & rear conc. Pad (garbage refuse area) 112 S.F. = 1712 S.F. total
lot coverage (2500 S.F. / 1712 S.F.) = 68 % See sheet A-1
4. For the BB Mixed use a variance is required. See sheet A-1
5. The zoning table has been revised. See sheet A-1
C. General Requirements
5. A bicycle rack has been included on site plan & detail. See sheet A-1
6. The proposed sign is 44 S.F. and meets all city requirements. See Sheet A-1
D. Lighting Requirements
1. Rear Lighting shall be dust to dawn provided by PSE&G, see sheet A-2
Lighting fixture color has been provided for front light fixture – this shall be black see
Sheet A-1. The front lighting technical data has been noted on the drawing.
E. Architecture
1. Colors shall be provided to the board / final drawings after discussion with the owner
2. No basement
3. The location of cooking hood vent is shown on plans. See sheet A-2
4. A (partial) Roof Plan has been shown illustrating Roof Top HVAC units as well as
Hood Vent location. See sheet A-2
Please contact our office if further information is required. Thank you for your cooperation
with this matter.
Sincerely,
Lionel A. Scriven, RA
45 Delaware Avenue, Lambertville, New Jersey 08530
609.947.4069
LionelAScrivenArchitect.com
Get email alerts for Trenton
A daily email when new agendas and minutes are posted.