Bordentown City Planning/Zoning Board

CITY OF BORDENTOWN REGULAR MONTHLY PLANNING BOARD MEETING NOVEMBER 3, 2025 The City of Bordentown Planning Board held their regular monthly meeting on Monday, November 3, 2025, at the Carslake Community Center, 207 Crosswicks Street, Bordentown City, New Jersey. Chairwomen Haney called the meeting to order at 7:00 PM starting with the pledge of allegiance. Chairwomen Haney read the Open Public Meeting Act, and the Secretary was directed that it be entered into the minutes that the meeting was being held in compliance. The following Board members were in attendance, Mayor Sciortino, Ms. Robinson, Ms. Haney, Mr. Advani, and Mr. Braz. Absent Board members , Mr. Antozzeski, Mr. Kennedy, Mr. Edwards, and Ms. Murphy. Board Professionals present were Sara Werner, Esq., Prime Tuvel & Miceli, Charles Latini, PP, L & G Planning, and William Long, PE, Alaimo Engineering. Mr. Advani motioned to approve the minutes from the October 6, 2025, Planning Board Meeting, seconded by Ms. Robinson, and abstained by Mayor Sciortino and Mr. Braz. All eligible board members were in favor; the motion was carried. Chairwomen Haney called the next item on the agenda, Adopt Resolution 2025-15 / PBA 2025-07, 9 Prince Street, Bulk Variance. Mr. Advani motioned to adopt the Resolution, seconded by Ms. Haney. ROLL CALL IN FAVOR: Ms. Robinson - Yes Ms. Haney - Yes Mr. Advani - Yes OPPOSSED: None ABSTAINED: Mayor Sciortino Mr. Braz Chairwomen Haney then called the next item on the agenda, PBA 2025-08. Leaping Dog Art Studios LLC, Block 1007 Lot 22, Change of Use, Site Plan Waiver, and Bulk Variance. The attorney for the Applicant, Mr. Dan Yosipovitch, provided an overview of the property and application. Mr. Yosipovitch indicated that the property, at 1 ½ Crosswicks St, Block 1007, Lot 22, is in the Local Commercial Zone, and that the proposed art studio is a permitted use. Additionally, he stated that no site work is proposed, and the Applicant is requesting a variance from the applicable parking requirements. Jennifer Szeto, Applicant and owner of Leaping Dog Art Studios, was sworn in and testified to the operations of the proposed art studio. She stated that the first Leaping Dog art studio location opened in 2014 and offers classes to adults and children. The art studio is open 7 days a week, from 10:00 AM through 9:00 PM. However, when there are no classes or parties/events occurring, the art studio is closed. She also indicated she wants to create a small retail space at the proposed studio, which would be open during normal business hours. Additionally, she stated there will be approximately 8 employees, of which 6 live in Bordentown and walk to work. The applicant also indicated that many of their clients are local and walk to the studio or are dropped off, so there isn’t a large demand for parking. Additionally, she stated her other art studio is a block away and has parking available. Ms. Szeto stated that there will be a sign installed and it will comply with the city code. The Planning Board Engineer, William Long, reviewed their letter from October 23, 2025, and confirmed that the applicant addressed all his comments. He noted that the parking variance was justified based on the Applicant’s testimony. The Planning Board Planner, Charles Latini, agreed with Mr. Long’s comments. Chairwomen Haney then opened the meeting to the public for comments on the application. CJ Mugavero, of 91 E Burlington St, commented that their will be a 15-minute parking space in front of the property available for drop-offs. Kate Napolitano, of 7 West St, stated that she has granddaughters and other people she knows that have attended classes at Leaping Dog Art Studio. Additionally, she stated any art program is an asset to any neighborhood and she strongly supports the art studio. John Brodowski, of 107 Mary St, stated that Leaping Dog Art Studio has proven to be a valuable asset to downtown Bordentown and the art studio brings energy to the city. He also commented that parking downtown has always been an issue and it shouldn’t negatively impact the application. Mr. Advani motioned to approve the PBA 2025-08. Leaping Dog Art Studios LLC, Block 1007 Lot 22, Change of Use, Site Plan Waiver, and Bulk Variance, seconded by Mr. Braz. ROLL CALL IN FAVOR: Mayor Sciortino - Yes Ms. Robinson - Yes Ms. Haney - Yes Mr. Advani - Yes Mr. Braz - Yes OPPOSSED: None ABSTAINED: None Chairwomen Haney Called the following item on the agenda, Adopt Resolution 2025-16, Recommending the Bordentown City Board of Commissioners review and reform various chapters of the Bordentown City Code relating to land use matters. Planning Board Attorney, Sara Werner, Esq, provided an overview of Resolution 2025-16. She stated that multiple members of the Board have mention that the City’s zoning ordinances are out of date and do not align with the recommendation of the Master Plan. Ms. Werner stated the resolution and review letter asks the Commissioners to conduct a review of bulk regulations for residential zones, modernizing the permitted uses in various zoning districts, and refining the application process for land use approval. Mr. Advani motioned to adopt Resolution 2025-16, Recommending the Bordentown City Board of Commissioners review and reform various chapters of the Bordentown City Code relating to land use matters, seconded by Mayor Sciortino. ROLL CALL IN FAVOR: Mayor Sciortino - Yes Ms. Robinson - Yes Ms. Haney - Yes Mr. Advani - Yes Mr. Braz - Yes OPPOSSED: None ABSTAINED: None Chairwomen Haney then called the next item on the agenda, Parks, Open Space, and Historic Places Discussion. Mr. Latini provided an overview of their draft recommendations. Recommendations included an evaluation of the City’s park system through the lens of preservations, amenities, innovations, nature, and entertainment. Mr. Latini addressed the recommendations from the 2021 Master Plan, as well as the specific goals for the 2025 Parks, Open Space, and Historic Places plan. Chairwomen Haney opened the meeting to the public for any comments. There being no further business to come before the Board, Mayor Sciortino motioned to adjourn, seconded by Mr. Braz, all were in favor, the meeting was then adjourned at 7:46 PM. Respectfully submitted, Jennifer M. Smith Jennifer M. Smith Planning Board Secretary