Plannng Board

City of Trenton Planning Board Conference and Public Hearing Thursday, April 28, 2022 Via Microsoft Teams or phone: 609-436-9298 The Conference ID is 412 046 968# Members in Attendance: Dan Fatton, Chair Randy Baum Patricia Ni’ma-Mohammed Charles Romanow Anthony Santora Members Not in Attendance: John McBride, Vice Chair Jamie Carpenter Markus Green Jeff Halpern Joe Harrison Wanda Swiggett Staff in Attendance: Jeffrey Wilkerson, Supervising Planner Stephani Register, Principal Planner Tom Hall, (Substitute) Planning Board Attorney Cherry Oakley, Planning Board Secretary PUBLIC HEARING Current Planning Board Membership (as of 4/28/22) Class Term Ending Date Board Member I (Mayor’s Representative) Mayor’s Term Markus Green II (City Employee) 12/31/22 Anthony Santora III (City Council 12/31/22 Joe Harrison Representative) IV (City Resident) 12/31/22 Patricia Ni’ma- Mohammed IV (City Resident) 12/31/23 Randy Baum IV (City Resident) 12/31/25 Jeff Halpern IV (City Resident) 12/31/23 Dan Fatton IV (City Resident) 12/31/25 Jamie Carpenter IV (City Resident) 12/31/22 John McBride ALTERNATES IV (City Resident) 12/31/23 Wanda Swiggett IV (City Resident) 12/31/22 Charles Romanow 1 A quorum was verified and the meeting was called to order at 6:07pm by Mr. Fatton. Table the minutes from the 4/14/22 Public Hearing and revise them to reflect more detail of was said at the meeting specific to “…whether these plans can be used to fix the intersection” Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X X Randy Baum X X Patricia Ni’ma-Mohammed X Charles Romanow X Anthony Santora X case was called at 6:12pm Item #1 • 21-P-537SC: 537 South Clinton Avenue- TRENTON NJ Applicant/Owner seeks preliminary and final site plan approval, (c) bulk variance for minimum rear yard size, and lot consolidation to enlarge an existing, vacant building and convert to a restaurant. Construction will include a 410 square foot addition at the rear, a 500 square foot second story addition, and a 270 square foot loft space in the attic. The Site is located in the Business B Zoning District and in the Roebling Gateway Redevelopment Plan Area; Location 537 South Clinton Avenue; City Tax Map: Block(s) 15801, Lot(s) 7,8, & 9; Applicant: Jorge Chacon, 55 Endicott Road, Hamilton, NJ 08690. Mr. Jorge Chacon, Applicant, and Mr. Lionel Scriven, the Architect, were sworn in. Mr. Edward Hunter, the Applicant’s attorney facilitated Mr. Chacon introducing the project and what was proposed to be developed on the property. Mr. Scriven described the property and what is planned for the spaces on the drawings. Referencing drawing A-2 he noted that the façades will be redone. He described the ramping accessibility to the property and the inserting of a secondary egress. The rear façade will be stucco. In terms of removal, inside of the building there is an intention to make the inside all level one on the first floor. There won’t be much removed except the rear wall and the roof will be raised to make space for the new dormers. The plans call for an addition to the existing structure. There is a concern that if someone is parked in spots 8 and 9 the vehicle(s) could not maneuver without backing up into the street. Testimony from the Engineer that can speak to the circulation plan is needed to address this concern. 2  Table this matter until later in the meeting or until another date for when the Engineer is able to be present to testify Member Aye Nay Ab-sain Motioned Seconded Dan Fatton, Chair X X Randy Baum X X Patricia Ni’ma-Mohammed X Charles Romanow X Anthony Santora X case was called at 6:30pm Item #2 21-P-200HA- 200 Hamilton Avenue – TRENTON, NJ Applicant is seeking a Preliminary and Final Site Plan to construct a 30-unit residential apartment structure with a community room and twenty-four (24) parking space with bicycle storage. Requested variance waivers are as follows; minimum lot coverage at 91%: open space at a minimum and whereas 44 parking spaces are required, 24 are being proposed. Site is in the Business (BB) Zone District; Redevelopment Areas(s) Roebling Gateway; Location Address(es); 200 Hamilton Avenue, City of Trenton, ZIP CODE 08609; City Tax Map(s) Block(s) 13703, Lot(s) 18, 18.01, 19, 20, 21 and 22; Applicant, DRM Trenton LP c/o Trenton Makes Inc., 439 South Board Street, Trenton NJ 08611 Mr. Dwaine Williamson, attorney for the Applicant, introduced himself and the application including the variances being sought. He described the variety of parking spaces planned that will accommodate not only cars but other vehicles such as motorbikes/motorcyles. He also noted a variance will be needed because the driveway is less than 100 ft. from a curb line and is closer than 10ft from the rear property line. Mr. Roland Pott , Mr. Stephen Doyle, Mr. Mark Cifelli, Mr. Brian Proska, and Mr. Michael Sullivan were all sworn in. Mr. Roland Pott, Broker of Record in Real Estate, President of Trenton Makes, and an investor in this project introduced the project and described it as at the beginning of the gateway to the City and located within walking distance train station. It will have EV charging stations and bicycle storage. This project has previous versions that have been reviewed by this Board in 2011 and 2019 but lack of funding caused those approved plans not to go forward. He noted that the original plans have been improved and will rebuild the walkability in this area, improve the streetscape, and provide quality housing at a fair price. These apartments will be marketed to residents who want to remain engaged with the City. Mr. Potts described the current conditions in the area. 3 Mr. Stephen Doyle, the Design Architect and Architect of Record, presented his credentials and was accepted as an expert in Architecture before this Board. He described the site and what surrounds it. Referencing Exhibit A-1 the Clarke Caton & Hintz Floor Plans dated 11-18-2021. A-2 color photo of the existing and proposed conditions. Mr. Doyle described the orientation of the building as running along South Clinton Ave and Hamilton Avenue. He noted that they are interlocking 2 story units of 4 apartments with exterior entrances that are not shared. When people are leaving their units they go directly onto the street instead of into a parking area. He described the community space. He noted that the building services will be anchored in the community area. He described the corner details and the use of natural light in some units. He described the varying units that have different emphasized features and the flexibilities that each will hold such as accommodating multiple ways to arrange the furniture, maximizing of the natural light, and balconies suspended over walkways. Referencing Exhibit A-4 architectural compatibility for South Clinton and A-5 Hamilton Avenue Architectural Compatibility, he detailed the planned Elevations, he described how the materials used for the facades will be a compliment to the historical buildings that are there. The materials are traditional but used in a crisp and modern way. He showed how the plantings, the tree wells, and the stoops will be integrated into the urban streetscape. Referencing the Exhibit A-3 the Sight Line he showed that the condensing units will not be visible, even if they are moved closer to the building’s edge, without having to put up a separate mechanical screen. Mr. Mark Cifelli, Civil Engineer out of Wall Township, presented his credentials and he was accepted as an expert before this board in the area of Civil Engineering. Referencing Exhibit A-2 Existing Conditions Aerial photography dated 4-21-22 he described the lots sought to be consolidated. He noted that they are not within a DEP regulated area. There is a business environmental risk. There was a pile of concrete mixed with the soil that was recommended to be removed. Geophysical surveys were done and no buried demolition debris or underground tanks were discovered. The surveys were done because of previous business activity on the site. Mr. Cifellis described the project drawn onto Exhibit A-7 Site Rendering of the Proposed Improvements dated 4-21-22. He highlighted the ADA compliant entrances, the utilities room, and a bike storage room that also includes a repair station. He showed the bike rack locations. There are 27 vehicles spaces on the property that will be accessed from Pearl Street. A design waiver is needed as the driveway is located 75 feet from the intersection while is less than the 100 ft required. The building was pushed away from the intersection as far as it could be to create the 75 feet distance. A variance is required for a reduction of the required parking. The NJ law does require that 5% of the spaces have EV charging stations, so for this project that would be 3 stations. An additional 4 spaces must be constructed with in5 years of the initial project. A raised community garden is planned for the property and the residents and property management will maintain them. Lot coverage variance is required. The Redevelopment Plan allows 60% but because of the unit size 91% had to be used. The Community Room does count towards the Open Space requirement, there is still not enough space available to provide the total required Open Space, thus a variance is needed. All of the spaces of this project are within 10 ft of the adjacent property because of the size of the property, thus a 4 variance is required. Although this property is disturbing less than an acre, there is a stormwater management plan designed to help meet the DEP regulations. There is paving planned through this site plan. A stone storage bed below the surface is also proposed. He described how the 2-year, 10-year, and 100-year storm event would be managed by the stormwater management plan for this project. The soil is hard compact so it does not provide much recharge and the urban type soil doesn’t provide much drainage so they are providing underdrains so that the porous paving does not have standing water. The Applicant has been in contact with Trenton Water Works, who is in agreement with the direction this Applicant plans to send the flow of water and their plans to manage water run-off. Mr. Cifelli reviewed the landscape plan, the type of trees planned and why those were chosen. He also reviewed the lighting plan and the major changes from the 2011 approved plans. He noted that a Soil Erosion Plan is needed as well as approval from Mercer County Planning as a condition of approval. He noted that the historic aerials show similar impervious coverage to what is proposed. With the porous paving this project actually improves the coverage as it will reduce the flooding in the area. Exhibits used: Exhibit A-8 Mercer County Approval on the website dated 2-10-22. This application has gone before the Landmarks Commission in February and it received approval then. Mr. Brian Proska, of Traffic, Planning, and Design, presented his credentials and was accepted as an expert in the area of traffic engineering before this Board. He described the site and the surrounding properties and their current uses. He described the transportation options in the area of the project. He noted that they have consulted with the Board’s professionals which resulted in the collection of additional traffic data to measure the consistency with what was in the prior study and they found that it continued to be consistent. He described the parking plan and what it can accommodate. The parking plan will be sufficient for the project as it will be accommodating of multiple modes of transportation for who will be living there. Adequate sight lines are provided for vehicles entering and exiting the site. Based on the previous study and the addendum the traffic patterns and circulation meet all current regulations. Exhibit A-9 is the Traffic Study. Mr. Michael Sullivan presented his credentials as a licensed planner and landscape architect and was accepted as an expert. He noted that this project is a conforming use. He explained the rationale for the variances and design exceptions sought tonight and why they are of benefit, specifically explaining the conditions under which C-2 variances might be granted by the Board. He noted that without the granting of these variances the building cannot be built in the way it is planned. Mr. Sullivan read into the record the specific criteria from the ordinances that the project uses: • purpose a- promoting the public welfare; • purpose c- Promoting the public health; 5  • purpose e- promote the increase in population density commensurate with the neighborhood; • purpose i-promote a desirable civic design purpose; • purpose j – promote open space, energy resources, and prevent urban sprawl; Mr. Sullivan, referencing Exhibit A-10 Proximity to Transit, described how this project meets the criteria to have reduced parking based on the ITE. Mr. Sullivan, referencing Exhibit A-11 Proximity to Open Space, he showed how within a 5 minute walk and a 3-minute bike ride all of the Open Space already available in the area that can serve the public good that the ordinance is trying to support. He also described how a driveway is unable to be put on the lot and how it is not a detriment to the public given the surrounding area and the movement in the area. The parking spaces could be numbered but the Applicant does not plan to assign the spaces at this time. There are not street trees planned for Hamilton because of the overhead wires. The Board asked if the Applicant was willing to donate to the Open Space fund since they are not compliant with the Open Space requirement. The Board indicated that there are 2 types of trees that Public Service does support being planted underneath their lines. There are trees on the rendering of the project on Hamilton. The Board asks that the Public Service approved type trees be added to the project and also to explore adding a tree to the parking area. The porous paving will be required to be maintained by the owner and will be included in the deed. The oil separators are not currently approvable so they will not be used. The Board noted that if the planters are done at street level they are not likely to survive unless they are curbed and fenced. The rental fees for the apartments are planned to be offered for below the current rates that are already prevalent for that area. The community room might be used by those residents of the building. During leasing-up period it will be set up to show potential renters what the project offers. Afterwards it could be workspace space and have other amenities. Each unit will have dedicated trash space in the rear of the building and each resident will be responsible for taking the trash out for curbside pick-up twice a week. Entries for gates underneath the building will be keyed. There is no gate to enter the parking lot. The gates will swing out onto the sidewalk so someone will always be able to get out but they would need a key to get in. The sidewalks are narrowest at the area right in front of the building and is not currently wide enough to be accommodating to allow wheelchairs to comfortably pass each other. 6 The trees planted on Pearl and Hamilton will be rearranged to expand the currently smallest pinchpoint that opens up to a busy intersection on Hamilton Avenue. The street trees should be native instead of gingko trees. The Planning Staff can provide a list of recommended trees to use. The applicant agreed to work with the Staff to determine which trees will be planted. The Board noted that more light on the street is preferred, even in considering the energy consumption. The EV stations are located where they are in order to avoid having the wire running across the sidewalk. The privacy fencing will be made of cedar board-on-board. Specific to Open Space, 3600sf required and 2880sf provided and 11.8 units are not accounted for in the Open Space provided. The Open Space calculation requires $500 per unit which would be approximately $5,916.00 contribution to the Open Space Fund for not meeting the Open Space requirements. The applicant asked if there was credit for 300sf of permanent bike storage but Mr. McGill indicated that the Board is unable to provide ‘credits’ because there is nothing in the ordinance that would allow for such an action. The Board’s professional Michelle Taylor indicated that there is a way to change the size of the tree pits that would allow there to be an increase in the soil volume and this is preferred. Mr. Doyle indicated that because of the type of funding for the project there is no mandate for fully accessible units or adapted units. Ms. Taylor also indicated that seeing how the lighting for under the building will be more fully explored and how the garden will have water accessible to it is needed. She noted that the cedar-fence appears incongruent to the building. Mr. Doyle noted that the fencing does not touch the building, rather it is adjacent to other houses in the area that have cedar fencing. A maintenance easement will be provided. Ms. Stephani Register, Planner with the City, was sworn in and asked about the status of Snyder Alley. The Applicant indicated that Synder Alley is lot, 18.01 and that lot will be consolidated with the other lots. Mr. Fatton asked if there was anyone from the Public who wanted to comment on this project. Ms. Caitlin Fair, a Trenton Resident, was sworn in and expressed that she lives in the area and loves this project and will be very happy to have this project in her neighborhood. She did indicate that the parking study done with the US Census data is not accurate as residents in the area were not responsive to the Census and parking is a huge issue for this area. She noted that there are a lot of Boarding Homes in this area and these single- family row homes have been converted into a multi-family apartment building. She described the parking shortage in this area and expressed her concern for the requested 7 parking variance for this project. She noted that this area is not a bike friendly area so the reliance on residents who will be cycling places is also a concern. There is also another high-density project moving forward in this area which is also going to stress the availability of parking in this area. Ms. Ashley Dugas, a Trenton Resident, was sworn in and expressed her concern about the parking. She noted that the existing parking area is not currently maintained. She stated that she uses the bus in this area and cycles; however, those options are not easily used. She noted that the undocumented population in this area are drivers and the stress on the current parking with the addition of this project would create an even more unsafe parking situation and exacerbate the parking concerns already in the area. The Applicant responded that they could have gone with a more commercial scheme for this area that would have created more surface parking at the back of the building, but that would have been inconsistent with what the City Staff were seeking in this area. Reducing the apartment size and providing a less amenable living space was what was trying to be avoided with this project. The proposal is attempting to be forward looking and that there can be work done with the interested parties in the area to try to find a good solution to the parking. Mr. Sullivan noted that the LDO and the Trenton250 actually move away from a car culture and towards a more affordable and sustainable transportation scheme for Trenton and other communities. Thus a continual reduction in the parking requirements supports this, which would make this project consistent with that direction. Mr. Doyle indicated that if the Applicant were to insert the required parking it would require there to be a void from Pearl Street to Hamilton Avenue, which “…architecturally would be a shame”. The Board suggested that the Applicant work with the City’s Parking Authority and the City Staff after 6-months to address what could be a problem if one arises. Mr. Kolber indicated that a bike plan for the City will be created next year and that might help the cycling concerns in this area. Mr. Fatton asked if there was anyone else from the Public who wanted to comment on this project. With no answer from the gallery the following vote was set forth: Preliminary and Final Site Plan and 2 design waivers, the consolidation of the lots Conditions of approval: • 75 ft setback • Expand the width of the sidewalk for accessibility • Donate to the Open Space Fund as per ordinance • Amend plan for ornamental and existing lights • Add street trees • Add tree to the SW corner of the parking lot • Comply with the operational manual and file requirements in dee • Assure the sidewalks are in compliance with the ADA on South Clinton • Work with the city to provide native trees • The size of the tree pits will be changed to 3.5x8 in size. ree pits will be changed to • Use of pea gravel • Provide builing lighting plan 8  • Lots will be consolidated • Parking will be reviewed after 6-months of occupancy to eliminate parking issues • Design consideration for planting beds along the foundation line by doing things such as curbed, elevated, and fenced on Hamilton Ave and Clinton Avenue Member Aye Nay Ab-sain Motioned Seconded Dan Fatton, Chair X X Randy Baum X X Patricia Ni’ma-Mohammed X Charles Romanow X Anthony Santora X Item #3 Courtesy Review: East Trenton Library, 701 North Clinton Avenue – TRENTON, NJ The East Trenton Library Community Center project consists of the interior/exterior restoration/renovation of the former East Trenton Public Library. The exterior envelope restoration will include the installation of a new asphalt shingle roof, repairs to the existing Yankee gutters, repairs to exterior facades including painting, new wood windows to match the 1930's renovation, the addition of an ADA accessible ramp and a small addition at the rear corner of the building to house a LULA elevator. The elevator is being installed in order to make the second floor accessible. The interior restoration/renovation will consist of new mechanical systems, repairs to existing plaster walls, and reconfiguration of an existing office spaces to provide new accessible bathrooms. Finishes will be repaired or replaced to match 1930's renovation of library. Mr. Hanrahan was sworn in and introduced the project and relayed the approvals for this project already secured. Ms. Caitlin Fair, Program Director for the East Trenton Collaborative, acknowledged that she is still under oath. She noted that there was a grant secured from the NJ Historic Trust to do this project. A Limited Use Limited Access (LULA) elevator is planned and Mr. Hanrahan described why it is needed and how the building will be used as a multi-function building. Referencing Exhibit A-1 a photo of the rear of the building he described the building’s history and how it came to be the library that it is today. Referencing Exhibit A-2 Zoning Data chart he described the dimensions of the site and how the construction of the ramp will make the site 0 ft out to the sidewalk instead of the current 9 ft without the ramping. Exhibit A-3 Proposed First Floor he described the layout of the proposed building and the proposed room usage. The rooms on the first floor will not change in their shape or configuration but bathrooms will be added. The existing building systems and utilities will be demolished and upgraded. There will be additional power receptacles added to the building as well. Mr. Hanrahan described the planned changes for the second floor using Exhibit A-4 Proposed Second Floor. Using Exhibit A-5 Proposed Basement he described what will be 9 stored there, who will use it, and how people will move around the space. The exterior of the building with ramping was detailed using Exhibit A-6 and Transition of Community Center Interpretation of the façade and the planned color chart for the building. Exhibit A-7 & A-8 North and South Elevation were shared. Ms. Fair indicated that security mesh will be installed in the windows as per the City’s recommendation. This is what is used for other City recreational buildings and was the only recommendation for security by the City. The building will continue to be owned by the City, this group will only manage the building and occupy through a lease agreement. Mr. Hanrahan detailed Exhibit A-9 a drawing of the walls and ramping of the proposed community center developed in consultation with the Landmarks Commission dated April 28, 2022. There is a cast iron sign pole that is attached to the fence, thus a sign will be installed on the existing sign pole. Any additional signage will be left to the City’s determination. Mr. Fatton asked if there was anyone from the Public who wanted to comment on this project. With no answer from the gallery the following vote was set forth: Provide a letter of support for the proposed project addressed to NJ Community Capital 108 Church St. New Brunswick, NJ Member Aye Nay Ab-sain Motioned Seconded Dan Fatton, Chair X X Randy Baum X X Patricia Ni’ma-Mohammed X Charles Romanow X Anthony Santora X Carry the matter 21-P-537SC: 537 South Clinton Avenue- TRENTON NJ until May 26, 2002 at 6pm on this platform Member Aye Nay Ab-sain Motioned Seconded Dan Fatton, Chair X X Randy Baum X Patricia Ni’ma-Mohammed X X Charles Romanow X Anthony Santora X Meeting Adjourned at 9:52pm Cherry Oakley, Planning Board Secretary 10