Plannng Board

City of Trenton Planning Board Conference and Public Hearing Thursday, May 26, 2022 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 Jamie Carpenter Joe Harrison Patricia Ni’ma-Mohammed Anthony Santora Charles Romanow Members Not in Attendance: Randy Baum Markus Green Jeff Halpern Wanda Swiggett Staff in Attendance: Jeffrey Wilkerson, Supervising Planner Stephani Register, Principal Planner George McGill, Planning Board Attorney Cherry Oakley, Planning Board Secretary PUBLIC HEARING Current Planning Board Membership (as of 5/26/22) 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 A quorum was verified and the meeting was called to order at 6:12pm by Mr. Fatton. 1 Resolution 418 Hudson St. – all yes McBride/Santora Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X John McBride, Vice Chair X X Jamie Carpenter X Joe Harrison X Patricia Ni’ma-Mohammed X Anthony Santora X X Charles Romanow X Mr. Kolber made the announced that there will be presentation on June 9th to add an element, Choice Neighborhoods Plan, to the Trenton250 Master Plan. Additionally, there is a potential matter, the City’s Resilience Plan, is planned to be presented for June 23rd for Public Comment. All are encouraged to attend. Item #1 21-P-1002H: 1002 Hamilton Avenue – TRENTON NJ The Applicant seeks preliminary and final site plan and bulk variance approvals in connection with the comer property having frontage on Hamilton Avenue, Ardmore Avenue, and Cunningham Alley, commonly known as 1002 Hamilton Avenue. The Applicant is proposing to build a two-story mixed-use building consisting of two open space commercial units on the ground floor with three apartments on the second floor, as well as associated improvements including parking (5 spaces), landscaping, etc. The two commercial units will consist of one 1,478 SF unit and one 1,325 SF unit. The three residential units will consist of a one-bedroom 745 SF unit, a two-bedroom 780 SF unit, and a two-bedroom 850 SQ unit. The site is located in a Business B zoning district, Location is 1002 Hamilton Avenue; City Tax Map: Block(s) 29410, Lot(s) 7; Applicant: A & X Creative Solutions, LLC Carry 21-P-1002H Hamilton Avenue to the 2nd hearing on June 23, 2022 at 6pm on this platform without further notice required. Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X X John McBride, Vice Chair X Jamie Carpenter X Joe Harrison X X Patricia Ni’ma-Mohammed X Anthony Santora X Charles Romanow Case called at 6:23pm 2  Item #2 22-P-238EH: 238 East Hanover Street – TRENTON NJ Applicant/Owner seeks preliminary and final major site plan approval and (c) bulk variances to convert a building with vacant residential apartments over commercial space into four apartment units. The front façade of the structure will be renovated while a 1-story frame and brick side addition will be demolished and returned to a natural state. The building will include 1 three-bedroom apartment, 1 two-bedroom apartment, and 2 one- bedroom apartments. The (c) variance applied for is for minimum net habitable floor area (650 SF required, 425SF required for two of the units). The site is located in the Mixed-Use zoning district, the Canal Banks redevelopment area, and the Hanover/Academy historic district. Location is 238 East Hanover Street; City Tax Map: Block(s) 604, Lot(s) 6; Applicant: Isles, Inc. Mr. Brian Gerry introduced the project and the overview of the planned changes. Mr. Brian Viehland was sworn in and presented his credentials. He was accepted as an expert before this Board as an Architect. He noted that he reviewed the existing conditions of the property and building and provided testimony as to its current state. He noted what will be demolished in order to devote the entire building for residential use. He described the layout of each unit and the locations of the entries. He described the improvements that will be made to the façade including the color scheme, window replacements, and the type of roofing that will be consistent with the Landmarks standards. He described the fire safety improvements that will be made. He noted that the low Boxwood shrubs that will be planted are ones that have been bred to not have an odor and they will be set in 3ft from the edge of the property. For security 6ft. high fencing will be set in place at the back of the property. The Applicant will be approaching Landmarks about being allowed to create wrought iron planting beds. Mr. Viehland described the building code that is required for living space and how this project provides for 2x what is required for not only the State building codes but also Trenton’s housing code. However, Trenton’s Zoning code calls for more than the Housing and State building codes. He testified that the size of the two undersized units in this project do not negatively impact on the public good in the City of Trenton. It will make the units more affordable and offer more than a studio apartment. He noted that it is difficult to tell how many units were there previously because drywall is missing and some spaces were being used illegally as bedrooms but their estimation is that the units were around 700sf. Regarding natural lighting he noted that there are windows that are present now that are illegally installed so they will need to be closed off unless a variance is granted to allow additional windows. Thus the amount of natural light that will be accessed will be reduced. He described the change in parking that will occur, creating one on-street parking space that was not there before. They do not anticipate every tenant to have a vehicle. Parking will be on Hanover where the meters were removed because of the change in the ratio of businesses to residences in the area. 3 Mr. Michael Kolber, Senior Planner for the City of Trenton, was sworn in and testified that nationally the housing movement is towards smaller homes, but avoiding subdividing existing homes into tiny unlivable spaces. This project makes habitable homes consistent with the national trends. The impervious coverage is dropping from 75% to 60% which will help with drainage. Mr. Fatton asked if there was anyone present who wanted to speak for or against this project. With no answer from the gallery the following vote was set forth: Approve 22-P-238EH: 238 East Hanover Street Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X John McBride, Vice Chair X Jamie Carpenter X Joe Harrison X Patricia Ni’ma-Mohammed X X Anthony Santora X X Charles Romanow X Item #4 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. This matter will need to be carried as there have not been any new engineering plans submitted because of health concerns of the engineer Carry 21-P-537SC: 537 South Clinton Avenue to June 9, 2022 at 6pm on this platform Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X John McBride, Vice Chair X Jamie Carpenter X Joe Harrison X Patricia Ni’ma-Mohammed X X Anthony Santora X X Charles Romanow X Case called 7:13pm 4  Item #3 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, parking variance 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. Spadacini introduced the project and the applicant Aaron Johnson. He noted that this project was initially reviewed in 2021. He noted that the lack of seating indicated in the take out area are inaccurate for Zoning purpose but correct for construction purposes. The hours and capacity remain the same as the previous application. There has been some lighting removed from the front and the location of the utilities have been discussed and the engineers are working towards a solution for that. Mr. Eric Goldberg, attorney for a church in opposition to this application, voiced that this establishment by virtue of the amount of take-out it plans to sell this establishment would not meet the definition of a restaurant. Mr. McGill indicated that the presence of a restaurant in the area does not preclude other restaurants from operating. He noted this use is allowable and Mr. Kolber confirmed this. Mr. Aaron Johnson; Planner; Mr. James Kyle, Planner of Hopewell, NJ; Mr. Joseph Mester. Engineer; and Mr. Lionel Scriven, Architect were all sworn in and all were accepted as experts in their fields before this Board. Mr. Mester described the efforts to manage and reroute the water run-off so water would not run onto the adjacent properties while also allowing for an emergency overflow in case of an unusual storm. There is no natural way to get the stormwater from the back to the front of the property. A perforated pipe with a trench drain with the bottom of it open so there will be some infiltration into the ground is planned. A pert test will need to be done to see if enough water will drain into the ground. If there is not enough to drain away then a pipe will need to be installed to cross the street to direct the water away. Mr. Drew Pavlick, the Board’s professional, was sworn in and testified to his comments provided from his review. Mr. Goldberg asked if there was any parking for the project. He also noted that if the street trees are inserted the sidewalk will need to have a curb cut installed, the Applicant indicated he is willing to provide landscaping they just need to work with the Board’s professionals on what should be done. There is not lighting planned for this project as there is ample lighting in the area. There is not room in the front for a bicycle rack but if it is requested then one could be installed in the rear of the building. Mr. Scrivens noted that the customer area for takeout is 343sf and calculated to accommodate the number of people the code allows and not more. He noted that the second floor will have a hot water system for baseboard heating. He described that any rooftop units will be shielded. The signage will be reduced and the front façade will be made out of a common brick and the color will be out of the Sherman Williams historic color palette. 5 Mr. Kyle reviewed the purpose of the North Clinton Redevelopment Plan as highlighted in the plan. He noted that the lot is not large enough to support a drive aisle and an adequate size parking space. Additionally, they do not have access to the property in the rear of the building so they are not providing any parking. On-street parking is available. He also described parking conditions in the City and what has been acceptable in terms of access to parking. The trash will be located at the rear of the property. Mr. McGill indicated that the Applicant can stipulate that the owner will not apply for a liquor license but the Board would not have the ability to place such a restriction on the approval. Mr. Kolber read from the Redevelopment Plan for this area and noted how the reading noted that this application is supported, encouraged, and allowable in this area. He also indicated that the parking, as per the Department of Community Affairs, standard is a maximum standard not a minimum standard and he read a memo that supports this assertion. Mr. Goldberg in his closing statement indicated that this establishment is attempting to be a restaurant but does not quite meet the definition and that the Application should be denied. He indicated that his client would like to see that applying for an alcohol license be prohibited. Mr. Fatton asked if there was anyone from the Public who wanted to speak for or against this project. With no answer from the gallery the following vote was set forth: Approve 21-P-236NC: North Clinton Avenue Member Aye Nay Ab-stain Motioned Seconded Dan Fatton, Chair X John McBride, Vice Chair X Joe Harrison X X Anthony Santora X Charles Romanow X X Hearing adjourned 8:15pm Respectfully submitted Cherry Oakley, Planning Board Secretary 6