Plannng Board

City of Trenton Planning Board Public Hearing Thursday, June 26, 2025 City Hall Members in Attendance: Charles Romanow, Chair Randy Baum, Vice Chair Caty Dominguez Markus Green Anthony Santora Members Not in Attendance: Jonathan Conner Jeff Halpern Joseph Harrison Diana Walker Staff in Attendance: Massiel Ferrara, Supervising Planner Andrei Alexeev, Principal Planner Michael Herbert, Planning Board Attorney Cherry Oakley, Planning Board Secretary PUBLIC HEARING The meeting was called to order at 7:10 PM by Mr. Romanow. The Open Public Meetings Act was announced and a quorum was verified. Approve meeting minutes of June 12, 2025 Member Aye Nay Ab-stain Motioned Seconded Charles Romanow X Randy Baum X X Caty Dominguez X X Markus Green X Anthony Santora X 1 Memorialize the following Resolutions: 1. 24-P-12SAN: 2-12 Sanhican Dr. with amended language to define the number and the size of the trees 2. 25-P-520CH 520-550 Chestnut Ave. 3. 24-P-151NB: 151-153 N Broad St. Member Aye Nay Ab-stain Motioned Seconded Charles Romanow X Randy Baum X Caty Dominguez X X Markus Green X Anthony Santora X X Case was called. 25-P-22BR: 22-28 Brown St. Applicant: Simcha Gross Property Address: 22, 24, 26, 28 Brown St. Block: 20304 Lot (s): 8.01, 8.02, 8.03, 8.04 Redevelopment Area: N/A 2023 Zoning District: RM-1 Project Description: The applicant is seeking Preliminary and Final Site Plan approval to construct four (4) single-family homes on vacant lots. Mr. Kozachek, the Applicant’s attorney, introduced the Applicant and the Applicant’s professional who would provide testimony. The following people were sworn in: Applicant’s Professional: Mr. Lawrence G. Murphy III, Engineer 2 Board’s Professionals: Michelle Taylor, Planner Joseph Gray, Engineer Joe Fissinger, Traffic Engineering Exhibits were marked and entered into the record. Mr. Murphy was accepted as an expert before this Board and then introduced the project and provided its history. He described the orientation of the project within the neighborhood and the structures and public transportation surrounding it. He noted that parking will be in the rear of the dwelling. The building will be set back approximately 4ft. He noted that they are willing to setback the homes to the average setback in order to avoid a variance. End units will be afforded two cars for parking and the interior units will have one space. A de minimis exception is needed from the RSIS. He described the availability of parking in the area. He described each unit’s bedrooms and layout. The foot candle at the lot line will exceed the illumination limits because the standards are more applicable to commercial development; therefore, a variance is needed. Illumination at the side door for end units will be needed for safety, but this will also exceed the illumination limits at the property line, so a variance will be needed. The trash will be located in the rear along the alley. The front façade will have vertical hardy board plank. The Applicant is willing to increase the windows by 10% to meet the requirements. Mr. Murphy reviewed the Board’s professionals’ comments. He described what would be corrected and noted that they are in agreement with what was contained in the memos. He noted that on Dayton Street they will add some visual interest. He noted that a centralized mailbox will be provided if the postal service dictates. He stated that they need an exception for the rear yard setback because they only have a 16-foot setback in order to provide parking. The Applicant plans to use concrete strips instead of paving the entire parking area in order to avoid the need for a variance for the impervious coverage. Mr. Fissinger pointed out that a maintenance issue is created by only using concrete strips. The Board can determine its preference and direct the Applicant accordingly. The Board requested the HVAC be screened to whatever extent possible with a partial fence as it will be all season, built, and be more sustainable. The parking area will be cells of permeable pavers in between the concrete strips that are spaced 3ft apart. Therefore, no variance for impervious coverage will be needed. Mr. Romanow asked if there was anyone from the Public who wanted to speak for or against this application. With no answer from the gallery the following vote was set forth: Approve Preliminary and Final Site Plan with conditions for 25-P-22BR: 22-28 Brown St 3  Member Aye Nay Ab-stain Motioned Seconded Charles Romanow X X Randy Baum X X Caty Dominguez X Markus Green X Anthony Santora X Case was called. 25-P-60TA: 60-72 Tyrell Ave. Applicant: Better Community Housing of Trenton, Inc. Property Address: 60-72 Tyrell Ave. Block: 1803 Lot (s): 4-11 Redevelopment Area: North Clinton Ave. Redevelopment Area 2023 Zoning District: RM-2 Project Description: The applicant is seeking Preliminary and Final Site Plan approval as well as Preliminary and Final Subdivision approval to create four (4) lots on which, the applicant will build four detached houses. Mr. Ben Branch, Applicant’s attorney from Schaferman and Lakind, introduced the Applicant and his witnesses. The following people were sworn in: Applicant’s Professional: Pearleen Waters, Executive Director of Better Community Housing Reece Nordeen, Engineer Board’s Professionals: Michelle Taylor, Planner Joseph Gray, Engineer Joe Fissinger, Traffic Engineering Exhibits were marked and entered into the record, such as Exhibit A1- Site Layout and Landscape Plan and Exhibit A2- Circulation and Landscape Exhibit. Mr. Branch introduced the application. Ms. Waters provided the history of the organization and her history as a resident homeowner of one the houses that Better Community Housing developed and she serves now as the Executive Director of the organization. She 4 described the partnership the agency has had with the City over the past 52 years to provide homeownership opportunities that are provided to low- to low income residents of Trenton, by rehabbing dilapidated and abandoned properties in the City of Trenton. Mr. Nordeen presented his credentials and was accepted as an expert before this Board. He described the location of the proposed development and what surrounds it. The site is currently vacant. The property will be subdivided into four equal-sized lots. They are requesting a de minimis exception to the off-street parking requirement in the RSIS as one parking space is being provided, and other units in the neighborhood are afforded zero. He described the on-street parking available. Additionally, a waiver is being requested for the requirement that a parking stall cannot be within 20ft. of the property line because the additional length of the driveway to meet that requirement would bring the driveway up to the back of the unit and reduce the lawn significantly. The Applicant is also requesting a waiver for the street trees to be provided 20ft. on center because they want to avoid the utility lines and blocking the view of residents to the front of their home. There is a plan to put an additional tree along the property line near Antico Square. Mr. Nordeen reviewed the Board’s professionals’ comments and noted agreement with the comments. He noted that the bonding for street trees and adding additional sidewalk along Antico Square is not preferred because the additional construction could be cost- prohibitive. They will comply with locating the smaller 3ft street tree but not with increasing the number that are planted. Ms. Taylor noted that if the Applicant is unwilling to bond the trees than some education for the homeowner must be provided in regards to watering the trees for several years or the trees will die. Mr. Nordeen noted there was a circulation exhibit prepared for the Board and he went over the details for how vehicles will circulate this development. He confirmed that there will be additional windows placed on the Antico Square side of the units. Ms. Taylor & Mr. Gray commented that the sidewalk suggested is meant to preclude a vehicle from driving up onto the lawn and parking on the lawn. If a sidewalk is not installed, it is recommended by the Board to put something to prevent parking on the lawn. Screening for the HVAC units are also recommended regardless of placement location. Mr Gray explained that Bonding is usually done for any improvements that were in the Public right-of-way in order for the City to have the means to complete them for safety and overall City benefit, should the developer walk away from the project midstream and not complete their portion. This is usually done through a bonding agency or it could done with a payment made to the City, which can be returned upon completion of what was proposed to be done. Municipalities have waived the bonding for non-profits and for the development of affordable housing, especially when the developer has a track record of follow-through and completing their proposed projects. This Applicant is known to the City with a track record of follow-through and good partnership with the City. The Applicant is planning to have basements for these units and thus will be submitting floor plans for those basements. They will make a decision on whether to file the subdivision by deed or map and submit relevant documentation to the City based on what is decided. 5 The Board noted that adding trees along the southern and Western exposure of the homes is an affordable investment that will help mitigate the extreme heat from the sun. Without these trees, in the long term, the homeowner will have higher utility expenses. It is estimated to be a $200-$250 investment per tree that will significantly help the homeowner. Mr. Romanow asked if there was anyone who wanted to speak for or against this application. With no answer from the gallery the following vote was set forth: Approval of Preliminary and Final Subdivision as well as approval of the Preliminary and Final Site Plans with stated conditions, subject to the submission of the Basement Floor Plans, and with waiver of the bonding. Member Aye Nay Ab-stain Motioned Seconded Charles Romanow X Randy Baum X Caty Dominguez X Markus Green X X Anthony Santora X X Case was called. 25-P-70NCA: 70-84 N Clinton Ave. Applicant: North Clinton Gardens, LLC Property Address: 70-84 N. Clinton Ave. Block: 1403 Lot (s): 26-33, 35-37 Redevelopment Area: Trenton Station Redevelopment Area 2023 Zoning District: RH-1 Project Description: The applicant is seeking Preliminary and Final Site Plan approval with approval for a Bulk Variance to build a thirty-three (33) unit apartment building. This application was carried to the July 10, 2025 public hearing at the request of the Applicant. Carry 25-P-70NCA: 70-84 N Clinton Ave. to the July 10, 2025 public hearing at 7pm in City Council Chambers Member Aye Nay Ab-stain Motioned Seconded Charles Romanow X X 6  Randy Baum X X Caty Dominguez X Markus Green X Anthony Santora X Meeting Adjourned 8:31pm Respectfully submitted Cherry Oakley, Planning Board Secretary 7