City of Trenton
Planning Board
Conference and Public Hearing
Thursday, February 12, 2015
Trenton City Hall
Members in Attendance:
Jeff Halpern, Chair
Shirley Bridgewater-Sims, Vice Chair
David Peiffer
Verlina Reynolds-Jackson
Elmer Sandoval
Anthony Santora
Staff in Attendance:
Jeffrey Wilkerson, Principal Planner
Regine Saintilien, Assistant Planner
Cherry Oakley, Planning Board Secretary
George McGill, Temporary Planning Board Attorney
CONFERENCE SESSION
Mr. Halpern called the meeting to order at 7:09pm.
Ms. Register indicated that training is available on Saturday March 21, 2015 from 8:30am-1:30pm for any Planning Board Members that have not had formal training for their roles.
Mr. Wilkerson indicated that its Master Planning process was awarded funding to do a “Health and Food Systems” element in the Master Plan. The co-grantors of the award: the Centers for Disease Control and the National Planning Association. There were 6 awards given through out the country and the co-grantors are looking at how City planning and development affects health. The Board suggested that once the co-grantors make the announcement of the award, the Board would like the City to consider creating learning opportunities for local college students via Internships.
Ms. Monique King-Viehland, Director of Housing and Economic Development will write an Op-Ed to educate everyone about Phase II of the Master Planning process,. The first public meeting will be held simultaneously in all wards on a Saturday in April to review the concerns and opportunities about Phase II. A DRAFT of the information will be developed and resubmitted for public comment and then that final DRAFT released.
Mr. Halpern communicated with the Board via email about the 41 Redevelopment Zones in the City and the need to assess what is overlapping, what has had its redevelopment achieved, or what is in conflict with another Redevelopment Plan. Now with the Master Planning underway and some Zoning has changed over time, the staff is to provide an overview of a process to start addressing the ‘hodge podge’ nature of the City’s current Redevelopment Plans that are in effect.
Mr. Peiffer suggested that the Board write a Charter to share with the stakeholders that might be affected by any changes to the Redevelopment Plans in their area. The charter could be integrated into the Master Planning process.
Mr. Wilkerson indicated that the current Master Planning contractor is evaluating the current Redevelopment Plans along with the existing Land Use Plan and there will be recommendations of how what exists can seamlessly integrate into what is attempting to be achieved overall in the City.
All 41 Redevelopment Plans are on the City’s website, some were put into place several decades ago and may be obsolete, and many have very small detailed changes to them that are very difficult to peruse.
Mr. McGill indicated that he will follow-up on the details of what is involved in dissolving or retiring a Redevelopment Plan so the Board is apprised of its options for taking action once determinations are made.
Mr. Wilkerson indicated that currently the City is undertaking the development of its Economic Development Strategy and the Redevelopment Plans sometimes assist in that process, as it is a tool that is in place to help facilitate the development the City desires. At this time getting rid of any Redevelopment Areas that might contribute to what is in the Economic Development Strategy currently under development would not be advisable. The Board does believe that the Land Use, Master Planning, Economic Development Strategy, and the Redevelopment Plan should all be coordinated with and complement each other.
There is an idea that the Board would develop a Charter that outlines the process to follow in assessing and addressing any changes to/retirement of the existing Redevelopment Plans as well as who the Board would coordinate with in looking at the Redevelopment Plans.
Mr. Wilkerson reviewed the timeline for the Master Planning provided to the Board in their packets. He noted that there is a Steering Committee meeting next week. Mr. Halpern requested that for meetings the Board can attend come up, as much advanced notice be provided to the Board would be preferable so that any Board Members who would like to attend might do so.
Ms. Register will be reaching out to the Board for facilitation assistance with some of the kick-off meetings in April.
Tonight the first case is focused on making a recommendation to include a plan for storm protection and storm water management. There is a DRAFT resolution prepared that can be voted on by the Board if it so desires. Mr. Wilkerson indicated that the City’s Sewer Manager does not see any problems with this recommended resolution and its intent.
Additionally, the City, in combination with about 20 other towns and municipalities are being mandated by the EPA to create a long-term storm water control plan within two years of April 1, 2015. The City currently does not have any funding to develop that, so if this resolution is adopted then the City will have more options in applying for funding to address this mandate.
The second case is a site plan for the development of the site that was sub-divided and under courtesy review during the last Public Hearing. The Board can still consider the issue of requiring a traffic study for this area that MCIA did not indicate they would undertake.
Mr. Peiffer made a motion to adopt the current DRAFT of the bylaws with a corrected table of contents. Ms. Bridgewater-Sims seconded the motion and all were in favor with a roll call vote.
Adopt the Current DRAFT of the bylaws
Member / Aye / Nay / Ab-stain / Motioned / SecondedJeff Halpern, Chair /
X
Shirley Bridgewater-Sims, Vice Chair /X
/ XDavid Peiffer / X / X
Verlina Reynolds-Jackson / X
Elmer Sandoval / X
Anthony Santora / X
Next Meeting: No information shared
PUBLIC HEARING
Mr. Halpern called to order the public hearing at 8:09pm
Case began at 8:10pm
Item #1 Citizens Campaign Trenton Chapter Storm and Flood Protection: Master Plan Amendment
Applicant seeks to have the Master Plan adjusted to articulate a clear policy concerning storm protection and stormwater management. This will provide the foundation for implementing both land use ordinances as well as redevelopment plans that have widespread economic, environmental, and social benefits. Applicant: Citizens Campaign, Trenton Chapter.
Mr. McGill made an announcement that this matter is not an amendment to the Master Plan but rather a recommendation to review the Master Plan for the topic concerned.
Ms. Pearleen Waters, Executive Director provided the Board photos of flooding she experienced on February 1, 2015 and she indicated that she was present to ask for support to adopt the Resolution submitted.
Mr. Wilkerson, of the City of Trenton, testified that he believes this resolution will help the City meet a new requirement from the EPA to create a long-term storm water management plan and will also help position the City to seek funding to craft that plan.
Adopt the Resolution named: Resolution in Furtherance of Comprehensive Storm & Flood Protection in the City of Trenton
Member / Aye / Nay / Ab-stain / Motioned / SecondedJeff Halpern, Chair /
X
Shirley Bridgewater-Sims, Vice Chair /X
/ XDavid Peiffer / X / X
Verlina Reynolds-Jackson / X
Elmer Sandoval / X
Anthony Santora / X
Case ended at 8:15pm
The next case was called and began at 8:17pm
Item #2 15-P-NJRA- Intersection of Hamilton Avenue and Broad Street Trenton, NJ
Applicant seeks an Approval for a Preliminary and Final Site Plan to develop an approximate 20,850 square foot building containing leasable retail space on the ground floor and the New Jersey Association of Realtor offices on the two upper floors, along with required parking and other appurtenant site improvement. Applicant is also requesting a variance waiver for the Roebling Complex Redevelopment Plan: Section D1 Building Requirements – Front Yard Setback Variance and Business B District: Section 315-120 Lot Coverage Variance. (BB) Business B and (IA) Industrial A Zone Districts – Location Address, Intersection of Hamilton Avenue and Broad Street; City Tax map Block(s) 10001, Lot(s) 7-13, 13.01, 14-19, 19.01, & 20-23 (Existing), Lot 1 (proposed); Applicant, New Jersey Association of Realtors, 295 Pierson Avenue, Edison, NJ 08837
Ms. Meryl A.G. Gonchar, Esq introduced the project. She noted that the applicant will be seeking relief from the requirement for the lot coverage to be at 90% where the underlying land use BB Zone ordinance says only 60%, when the Redevelopment Plan has none.
The setback requirement indicates that a building must align with the surrounding buildings and for this project although the building’s façade is at the property line the canopy, which will be elevated, will extend 5.5’ over the right of way. Therefore, the applicant is asking for relief from the setback requirement for this area.
Mr. Jarrod C. Grasso, CEO for NJ Association of Realtors of Edison, NJ was sworn in and explained his trade association, what a Realtor is, and how many local boards they have throughout the state and in Mercer County specifically.
He indicated that the organization does a lot of lobbying in Trenton, has 18 full time employees, and plan to hold functions in this building; operating it as a showcase so that they can be part of the revitalization of the City.
An observation deck will be located on the 3rd floor. The “kitchen area” identified in the plans is not a full kitchen, but rather a warming and prep area for the caterer that will operate out of that space. For parking there is an easement agreement between him and the MCIA for any overflow parking, although the 62 parking spaces are sufficient for their purposes.
Ms. Julia G. Algeo, P.E., P.P. Senior Principal of Maser Consulting P.A. was sworn in and accepted as an expert in the area of engineering. Referencing 3 exhibits: (Exhibit A-1) Aerial Exhibit; (Exhibit A-2) Overall Plan Exhibit; (Exhibit A-3) Sheet C102 Dimension Plan of the Site Plan Set she described the area of the proposed project, what is in the surrounding area, and how the 8.225 acre property that was subdivided last hearing is proposed to be divided and who will retain ownership of each parcel once the subdivision is perfected.
The former development of the property had greater than 90% of impervious coverage and the building and debris were removed under the DEP site improvement program. The existing MCIA building actually encroaches over the Hamilton Avenue right of way by 1.9ft. She noted that each lot is located in two zones and are bisected by a formerly vacated alley. The building has been designed so it connects and aligns with the existing MCIA parking lot with shared circulation.
A new lot is being proposed along with a 3-story building that will have retail on the ground floor and offices on the upper floor. The elevated canopy will be encroaching on the setback area if it is considered part of the façade. There will be 62 parking spaces provided that will be reserved for NJAR use, and only 60 spaces are required by ordinance. There are 2 ADA spaces with wheel stops to be provided at the rear of the building.
The black decorative fencing will extend in front of the courtyard, along Hamilton Avenue, and down the full length of the Broad Street side of the site, replacing the existing temporary chain link fencing. The plans do not propose a landscape buffer.
Storm sewer will tie into the existing storm sewer drainage on the site and will take into account the 90% impervious coverage already there. In the IA Zone and in the Roebling Complex Redevelopment Plan there is no limit to Impervious Coverage but in the BB Zone there is a 60% limit on impervious coverage and the applicant is seeking relief from this underlying zone requirement.
Mr. John D.S. Hatch, was sworn in to testify using (Exhibit A-4) the Rendered Site Plan, (Exhibit A-5) Front Rendering, and (Exhibit A-6) the Rear Rendering as references. He presented his credentials and was accepted as an expert in the field of Architecture. He described how the design is intended to fit into the aesthetic of the surrounding buildings but also be a prominent and important building for the NJAR. He described how the building design is consistent with the other buildings in the area, is more pleasant for pedestrians, and creates more of a street edge with its placement. He described the courtyard that will be used for events, employees lunching, or for a restaurant with outdoor seating that might operate from the ground floor. He also noted that the building is designed to relate to the other industrial buildings in the area. The canopy that extends over the sidewalk provides some protection as you enter the front door, especially in inclement weather, and is consistent with other industrial entry overhangs in the area. The HVAC you cannot see them from the street level although it will be external to the building.
Mr. Hatch described what the spaces will be on each floor referencing 3 dimensional color renderings of each floor plan. He designed the enclosure to be stacked wood planks held together with metal columns for an industrial and historic aesthetic with fabric to obstruct the view.