Hopewell resident wants to open natural food store

HOPEWELL PLANNING BOARD UPDATE

By Sandra Phelps
   Green World, a natural food grocery store and juice bar, may be coming to 37 W. Broad St. in Hopewell Borough.
   Shira Fernandes, a Hopewell resident, discussed her plans for the store at the Feb. 5 Hopewell Borough Planning Board meeting. Ms. Fernandes said she had not operated a natural foods store previously.
   Ms. Fernandes said her operation also would offer sandwiches to go.
   There would be no table seating inside, but Ms. Fernandes said she would like to offer outdoor seating for diners and to enclose one-half of the front porch on the right side.
   She was told the R-B zone permits a restaurant in that location, but any outdoor seating would require a minor site plan OK because customers would be staying longer than they would if the business was just a store.
   Previously, there was a dog-grooming business at the location.
   There currently is parking available behind the building, where there are apartments and another retail operation. A minimum of four parking spaces, typically 10 by 20 feet each, are required.
   The board suggested Ms. Fernandes review the ordinance for signs in the R-B zone, because any sign advertising her store would have to conform to design standards.
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   The board also reviewed a proposed sign by Skip Rawson for the Volvo property, at 49-51 E. Broad St., at which he is making improvements.
   He would like to replace the existing free-standing sign. Even though the ordinance does not allow free-standing signs, Mr. Rawson can have one because there already is a free-standing sign there — as long as the new sign is not bigger than the existing one. Board members said they would like to see the pole that holds the sign replaced, because the existing one is rusty.
   The board suggested in a memo to Mr. Rawson that he remove the angled sign; replace the sign over the front door with one no larger than the existing one, but preferably smaller; remove signs that are in the windows; and replace the rusted pole with a wooden post for the new hanging sign.
   They suggested Mr. Rawson send a representative to the board’s March meeting to discuss the signs.
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   The board approved a certificate of appropriateness to Smiths of Hopewell for property at 28 E. Broad St., where Buds and Bows is located.
   The applicant already has completed building a canopy out to the sidewalk. They would like to put additional awnings, also in purple, over the windows on the bait and tackle shop next door. This would require a new application because a window canopy changes the exterior of a building, and the building is in the historic district.
   Their goal was to improve visibility, said Planning Board member Mark Kirby.
   The approval is conditional on the applicant’s consideration of shortening the length of the canopy at the time of the next application. The canopy is in violation of the zoning ordinance.
   The applicant said the zoning officer said no permit was necessary for the proposed improvements. But all communication between the applicant and the zoning officer was verbal, not written, according to Mr. Kirby. Mr. Kirby said he believed there was a misunderstanding, which, however, does not relieve them of their obligation. The applicant is willing to do whatever is necessary to comply, Mr. Kirby concluded.
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   In other business, the board discussed the proposed development fee schedule and application checklist, as prepared by borough engineer Dennis O’Neal and planning consultant Carl Lindbloom. The last Hopewell Borough fee schedule was prepared in December 1994.
   Board member Bradford Lyon wondered if the checklist might be confusing to residents. If too complicated, residents would have to hire an attorney or architect, board member David Knights said.
   Board Chairman Robert Donaldson said residents are always welcome to come in and informally discuss their plans with the Planning Board.
   Planning Board Secretary Donna Griffiths would be responsible for deeming an application incomplete based on the board’s recommendation if instructions have not been followed or if any items on an application have been left blank.
   An application would have to be deemed complete within 45 days of when the application was filed.
   Board members noted that sufficient time would be needed in order to get proof of proper notice to the borough’s legal newspaper prior to scheduling a hearing before the Planning Board.
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   Discussion on a zoning ordinance revision for canopy design standards was adjourned until the March 5 Planning Board meeting when Zoning Officer Harry Agin is expected to be present to give his comments on the revision.
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   The board adjourned a public hearing on Omnipoint/Voicestream Communications’ site plan/variance application for the Valley Oil area to the March 5 meeting.
   Board member Kirby questioned how much longer this hearing could be postponed. Every month since July 7, 2002, the Planning Board has received an extension from Omnipoint/Voicestream. If no extension was granted, the application would automatically be approved.
   The board attorney said the applicant is negotiating to relocate to another area. "It would be in our favor if he does," he said.
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   Board member Knights discussed the possibility of the borough’s getting an open space plan completed. He said Pennington recently received a $400,000 incentive grant from the state Department of Environmental Protection (DEP).
   An open space plan — which identifies pieces of land around the borough — is a necessary step toward getting an incentive grant, he added. The incentive grant would enable Hopewell Township to complete the buffer (green belt) around the borough, Mr. Knights said. "If we were to get this DEP money, we would use it for purchase of parcels of land to further complete the green belt around the borough."
   There will be two rounds of DEP funding this year (April and October), he said. Meeting the October date would be more realistic.