Next step for Clark Reed, who plans new buildings at 35 E. Board, is a formal application
By Aleen Crispino, Special Writer
Hopewell Borough Planning Board heard revised plans by owner Clark Reed to demolish a barn at 35B E. Broad St. and replace it with two new buildings, one less than originally proposed.
Attorney Alfred L. Kettell Jr. of Pennington represented Mr. Reed, a member of the Hopewell Borough Economic Development Commission, at the Nov. 7 meeting, which also was attended by about a dozen neighbors who sat together and listened attentively.
It was the third informal presentation to the board of Mr. Reed’s plans for developing the property. The new plan addresses comments by board members that the three buildings constituted “too intense a use” for the property, said Mr. Kettell. Under the new plan, the property would still be subdivided into front and back lots, but with only one building on each.
A two-story building on the lot closest to East Broad Street would house two professional offices with two apartment units above. “By placing the structure closer to Broad Street and further away from the Columbia Avenue properties, we are creating a bigger yard,” said Mr. Kettell, referring to complaints made in October by Columbia Avenue residents whose yards abut Mr. Reed’s property.
The barn, which has fallen into disrepair, would be demolished. There was a discussion in October about whether the barn could be saved. Planning Board Vice Chairman Paul Buda would not rule it out while Mr. Kettell said he had been told by experts it was not salvageable.
Mr. Reed plans to construct a duplex on the rear lot that would replicate the façade of the historic barn, parts of which date back to 1860. Both front and rear lots would be served by an existing driveway on Columbia Avenue. Plans for a two-story building with a four-bay garage at the rear of the property have been scrapped, said Mr. Kettell. The current plan provides 11 parking spaces.
If he decides to file an application for site plan approval, which involves the expense of hiring an architect to draft a formal site plan, Mr. Reed also would need several variances, including a use variance allowing him to locate professional offices in a residential zone.
”Have you considered a residential option — a duplex in the back and a single family in the front, or two duplexes?” said Borough Planner Carl Lindbloom.
Mr. Kettell said the trend in that section of East Broad Street is moving away from residential properties. His statement set off a wave of discussion in the audience. Planning Board member Mark Samse strongly disagreed.
”That’s a really bold statement,” said Mr. Samse. “I don’t know where you got that from,” he added, noting that this was not a goal expressed in the 2007 Master Plan.
Mr. Reed noted that Hopewell Sunoco is across the street at 40 E. Broad St., while Disch Real Estate (45 E. Broad St.) and Princeton Lotus (49 E. Broad St.) are nearby, interspersed with private residences. “Obviously the block is a mix and match of different uses,” said Mr. Reed.
Planning Board Chairman Bob Donaldson invited public comment.
”My property is on the east side of the driveway,” said Elizabeth Zingg of 42 Columbia Ave. “I live on one side of my duplex and have a renter.” She said her survey shows the 11-foot-wide driveway is shared by her and Mr. Reed and that she is concerned about stormwater runoff as well as the placement of shoveled snow and garbage cans.
”If it is a residence, I urge you to have access on Broad Street,” said Ms. Zingg.
Ed Skladany of 38 Columbia Ave. said Mr. Reed had visited him and his wife the previous Saturday to discuss his plan, but “it doesn’t sit well.”
”One of the main problems with this is creating a flag lot,” said Mr. Skladany. “And the right angle driveway curve will create a problem with trucks.” He also was concerned about snow removal from the driveway as well as noise and lighting issues.
Chairman Donaldson told Mr. Reed and Mr. Kettell that the board had given as much feedback as possible and their next step would be to submit a formal application.
IN OTHER BUSINESS, the board voted 4-3 to approve a request by Robert and Lisa Sprague, owners of a residence at 7 First St., for two variances relating to an existing multi-level stone patio.
The bottom level of the patio juts several feet into undeveloped land in Hopewell Township, part of the former St. Michael’s Orphanage tract owned by the Roman Catholic Diocese of Trenton. Most of the St. Michael’s Orphanage tract has been purchased by the Delaware & Raritan Greenway for open space preservation and other uses, but the diocese retains ownership of part of it. The Spragues presented the board with copies of a letter from the diocese, which they said allows them to leave the deck in place unless the diocese wishes to revoke the permission after giving them six month’s notice. The board conditioned its approval on the patio passing a building code inspection as well as the owners obtaining any required permits from Hopewell Township.
The board also approved historic certificates of appropriateness for two properties. It approved a request by Chris Jacobs to add a chimney to a house at 4 Louellen St. It also approved an application by Jarod Machinga, owner of 9 E. Broad St., to replace the porch of the building known as the Boro Bean (formerly Failte’s Coffeehouse).
In a separate matter, Mr. Machinga requested a site plan waiver for landscaping around an office building at 155 W. Broad St. He said he plans to build a fence to enclose a rear storage area and to add pavers in the front as well as trees and shrubs. He will increase the number of driveways to three at the request of Mercer County, said Mr. Machinga. The board waived the site plan with the condition that he submit copies of the property survey.