Subcommittee includes Paul Buda, Brad Lyons, Joe Zito and Peter Macholdt, as well as Planning Consultant Carl Lindbloom and borough Engineer Dennis O’Neal, as needed.
By Sandra Phelps
The Hopewell Borough Planning Board formed a four-member subcommittee at its meeting March 3 to reexamine the borough’s Master Plan.
Planning Board members Paul Buda, Brad Lyons, Joe Zito and Peter Macholdt, along with borough Planning Consultant Carl Lindbloom and borough Engineer Dennis O’Neal, as needed, will tackle updating the plan, and reporting back to the full board. The legal process does not require a public hearing.
***
Planning Board members have amended front-yard setback requirements because they would like setbacks to conform to the neighborhoods in which they are located.
A 40-foot maximum setback is required for the front yard.
Where there is an established setback or streetscape, front-yard setback numbers will be matched accordingly.
According to the amendment, on streets such as Model Avenue where there are more than one setback, the uniform setback would be determined by taking the average of three developed parcels on either side. They key word, they pointed out, is "either" side.
***
The board also fine-tuned additional zone districts the Farmland Preservation (FP) and Public Zone (P).
There is only one farmland preservation zone in the borough at this time, Mr. Lindbloom said. The public zone includes semi-public and open spaces, he noted.
Public zones include parks, playgrounds, schools, cemeteries, and places such as the library, Hopewell Museum and Borough Hall. Open space and designated conservation areas that are not farmland also would be included in the public zone, according to Mr. Lindbloom.
The purpose of a public zone reflects the true use of the property, he said.
The board requested that the map display farmland preservation areas as green, and that the map’s key description reflect non-developable parcels.
***
A milk and dairy express delivery service may be coming to town. Milkman Roy Gwin is proposing to rent space at 71 E. Broad St. for his business. He would like to have a depot out of which to run his milk delivery business, and also a storefront from which to sell dairy products.
Mr. Gwin told the board March 3 that he wants to use the store as a front to offset the rent. He would put refrigerators in the showroom and sell milk, eggs, juice, bread, yogurt and related dairy items, he said. A retail use is permitted in that zone. However the Board of Adjustment would have to consider the delivery business, since it is not designated as a use in the zone, according to Mr. Lindbloom.
The Pennington resident said he has three established routes of delivery, and currently he uses two Astrovans for delivery. Creamland, his bottler, delivers products to him three times a week at 5 a.m., Mr. Gwin said. He, in turn, delivers to residents on his routes between midnight and 6 a.m., he said.
Borough Zoning Officer Harry Agin may decide that a site plan review of lighting, parking, traffic circulation, signs, access and loading facilities is necessary for the application, Mr. Lindbloom said.
***
In other business, signs at the retail property at 10 E. Broad St. were discussed again. The multiuse buildings on the property house three retail businesses: Soup de Jour, an antique shop and a florist/ gift shop.
The proprietors of Amos’ antique shop attended the board meeting. They said they have two 6-foot signs, one for the shop and one to direct customers where to park.
They will have another two signs, one to be laced in an interior window, approximately 15- by 24-inches. Another "sandwich board" sign would be placed near the steps. However, Mr. Lindbloom said that portable signs are not permitted in the borough. The proprietors agreed to withdraw that sign, but noted that there is a proliferation of the non-permanent signs on Broad Street.
Planning Board members want the property owner, George Gallup, to come back with an overall sign plan for the entire property now that three businesses will be open.
Another application for florist shop signs was deemed incomplete. There is a nonapproved sign at the florist shop. It is too big for its facade and not professional, board member Paul Buda said. The board said it needs a drawing to scale, and accurate information on size, materials, color, and location. A letter will be sent to the tenant.
***
The board also deemed an application for second-floor windows at the pharmacy incomplete, and will request attendance of the applicant at the next Historic District meeting.
***
Board member Joe Zito requested help with keeping people out of his driveway at 80 W. Prospect St. He said his property abuts a Mercer County-owned park, and the cul-de-sac is developed into private property and park areas.
"The issue is people are using public grounds and invading on my property," Mr. Zito said. Bicyclists, walkers, and people with dogs and strollers use his driveway to access the park, saying that the path is muddy.
The property needs "split rail fencing, signs or shrubbery something that says leave my property alone," he said and board members agreed. Mr. Zito, who has resided there for six years, said he put up a "private drive" sign, but someone took it down. The problem with split-rail fencing would be that the property zigzags in a series of right angles, so the fence would look silly, he said.
Perhaps he created his own problem by maintaining and mowing the area in question, Mr. Zito said. Previously, it grew wild, he added.
Mr. Zito said that he invited Mayor David Nettles to his house to ascertain his point of view and plans to approach Borough Council about his dilemma.