Princeton Zoning Board approves variance for 68 Clear View Ave; arborist to finalize tree removals, applicant must plant 24 replacements

The Princeton Zoning Board of Adjustment approved a C2 lot-area variance (Z25-716) for 68 Clear View Avenue at its Feb. 25, 2026 meeting, allowing the demolition of the existing dwelling and construction of a new single-family home on a lot that is 390 square feet smaller than the R7T zone requirement.

Board staff opened the hearing and confirmed noticing and jurisdiction. The application lists Rainbow Properties LLC as applicant and seeks relief to replace an existing dwelling with a roughly 2,700–2,716 sq ft, two-and-a-half-story single-family residence with six bedrooms, five full baths and a detached one‑car garage. The subject lot is 10,500 sq ft; the R7T lot-area requirement is 10,890 sq ft, leaving a shortfall of 390 sq ft that prompted the C2 variance request.

Applicant counsel Richard Shman framed the relief as a single-scope lot-area variance, citing case law referenced during the hearing (as stated in the transcript: Delmare v. Lacy and Davis Enterprises v. Carp) to argue that requiring adjacent land acquisition would be impractical because neighboring parcels are undersized and developed. David J. Schmidt, the applicant's engineer, testified that the proposed plan reduces impervious surface by about 398 square feet so that stormwater management is not required under the ordinance and that utilities would continue to use existing service lines.

On the question of vegetation, the applicant's materials and testimony identified removals of trees on the site; the applicant stated 16 trees would be removed, while the town packet and arborist materials showed a higher count (19). The applicant's representatives said discrepancies stemmed from counting which trees are classified as 'dead' or undersized. The parties agreed the municipal arborist would make the final determination on which trees may be removed; the applicant agreed to plant 24 replacement trees in accordance with the Princeton tree replacement requirements. The board recorded a cap of a maximum of 16 removals "as approved by the arborist" and required planting of 24 new trees.

After closing the public portion (no members of the public spoke), a board member moved to approve the application and George Stein seconded. The clerk called the roll; Miss Coulson, Mr. Strivever, Mr. Stein, Mr. Dokin and Chairman Cohen were recorded as voting yes and the motion carried. The approval included the conditions discussed at the hearing (arborist final determination of removals and 24 replacement trees).

During testimony, engineer David J. Schmidt stated, "in fact the application is decreasing the impervious surface coverage by 398 square ft," a point cited to explain why stormwater controls were not triggered. Applicant counsel summarized the application as a limited lot-area hardship under the cited case law and described the project as compatible with neighborhood character.

The board concluded the hearing by approving the variance with the arborist condition and the required tree replacements. The applicant was directed to comply with the municipal arborist's final removal determinations and to provide documentation of the 24 replacement plantings as part of permitting.