Zoning Board of Adjustment

City of Trenton Zoning Board Public Hearing Wednesday, February 16, 2022 Via Microsoft Teams Members in Attendance: Jennifer Williams, Chair Trina McClendon, Vice Chair Fred Costanzo Carol Graff Mary Horne Michael Raab Brenda Turner Shaheed Morris (Alternate) Members Not in Attendance: Josue Colon Public Hearing Ms. Williams opened the hearing at 7:11 pm. Mr. McGill read the Open Public Meetings Act and a quorum was verified. CARRY TO 2/23/22 21-Z-1218C 1218-1220 S Clinton Avenue BL: 19203 L: 12-13-14 Business “B” Zone Appeal by Applicant Eddy Diaz 1218 S Clinton Ave Trenton New Jersey on behalf of the owner Elvin Johnson of the same address to approve a previously constructed roof over an existing deck to utilize outdoor seating/dining at a pre-existing restaurant/bar. Requesting exception to Chapter 315-117 Permitted uses in the Business “B” Zone, 315- 120 any/all Bulk Requirements and Parking if applicable under Chapter 315-100. After speaking with the Applicant the following vote was set forth: Carry 21-Z-1218C 1218-1220 S Clinton Avenue to 2/23/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X X Mary Horne X Brenda Turner X Michael Raab X 140 Kirkbride Ave 139 AFT W Paul Ave Block 9304 Block 9304 BL: 9304 L: 8-9-10-11 Business “B” Zone Lot 9 Lot 11 Appeal by Applicant /Owner Anthony Sessa 81 Tanglewood Drive Staten Island New York 10308-1853, to reintroduce an auto repair shop, with auto sales and storage of vehicles into a previous vacated building. Requesting exception to Chapter 315-117 Permitted uses in the Business “B” Zone, 315-120 any/all Bulk Requirements and Parking if applicable under Chapter 315-100. After speaking with the Applicant the following vote was set forth: Carry 140 Kirkbride Ave 139 AFT W Paul Ave to 2/23/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X 21-Z-127BU 127 Butler Street BL: 15403 L: 32 Residential “B” Zone Appeal by Owner/Applicant TEEVEE LLC., VijahBhai Vyas, 20 Quick Court Somerset New Jersey 08873 to convert existing first floor vacant commercial space (with one residential dwelling unit on the second floor) into a residential dwelling unit for a total of two residential dwelling units. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. After speaking with the Applicant the following vote was set forth: Carry 21-Z-127BU 127 Butler Street to 2/23/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X 21-Z-54SCL 54-66 S Clinton Avenue BL: 801 L: 5 & 6 Trenton Station Redevelopment 16 Wallenberg Ave BL: 801L: 4 Businesses “BA” Zone Appeal by Attorney Arthur Sypek, Jr. 640 S Broad Street Trenton New Jersey 08650 on behalf of owner /applicant Woodrose Transit, LLC 41 West State Street Trenton New Jersey 08608 to continue to use the site for a paid surface parking lot from previous appeal-Use Variance granted in ROM 2013-2014 on 1/15/2014: Two year extension of use variance granted on August 15, 2018 expiring on 1/15/2020 Requesting exception to Chapter 315-117 Use under the Trenton Station Redevelopment Area and Preliminary and Final Site Plan approval Chapter 315-60 After speaking with the Applicant the following vote was set forth: Carry 21-Z-54SCL 54-66 S Clinton Avenue to 4/20/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X X 21-Z-959LI 959 Liberty Street BL: 20301 L: 1-2-2.01-14-15-18-19-20 Business B Zone & Residential “B” Zone Appeal by Project Manager Lencio Vazquez of JAG Resources on behalf of Owner/Applicant Wendy Dominquez of 25 Pannick Drive Hamilton New Jersey 08610, to consolidate and to construct on lots 14 & 15 a 1,920 square foot warehouse (dry goods) on the first floor with a second floor containing two (approximately) 916 square foot apartments with three bedrooms on existing parking lot. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. After speaking with the Applicant the following vote was set forth: Carry 21-Z-959LI 959 Liberty Street to 3/16/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X X AKA: E State Street & S Logan Ave BL: 26903 L: 1 Residential “RB” Zone Appeal by, Switlik Parachute Company, Inc. (the “Applicant/Owner”) shall be heard by the Zoning Board of Adjustment of the City of Trenton (the “Board”) for the approval of the application of Owner for a D (1) Use Variance and Preliminary & Final Major Site Plan with associated Bulk Variances (the “Application”). Switlik Parachute Company, Inc. is the owner of Block 26904, Lots 7, 10, 11, 12, 13, 14 & Block 26903, Lot 1 in the City of Trenton and Block 1730, Lots 1, 2 in the Township of Hamilton. The subject property is 33,458 SF in area within Trenton and 4.03 acres in area within Hamilton Township. The property is located on the southeast side of East State Street and bounded by South Logan and Walnut Avenues. A small portion of the site is located within the BB Business District at East State Street and South Logan Avenue and the remainder within Trenton is located within the RB Residence District. The Applicant previously secured Preliminary & Final Site Plan, Use Variance, and Bulk Variance Approval on 9-14-21 from the Township of Hamilton. The Applicant is now seeking Use Variance, Preliminary and Final Site Plan with Bulk Variances for the property in Trenton. The Applicant proposes to construct the following: A 20,604 SF one-story building located partially within Trenton City and Hamilton Township, which can be expanded to include two (2) 2,990 SF mezzanines totaling 5,980 SF. The parking areas are proposed to contain 146 spaces, plus 10 land- banked spaces, distributed throughout the site. A loading space is provided for the new building. Two new stormwater basins are proposed, including one (1) which will straddle the municipal boundaries and trash enclosure. The Applicant requests the following variances: D(1) use variance to permit manufacturing which is not a permitted use either the BB Zone District (Business District) or RB (Residential) Zone District and any/all Bulk Variances additional relief, including design waiver, variance parking spaces proposed where 154 parking spaces are required and related Ordinance interpretations, if same is determined to be necessary by the Board and/or its staff in it review prior to the public hearing or during the public hearing. After speaking with the Applicant the following vote was set forth: Carry AKA: E State Street & S Logan Ave to 2/23/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X X Fred Costanzo X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X 21-Z-111WP 111 W Paul Avenue BL: 09304 L: 18 Business “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Ersenia Garcia & Marlond Sandaval of 840 Melrose Avenue Trenton New Jersey,08629, Owner proposes to change the use of the former/vacated House of Worship into a mechanical garage. The Applicant (a Certified Mechanic) will use the structure for minor auto maintenance, which would include replacement of electrical components, alternators, starters, batteries, tune-ups, and oil changes. Major repairs will be referred out. Structural modifications are to, create an opening for a garage bay entry and relocation of the front door with installation of two lifts. Requesting exception to Chapter 315-117 Use with any/all Bulk Requirements (315-120 thru 121 Parking) if applicable. Carry 21-Z-111WP 111 W Paul Avenue to 3/16/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X CARRIED FROM January 19, 2022 21-Z-333CH 333 Chambers Street BL: 14208 L: 1-2 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Camilo Villanueva of 717 Greenwood Ave Trenton New Jersey08609, utilize existing vacated office space for a multi-service company with an eight foot by six-foot light box sign and to change the use of an attached residential unit into a two-family dwelling unit. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable and Chapter 315-205 Signs in a Residential Area. Mr. Leoncio Vazquez and Mr. Camillo Villanueva were sworn in. Updated plans were submitted to the City and the Applicant extended an invitation to the Board to come and view how he conducts his business so they can see that he is able to address the issues of congestion that were noted in the previous testimony. Mr. Vazquez described the layout of the property and what will be on each floor. The Applicant agrees to comply with all comments of the Zoning Board’s staff, including the signage, fencing, lighting, and security. The hours of operation will be 9am-7pm Monday through Saturday. The Services that will be provided will be money transfer, small business accounting, and preparing taxes. Mr. Villanueva explained that in starting his business he will start with 2 employees. If the business grows then there will be more employees. There is an existing parking pad that is onsite that accommodates 4 vehicles in a 10x20 parking space per stall. Ms. Williams asked if there was anyone from the public who had questions for the Applicant. Mr. Frank Faras, a resident in the area of this project, asked for details of the materials of construction, the nature, and the function of the signage and lighting as per the Board’s requirements. Ms. Williams asked if there was anyone from the public who wanted to speak for or against this project. Mr. Khalid Mahmood was sworn in and asked if the business would be able to change its form and cash checks. Mr. Villaneuva indicated that they do not have such licensure so they can only do money transfers. Mr. Frank Faras was sworn in and asked if this business changed hands, would any of the conditions approved now be allowed with other businesses that may not operate with the same parameters currently planned for this business. Mr. McGill indicated that a change in use must come before the Board, so it is not automatically assumed that the variances approved on any project may not necessarily carry over to a new business as it depends on the specific use. Mr. Faras also expressed concern that because this business will operate over the weekend, the respite they enjoy from the traffic problem that they experience during the week will be gone. There was discussion about whether soundproofing was already planned for the building. The Board was interested in having this added as a condition of approval. Approve 21-Z-333CH 333 Chambers Street with all conditions listed by the City of Trenton in the memo and the addition of soundproofing. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Michael Raab X The vote on the variance was set aside given no proposed use for the building. 21-Z-3DAYT 3 Dayton Street BL: 20002 L: 2-3-4-5-6 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Marjorie Rodriguez 2864 Nottingham Way Hamilton Twp. New Jersey 08619 to expand the rear first floor with an addition to the second floor to utilize space for additional seating and improvements to the existing parking lot. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable and Chapter 315-205 Signs in a Residential Area Ms. Marjorie Rodriguez and Mr. Leoncio Vazquez were sworn in. Mr. Vazquez described the project. He noted that the intent is to expand the back of the building to accommodate the expanding bakery business and improve the parking lot. There will be two offices; one will be used as a private office and the other office will be a private display area for people who will be ordering specialty cakes. The parking lot will be evened out and repaved. There are other small commercial establishments in the area. In the downstairs area, there are an increased number of display cases planned. The dining area will be on the second floor in the 2,400 sq ft. The Applicant described her partnership with the area school to help the kids who skip school and need more guidance. She also indicated that she works closely with mothers in the neighborhood to teach skills and offer jobs. The Board suggested that the Applicant better define their use. Carry 21-Z-3DAYT 3 Dayton Street to 3/16/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X X Mary Horne X Brenda Turner X Michael Raab X 21-Z-289AS 293 & 289 Ashmore Avenue BL: 20603 L: 1-2-3 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Owner/Applicant Wilson Vargas 2 Coronet Court Hamilton Twp. New Jersey 08619 to expand use of the existing bar/restaurant (located at 293 Ashmore Avenue) by plans to demo the adjacent single family dwelling unit (located at 289 Ashmore Avenue) and convert that space into an open-air patio setting and to relocate the existing exterior walk-in-freezers (with lot consolidations). Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. Because of the lateness of the hour the following vote was set forth: Carry 21-Z-289AS 293 & 289 Ashmore Avenue to 3/16/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Shaheed Morris X NEW 21-Z-1212E 1212 Edgewood Avenue BL: 32701 L: 3 Residential “RB” Zone Appeal by the applicant HomeWorks Trenton Inc, 174 Nassau Street, Box 196, Princeton New jersey 08542 on behalf of owner SLM Trenton LLC to use the vacant existing property as a year-round camp/educational residential program for teen girls. Through its unique after school residential mode, the project will provide academic and social - enrichment activities that supplement the public school system. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 and 100 Parking) if applicable. Because of the lateness of the hour the following vote was set forth: Carry 21-Z-1212E 1212 Edgewood Avenue to 2/23/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Shaheed Morris X 21-Z-507CH 507 Chestnut Avenue BL: 15302 L: 1 Residential “B” Zone JEN/FRED Appeal by Applicant Marcos Carrillo Chacaj of 60 Mott Street Trenton New Jersey 08611 on behalf of the Owner Roberto Rubiano, Applicant proposes to utilize vacant office/nutrition space front first floor level as a multi-service (signage variance also requested), residential to remain. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable and Chapter 315-205 Signs in a Residential Area. Because of the lateness of the hour the following vote was set forth: Carry 21-Z-1212E 1212 Edgewood Avenue to 3/16/22 Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Brenda Turner X Shaheed Morris X Meeting Adjourned 10:20 PM Cherry Oakley, Zoning Board Secretary