Zoning Board of Adjustment

City of Trenton Zoning Board Public Hearing Wednesday, June 15, 2022 Via Microsoft Teams Members in Attendance: Jennifer Williams, Chair Trina McClendon, Vice Chair Fred Costanzo Carol Graff Mary Horne Michael Raab Brenda Turner Members Not in Attendance: Shaheed Morris Josue Colon Public Hearing Ms. Williams opened the hearing at 7:15 pm. Mr. McGill read the Open Public Meetings Act and a quorum was verified. Mr. Kolber indicated that beginning next month, the City only has the capacity to provide 1 meeting per month, so if Applicants need matters carried, everyone is hereby notified that it will be difficult to reschedule a hearing of that matter. CARRIED 21-Z-111WP 111 W Paul Avenue BL: 09304 L: 18 Business “B” Zone Appeal by Project Manager Lencio 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. Mr. McGill indicated that the most recent plans for this project have not been posted on the City’s website for the Public to be able to view. Therefore, the matter cannot be heard tonight. It is recommended to carry the matter to the next ZBA hearing. The following vote was set forth. Carry 21-Z-111WP 111 W Paul Avenue June 22, 2022 hearing at 7pm on this platform with no new notice required. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Michael Raab X X Brenda Turner X NEW 22-Z-481NC 481-483 & 482-484 N Clinton Ave BL: 21901 L: 9-10-11-12-13 Comm/Res “B” Zone BL: 21504 L: 7 & 8 North Clinton Ave Redevelopment Appeal by Owner/Applicant Cruz B. Gomez 482 N Clinton Ave Trenton New Jersey 08638 to use existing office space at 482-484 North Clinton Avenue (C & F Tires) to sell used vehicles from the associated parking lot across the street at 481-483 N Clinton Avenue. Requesting exception to Chapter 315-117 Use with any/all Bulk Requirements (315-120 thru 121 Parking) if applicable and Chapter 315-205 Signs in a Residential Area. Mr. Ben Sharlin indicated that he was present to represent the Applicant. Mr. Cruz Gomez and Ms. Lana Ved Major were sworn in. It was noted that the Applicant was seeking approval to operate a used car dealership on the lot identified. There will be customer and employee parking provided on site. Via a screenshare the Applicant described the plans for the project by referencing Exhibit A-1 Plot Plan. He indicated that the parking in the area will not be distressed by this business being in the area because they will provide their own parking onsite. Mr. McGill reminded the Applicant that if there is testimony on traffic that needs to be done by a traffic engineer. Referencing Exhibit A-2 Photo of the condition of the sidewalk outside of the property, Mr. Gomez showed the sidewalk to be in good condition. He also referenced Exhibit A-3 Photo of the front of the lot. Ms. Ved Major is an associate architect who is undertaking the licensing process but does not currently have one, therefore the Board could not recognize her as an expert in architecture. Mr. Alfredo Trevino, Architect, was sworn in and was recognized as an expert before the Board and continued the testimony. He described the fencing and the plans for the parking lot. The parking spaces are 18’x19’. The Board indicated that quality fencing that is not chain-linked will need to be provided. Additionally, the gravel surface needs to be changed over to asphalt. The Applicant indicated that he was thinking of removing the fencing because other car dealerships usually do not have fencing so as not to obstruct the view of the cars. The Board indicated that security would need to be considered, and thus, fencing might be wise. Additionally, because they plan to operate the lot during the day, additional lighting has not been planned for. Permits for providing electricity to the lot have been submitted but the Applicant is unsure how long it will take for those permits to be approved so a plan for lighting can be developed. The Board noted that the site is currently not appealing, and there are concerns about how that will impact the neighborhood. The Applicant is willing to add 4’ high wrought iron fencing and convert the lot from gravel to asphalt with striping for the parking stalls. The Board strongly suggested that the Applicant look closely at the City’s 7-point response and consider incorporating those into the project’s plans. The Applicant does not want to install shrubs and plantings because it would obstruct the view of the cars being sold. Ms. Williams asked if there was anyone from the Public who wanted to speak for or against this project. Mr. Kolber, Senior Planner City of Trenton, was sworn in and noted that the City does think there is an avenue for the use variance to be granted as it will be for auto sales and not auto repair. The City was looking for substantial improvements of this lot and was looking for this project help ameliorate the double parking situation on the street. The City does think a wrought iron fence would be good. He also noted that installing street trees is appropriate on this lot and just grass is not acceptable. The City cannot recommend asphalt for this site but an expert could recommend another material that would be good for this site. The Board’s professionals may have suggestion for materials. Mr. Kolber described some options for the planting of street trees. Mr. Kolber also explained there is a statutory requirement for the Applicant to provide a site plan and will need to return before the Board for a review and approval of the preliminary and final site plan. Ms. Williams asked if there was anyone else from the Public who wanted to speak for or against this project. With no answer from the gallery the following vote was set forth: Carry 22-Z-481NC 481-483 & 482-484 N Clinton Ave until June 22, 2022 for a vote at 7pm on this platform. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Michael Raab X X Brenda Turner X 22-Z-15CHA 15 Chadwick Street BL: 24601 L: 1 Business “B”- Residential “B” Zone Appeal by Applicant Hector Hinneh Weah of 13 Rassel Avenue Trenton New Jersey 08638 on behalf of the Owner Capital Union LLC. To convert the existing space occupied as a warehouse into an event space to serve as a Community Center for African Members and the Trenton Community by hosting conventions, community meetings, weddings, and birthday parties along with other celebrations. Requesting exception to Chapter 315-96 Use in a Residential “B” Zone, Chapter 315-117 Use in the Business “B” Zone with any/all Bulk Requirements (315-120 thru 121 Parking) if applicable. The Applicant was not present and this Applicant had not provided adequate public notice so this matter will be carried to a date to be determined. The following vote was set forth: Carry 22-Z-15CHA 15 Chadwick Street to a date to be determined at 7pm on this platform. Full statutory notice is required. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Michael Raab X X Brenda Turner X 22-Z-200FU 200 Fulton Street BL: 16208 L: 20 Residential “B” Zone Appeal by Project Manager Lencio Vazquez of JAG Resources on behalf of Applicant/Owner George Shore 39 Lapsley Lane Lakewood New Jersey 08701 to convert a vacant first floor restaurant into two residential apartments. Apartment #1-one bedroom 525 square feet and apartment #2-two bedrooms 750 square feet. A pre-existing second floor apartment with three bedrooms 1275 square feet will remain the same. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 parking) if applicable. The Applicant was not present and this Applicant had not provided adequate public notice so this matter will be carried to a date to be determined. The Applicant will need to provide adequate public notice so the matter can be adjourned to a meeting in July. The following vote was set forth. Carry 22-Z-200FU 200 Fulton Street to a date to be determined at 7pm on this platform. Full statutory notice is required. Member Aye Nay Abstain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Carol Graff X Mary Horne X Michael Raab X Brenda Turner X Meeting adjourned at at 8:32pm Cherry Oakley, Zoning Board Secretary