Zoning Board of Adjustment

City of Trenton Zoning Board Public Hearing Wednesday, September 21, 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 (Alternate #1) Public Hearing Ms. Williams opened the hearing at 7:11pm. Mr. McGill read the Open Public Meetings Act and a quorum was verified. CARRIED FROM JULY 20, 2022 22-Z-333CH 333 Chambers Street BL: 14208 L: 1-2 Residential “B” Zone Appeal by Project Manager Lencio Vazquez of JAG Resources on behalf of Applicant Devin Brea 42 Clover Lane, Willingboro New Jersey 08046 and owner of property Camilo Villanueva of 717 Greenwood Ave Trenton New Jersey 08609, utilize existing vacated office space located on Lot 1 9into an E-Commerce marketing Company to stage items for sales over internet. Signage will be window lettering. The vacant residential dwelling unit located on Lot 2 will be converted 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. Carry 22-Z-333CH 333 Chambers Street to a future date to be determined Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X X  Michael Raab X Brenda Turner X 22-Z-200FU 200 Fulton Street BL: 16208 L: 20 Residential “B” Zone Appeal by Project Manager Leoncio 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. Mr. George Schorr and Mr. Leoncio Vazquez were both sworn in and introduced what they plan to do with this project. Mr. Vazquez provided the history of the property and described the existing conditions. He plans to turn a mixed unit building into a multi-family unit with a 1 bedroom, 2 bedroom, and a 3 bedroom units. He asserted that the elimination of the bar will be of benefit to the neighborhood given the previous impact of his establishment in this area. It will also decrease the parking demand in the area if the bar is eliminated. Mr. Vazquez described the improvements that will be made to the façade. Powerwashing and painting of the brickface is planned. The awning will be removed. There have been 2 new doors installed. All of the windows will be replaced. The main drain has been replaced and there will be new services put in for the two additional units. Each tenant will be assigned a commercial size trashcan with a lid. They will be placed on the side of the building and the rear of the building. Recycling will be provided by the MCIA and the landlord will handle making those available. The liquor license is not attached to the property. Violations cited previously had the license removed from the previous owner as a result. Ms. Williams asked if there was anyone from the public wanted to speak for or against the matter. Ms. Kimberlee D’Andrea. She noted that she was happy that the apartments are replacing the bar. She wanted to make sure that the alleyway was going to remain clean and not become a place for dumping and littering as it has been an eyesore in the past because of trash. The Applicant indicated that he is willing to have that stipulation placed on the approval. Approve 22-Z-200FU 200 Fulton Street with the conditions 1-6 outlined by the City and the appropriate garbage cans and recycling cans will be provided, new windows will be installed, and the façade powerwashed, and the alleyway will be kept clean of trash. Member Aye Nay Ab-stain 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 CARRIED FROM AUGUST 17, 2022 22-Z-781CE 779-781 Centre Street BL: 11903 L: 1.001 Business B Zone/Condominium Zone “CZ” Champlale Redevelopment Area Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Applicant/Owner Julius Pall 322 Elem Avenue Burlington New Jersey 08016, to change and utilize one side of the first level commercial space into a recording studio and the other side will be used for a permitted commercial use. No change to the pre-existing three family dwelling units with-in the same structure. Requesting exception to Chapter 315-117 Permitted Use with any or all Bulk requirements found in Chapter 315-120. Carry 22-Z-781CE 779-781 Centre Street to a date to be determined Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X X Michael Raab X Brenda Turner X 22-Z-15HOW 15 Howell Street BL: 20310 L: 6 Residential “B” Zone Appeal by Project Manager Leoncio Vazquez of JAG Resources on behalf of Applicant/Owner William Alvarado 1120 Prospect Street Ewing New Jersey 08638, to use the vacated warehouse into a House of Worship with services on the first floor with associated office and conference room on the second floor first floor. A 5’ x 4’ sign/decal on plate glass window. Requesting exception to Chapter 315-98 Permitted Conditional Use with failure to meet these conditions found in Chapter 315-132-137 under Churches, also Chapter 315-97(G) Signs in a Residential B Zone. Mr. Leoncio Vazquez and Mr. William Alvarado were sworn in. Mr. Vazquez provided the history of the property and described the current owner of the property and his intention to convert it to a church with an office on the first level and a worship space on the second level. He noted that the seating will be folding chairs. The restroom facilities will be located in the rear of the building and there will be parking available in the front, as current conditions will accommodate that. Trenton Roofing currently uses the site. The denomination is Wesleyeans, the first denomination that stood up against slavery and the first denomination that approved women to be ordained as pastors. He noted that he grew up in Trenton, is familiar with the changes that caused decline in the City and is seeking to improve and uplift the community. He noted that he has his own business doing flat roofing and invited anyone to come and check out the running of the church including its books. There are currently 15 members. The second floor needs to be repaired and the bathroom improved. Installing the exit signs is the last improvement required. Growth will be limited to the parameters of City ordinances for parking. There is 1 parking space required for every 4 seats. The site will have 24 seats. The non-conforming parts of this property are the rear yard and side yard setbacks that go up to the lot lines. Additionally, it is at 100% lot coverage which is beyond the lot coverage allowable. All of these conditions are pre-existing. These non-conforming bulk variances are what the Board is considering granting the church relief from this evening. Ms. Williams asked for public comment. With no answer from the gallery, the following vote was set forth: Approve 22-Z-15HOW 15 Howell Street with the recommended conditions outlined by the City in its memo. Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Carol Graff X Mary Horne X Michael Raab X Brenda Turner X X NEW 22-Z-51TUC 51 Tucker Street BL: 3801 L: 11-12-13 Residential/Commercial Zone Canal Banks Redevelopment Area Appeal by Applicant/Owner Vladimir Kulynych 51 Tucker Street Trenton New Jersey 08618. The proposed use is for storage (non-combustible coiled steel material). The existing building footprint would be relatively unchanged. The alterations include removal of exterior mason walls down to existing foundation walls. The portion of the remaining masonry walls down to the existing concrete footings will remain. New metal framed wall construction will be supported on the existing foundations. Five (5) 12 ft. x 12 ft. overhead doors will be provided, and the existing roof will be removed and replaced with a new roof. The Applicant request waiver from preliminary site plan review with this application because Ordinance 315-60 exempts projects where alteration work does not exceed 1,000 sf. of area. The area of alteration for the project is 1,030 sf. but can be reduced to conform if the Board requires. Requesting exception to Chapter 315-101 Use with any/all Bulk Requirements 315-104 Parking if applicable. Due to the lateness of the hour, the following vote was set forth: Carry 22-Z-51TUC 51 Tucker Street to October 19, 2022, at 7 pm on this platform with no further notice required. Member Aye Nay Ab-stain 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-101EM 101 Emory Avenue BL: 16207 L: 8 Residential “B” Zone Appeal by Project Manager Lencio Vazquez of JAG Resources on behalf of Applicant Misael Rabanales 881 Park Avenue Trenton New Jersey 08629 to use the property (owned by Juan Gonzales) to fit out a Coffee Café Shop in a pre-existing mix use property (one residential – one commercial unit). Previously this store front was a Tailor Shop. The commercial unit, approximately 550 square feet will have an occupancy of up to 22 (including employees). Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 parking) if applicable with Signage in a Residential Zone Chapter 315-97(G) (window decal). Due to the lateness of the hour, the following vote was set forth: Carry 22-Z-101EM 101 Emory Avenue t to the October 19, 2022 at 7pm on this platform with no further notice required. Member Aye Nay Ab-stain 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 10:04pm Respectfully submitted by Cherry Oakley, Zoning Board Secretary