Zoning Board of Adjustment

City of Trenton Zoning Board Public Hearing Wednesday, November 16, 2022 Via Microsoft Teams Members in Attendance: Jennifer Williams, Chair Trina McClendon, Vice Chair Fred Costanzo Mary Horne Michael Raab Brenda Turner Members Not in Attendance: Carol Graff Shaheed Morris (Alternate #1) Public Hearing Ms. Williams opened the hearing at 7:03pm. Mr. McGill read the Open Public Meetings statement and a quorum was verified. Mr. McGill explained that all Use Variances require 5 affirmative votes. With only 6 members present each Applicant can consider whether they wish to adjourn their matter before the Board tonight and wait for seven members to be present so that the odds of getting to five affirmative votes is higher. The following votes were set forth: Memorialize Resolution #2022-32 for 200 Fulton St. Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Mary Horne X Michael Raab X X Brenda Turner X Memorialize Resolution #2022-33 for 15 Howe St.  Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Mary Horne X Michael Raab X X Brenda Turner X Memorialize Resolution #2022-34 for 779-781 Centre St. Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Mary Horne X Michael Raab X Brenda Turner X Memorialize Resolution #2022-35 for 51 Tucker St. Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Mary Horne X Michael Raab X X Brenda Turner X Memorialize Resolution #2022-36 for 101 Emory Ave. Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Mary Horne X Michael Raab X Brenda Turner X CARRIED FROM OCTOBER 19, 2022 22-Z-3HEWI 3 Hewitt Street BL: 16703 L: 24 Residential “B” Zone Appeal by Owner Vito Conigliaro, Managing Member of applicant 3 Hewitt Street LLC, c/o Carl M. Ippolito Esquire, 207 Stony Hill Road Hopewell new Jersey 08525 convert a single-family row home to a row home with an attached studio apartment. Requesting exception to Chapter 315-96 Use with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. Mr. Ray Bucchi, Zoning Officer for the City of Trenton, was sworn in and testified that revised drawings from the architect were requested before the case could be heard. Mr. Michael Kolber, Senior Planner for the City of Trenton, was sworn in and indicated that the drawings were provided on Monday, which was too late to get posted online for the Public. The following vote was set forth: Carry 22-Z-3HEWI to the December 21, 2022 meeting at 7pm on this platform Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X Mary Horne X Michael Raab X X Brenda Turner X 22-Z-849WS 849 W State Street BL: 31802 L: 10 & 11 Residential “B-1” Zone Berkeley Square Historic District Appeal by Applicant Joseph Moore, Managing Partner of Alliance Group 7 LLC of 1010 Philadelphia Avenue Egg Harbor City New Jersey 08215 on behalf of the Owner Sunlight Holdings Inc. (Arun Goyal, 7 Freeman Lane Bridgewater New Jersey, 08807), use the existing space on the second and third floor of the existing structure to be operated for the sole purpose of housing Veterans or State Disabled under the Department of Disabilities. The applicant requires the following Use (315-86) with relief from any Bulk or Parking variances (315-89 and 315-90 respectfully) to the property otherwise known as 849 W State Street which is located in the RB1 Zone. After discussion with the Applicant the following vote was set forth: Carry 22- 849WS to the January 18, 2023 Public Hearing at 7pm on this platform Member Aye Nay Ab-stain Motioned Seconded Jennifer Williams X X Trina McClendon X Fred Costanzo X X Mary Horne X Michael Raab X Brenda Turner X NEW 22-Z-430BR 430 Brunswick Avenue BL: 9101 L: 12 Industrial “A” Zone Appeal by Attorney Dwaine Williamson, Esq. “The Williamson Law Firm LLC. 354 S Broad Street Suite #104, Trenton New Jersey 08608 on behalf of the Owner and Applicant Black River Homes LLC. (Represented by Kwame Owusu), to re-occupy the above non-conforming vacated use of a two-family dwelling unit as a two-family dwelling unit. Requesting exception to Chapter 315-230 A (4) “Non-Conforming Use” and/or Chapter 315-96 Use in an Industrial “A” Zone with any/all Bulk Requirements (315-99 thru 100 Parking) if applicable. Mr. Kwame Owusu was sworn in Mr. Dwaine Williamson, Esq. introduced the application under consideration for tonight. He shared the details of the public notice that was made. He detailed the bulk variances conditions for why the applicant is seeking 3 variances, for Use, Parking, and Lot Size. The request is for a 2-family home to be located in an Industrial A Zone, which is not allowed, hence the request for a variance. All residential has a 2-parking space requirement and because this site does not have any parking, a variance is being requested. Referencing Exhibit A-1, Exhibit A-2, Exhibit A-3, and Exhibit A-4 photos of the home in the application and the surrounding properties and streetscape. Mr. Owusu described the property as it exists. Referencing Exhibit A-5 photo of the front entrance, Exhibit A-6 Second Floor Apartment entrance; Exhibit A-7, Electrical box for Floor 1 & Floor; and Exhibit A-8 Plans submitted to the Board, Mr. Owusu described the condition of the property. Mr. Owusu stated that trash would be put out the night before, and otherwise, the cans would be kept behind the home. There is an LED dusk-to-dawn lighting that is mounted on the homes. He noted that there is ample on-street parking for tenants to use. There are no concerns about the quality of the soil currently. There will be lighting on the building on the side and on the front of the property. There is no alley access for this property. The condition of the sidewalk in front of the property is good. Mr. Williamson indicated that providing this housing will be for public benefit by putting the house back on the tax rolls, remediating public blight, and by providing more housing for the public. Mr. Kolber indicated that the City believes that two-family homes are appropriate for this area. This project will eliminate vacancies and blight. The City does anticipate that it will eventually be Industrial behind this home in the future. The City’s history has Industrial and Residential co- existing. There are updates to the Future Land Use and Zoning Ordinances that would encourage the embracing on this approach given the City’s history. Mr. Kolber indicated that street trees will be requested, as per the City’s Resilience Plan. The City wants to make sure that the adjoining building has not been compromised and the Applicant is amenable to that assessment. Ms. Williams asked for public comment. With no answer from the gallery the following vote was set forth: All testimony shall be binding and all conditions and 1 Street tree planted by Spring, the type to be worked out with the City’s Public Works Member Aye Nay Ab-stain Motioned Seconded  Jennifer Williams X X Trina McClendon X Fred Costanzo X Mary Horne X Michael Raab X X Brenda Turner X Mr. Wilkerson indicated that there are Reviewers needed for 6 proposals to be the Board’s professionals that have been received. Ms. McClendon, Ms. Williams, and Mr. Fred Costanzo volunteered to be reviewers. Mr. Michael Raab will be an alternate. Meeting Adjourn 8:09pm Respectfully submitted by Cherry Oakley, Zoning Board Secretary