Zoning Board Meeting: March 27, 2025
These records are for informational purposes only. While these are not official minutes, care has been taken to ensure accuracy as best as possible. For official records, visit lambertvillenj.org.
This Zoning Board meeting was held at 7:30pm on Thursday, March 27, 2025 at the Phillip L. Pittore Justice Center.
The board added a new member and reinstated another. They approved minutes from the past meeting, and approved 40 Perry Street and Whispering Woods.
There were three hearings:
Patio Redesign
A variance for a residence on North Main Street was requested during the first hearing. Peter Sheridan, owner, wanted approval for a patio redesign. He and Gary O’Connor, architect, presented their case to the board. Sheridan wanted to include a natural gas fire pit in the design. The city planner was okay with it. No public comments were given. The board approved it as submitted.
Two Car Garage Apartment Rebuild
Gary O’Connor, architect, and Thomas Jordan, owner, were sworn in. Jordan said he wanted to create an affordable housing unit for a family member above the detached garage in the back ally behind his house on Delaware Avenue. The apartment is currently a studio efficiency. O’Connor said the existing structure is not great so they want to wipe it and rebuild.
The ordinance only allows accessory units if the structure is already there. The board asked if the owner went to HBC for demolition, which was something the owner had not yet done. The board attorney specified that this unit would not actually count as part of the city’s affordable housing stock. The owner explained that he has five boys who are all moderate to low income.
“They qualify for sure,” he said.
Only one person will live in the new structure, which will be a two car garage with an apartment above. The board suggested that ten years into the future, if the person living there dies or moves out, the owner could rent the unit as affordable housing. The board attorney said it could be a condition of approval that, if a family member is not living in the unit, it becomes an affordable unit.
The board vice chair asked if the unit qualifies for rental unit safety. Another board member asked how the unit will be heated. The owner said he would like to make it solar as he wants it to use renewable energy. The board attorney again said it could be part of the approval that if family doesn’t live there, the unit goes into the affordable housing pool. The owner didn’t seem to like the idea of it being officially affordable. The city planner said that, as long as it meets requirements, it can become affordable if the owner decides to designate it as such the future.
The board’s engineer outlined some issues: The maximum height of an accessory until is 15 feet, but this one will be 22 feet high. One wall will only have 3.5 feet of clearance instead of the required 5 feet. Driveways are supposed to be asphalt or concrete, but the driveway for this unit will be a pattern of pavers. The lot also needed relief for two parking spaces, because it should have more parking spaces based on the rules. One of the spots in the two car garage will be designated for the 550 square foot studio (or 600 square foot one bedroom) apartment above.
The board approved it.
Beer Tasting Room
Invertase Brewing Company is renting at 1700 square foot commercial condo unit from Spring Village LLC on the southern end of 80 Lambert Lane.
Formerly housing an architectural firm, the Lambert Lane building has been divided into five units. An antiques operation is forthcoming, and Jersey Girlz dispensary will be going in further down the road. Invertase currently has a beer garden in Phillipsburg, their lawyer explained.
Invertase was going to come into town as a bar/tavern, but the central business district doesn’t allow for a brewery. The Boathouse’s license might be expanded into the whole yard, and the lawyer didn’t want to mess with Pork Yard, because the ordinance says you are not allowed to have two licenses within 300 feet.
The lawyer gave some history for the Lambert Lane building. In 1982. there was a cracker factory there. By 1994, a fire burned them out. George Michaels acquired the site. He made it a brewery, because he argued it’s like a bakery and the city, at the time, accepted that. The location almost became apartments, but changed to offices in the 1990s. Then came a gym and offices.
There was a deed swap with Finkles, and, in 1997, River Horse Brewery arrived. River Horse got approval to hold special events outside. Jersey Girlz cannabis dispensary was approval, but isn’t there yet. According to the lawyer, there are two distinct owners for the Lambert Lane properties: Fedway and Spring Lake.
Invertase’s heavy activity occurs in Phillipsburg, but they will have a fermentation tank here, and they need a use variance. It’s not a bar or tavern, because Pork Yard is within 300 feet. They were seeking site plan waivers, because they were not doing exterior improvements, only interior renovations.
They also needed a waiver for the loading zone, because they come in with an SUV to unload kegs. Invertase is not making changes to the exterior.
Stephen Zolnay, Gary R. O’Connor, Elizabeth (Beth) McManus were, one by one, sworn in as witnesses.
Stephen Zolnay, owner
Stephen Zolnay, an owner of Invertase, explained the business. He is front of house. His wife does social media. She has a background in microbiology. His son is brewmaster. They live in the woods in Stockton and have goats, dogs, chickens, and ducks. His son was a mechanical engineer, but one day he looked down the row of cubicles at his work, called his father, and suggested they start a brewery. They launched just before Covid hit.
Zolnay said Invertase is socially responsive. They support local communities. They do fundraising and they would do it here. They are licensed in good standing and don’t want to come in with giant trucks and loading zones. Instead, they will do the nasty work in Phillipsburg and then bring sterile beer here to ferment it in the fermenter. They won’t do outside seating because the condo association won’t allow it. They currently have a lease in Lambertville.
It will be a tasting room. Underaged people can go inside, but they can’t be served. People can bring food, and dogs are allowed. Snacks from home are okay. Invertase won’t mash, lauder, kill, or boil in Lambertville, but they will ferment here. Carbon dioxide will be emitted, but Zolnay said there is no odor.
There might be more handicapped parking spots onsite. Jersey Girlz has to comply with the same thing. There are 118 parking spaces on Lambert Lane. George Michaels owned Lambertville House, and 17 spaces are deeded to Lambertville House. There will be handicapped access for the tasting room.
Zolnay feels people won’t drive drunk, because they can walk to the tasting room from town. Patrons usually stay at the site for 1 to 1.5 hours. Invertase will always have an owner on premise, and always three people working on site.
They proposed the following hours: Mondays and Tuesdays: closed. Wednesdays and Thursdays: 4pm - 10pm. Fridays, Saturdays, and Sundays: Noon - 10pm. The total occupancy is 49 (3 are working employees). They will have two ADA-compliant restrooms. Their sign was approved by the historical committee.
Invertase has had events such as birthdays, weddings, and showers in their Phillipsburg space and they would do the same in Lambertville. Events could happen during additional hours.
Beer comes in a glass, so there will not be a lot of waste, because they are dish-washed. They have and sell cans to go. They produce beer ale with 50 recipes on tap including American Pale Ale, Hazy New England, and more.
They will not be loading during business hours. They will bring kegs in via their commercial SUV during off hours. Loading in is a ten minute routine, Zolnay said, and they do it when the room is not open. Waste is put into the dumpster for the whole complex. Pickup is on Tuesdays. They do four packs, flights, and more. In their beer garden they grow hops and make a beer every fall that they call “Proximity,” because it’s made from local ingredients. Their spent grain goes to local farms, and some goes to their goats.
A board members asked about filling up his own take home container. Zolnay said they do cans, because people brought in dirty fill containers during Covid.
The board asked about the difference between a tasting room and bar. A tasting room can only serve beer—no food. A brewing license is not a liquor license. This will be their second location under their current license.
The board asked how much they can serve to any one person. NJABC requires Invertase to take courses to learn how to spot people who have had too much. They’ve all had safe serve training. There will be no outdoor activity. The Board asked if Invertase wants to sell beer to stores in town. The owner was open to it.
The board asked if they have a license from the health department. Hunterdon Health said they want to inspect, but Invertase still needs a floor, bar, and blocks. They will open a month from when the floor is complete.
The board asked how the Phillipsburg locations compares to Lambertville. Zolnay said Phillipsburg is bigger. A board member wondered how many people will drive in just to buy beer, and expressed concern about traffic.
Their lease is 5 years with an additional 5 years. Brewing is not permitted in the CBD, but George Michaels previously got a variance to do brewing there. Invertase will have a keg room, and the beer is always refrigerated.
Jane Wesby, Vice Chair, was concerned about the hours. She said 10pm is late for Lambertville. Zolnay said he is happy with 9:30pm, or even 9pm—he wants to go to bed. His lawyer, however, wanted later hours: until 10pm on Fridays and Saturdays, and 9pm for everything else.
Zolnay invited the board to Phillipsburg to see the space. He said he will not give them beer, but he will sell them beer and answer their questions.
Gary O’Connor, Architect
Gary said there are 118 parking spaces on Lambert Lane, and gave a lengthy explantation about parking in response to an earlier request from the city.
Elizabeth (Beth) McManus, Professional Planner
Beth McManus outlined why this is an acceptable use for this space. She said Lambert Lane is unique, because it’s hidden and suited for commercial use, but doesn’t have high traffic. She felt it will help with vagrancy in that area. She pointed out that River Horse was there for 11 years and the city is bringing that use back. Beth said Invertase is 208 feet from the Boathouse, but with walking it is nearly doubled, because you have to go all the way around the canal. For that reason, she feels it’s not creating a concentration.
A board member asked if Lambert Lane is wide enough for two cars to go down at once. Invertase’s lawyer said Jersey Girlz did a traffic study.
Public Comments
Kate from Clinton Street asked if long term permissible uses could change. She was concerned that the keg deliveries might grow from an SUV to a bigger truck, or that outdoor activity could be end up being allowed in the future if the lease changes. She also wondered why they stay open so late.
Invertase’s lawyer reiterated the hours, with vigor. He said special events can happen anytime, and parking will not be a hangout spot, because approval runs with the land, not the lease. Kate asked about food trucks. Zolnay said they have them on occasion in Phillipsburg. The board’s attorney said use changes have to go back to the board.
Another local resident said she fears there will be more traffic coming to the space to buy their unique beers. Zolnay said it’s mostly on holidays that people do that, and those occasions would match their agreed upon open hours.
Bob, from Clinton Street, said he’s basically in favor, but added that food trucks are common outside of tasting rooms. Zolnay said he wants people to eat at local restaurants. Invertase’s lawyer would not agree to not having food trucks on site. The board vice chair said any food trucks would have to go through the health inspector and city just as they do with Shad Fest.
Another resident from Clinton Street said someone cut down the trees on Lambert Lane and now light and noise easily crosses the canal into her bedroom where she can clearly hear parking lot conversations. She was supportive, but also concerned about noise.
Laura, a local resident, said she is friends with the owners of Invertase, and she wanted to support this small family businesses, because it’s not long before a corporate 40-unit hotel and parking garage will be coming to town. She said Invertase is a wonderful addition that will be respectful to the community.
Mark, a CEO from Phillipsburg, said Invertase is a community hub much like a European pub. He said Invertase supports Porkrollpallooza in Phillipsburg.
Brad, from Quarry Street, said, “full disclosure,” and explained that he is the rental agent for 80 Lambert Lane, which was empty a couple months ago. He’s been trying to get a brewery in Lambertville for years, and said Invertase will act as an anchor tenant, which will help attract renters to the vacant units.
Several more people spoke in favor. One man said that, because Invertase has family style seating, he always meets people when he goes to the Phillipsburg location. He was excited that they will be in Lambertville. Another man said he thinks this is a good thing, because he works with Steve Zolnay at the Phillipsburg farmers market. A man named Scott said he likes breweries.
Kate, from Clinton Street, reiterated that she didn’t feel 9pm is an appropriate closing time for this location.
The zoning board planner said hours are part of the conditions for approval. There was some more discussion about the hours. Invertase’s lawyer asked for longer hours, but Zolnay said 9pm is fine. Jersey Girlz will close at 7pm.
Brian Kelly, board member, opined about how Owow Cow closes at 11pm.
“Nobody gets upset about that,” he said. “It’s hard to draw lines between residential on one side of the street and business on other.”
The board unanimously approved, and the room broke into bustling chatter. The board then paid the bills and adjourned.
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