to a degree that there is parking allowed on Greenog Street I'm not saying it's a big car
it's probably a mini cooper but we have 13 feet and eight and one half inches that we extended
the street out even more so you have two parking spots here not that it's allowed but if they
really want to park on that side of green hog here's the third parking spot and then yes we're
taking then a public space away but that would be the fourth spot right so we you know we don't
believe we're creating a spot here but if the community thinks parking is allowed here's another
spot that we created and this spot doesn't even exist until we've paid until we pave and develop
the street so there's four parking spots we created with one single family home which i
think is a really great net positive under the circumstances
and then there's just elevations here well i think it'll be better to just go through the floor plans
but i think this is actually a really good uh rendering right here in elevation so this is the
front of our property right this is the little driveway we created you see here there's a there's
there's living space down here and it's really not down here but it's just it's a very unique
property um we created a situation where we because we put a grate here a metal grate there's light in
there that's created. That's why we created the setback, is to create additional living space
under the circumstances. And then you'll see the deck up here. You'll see a deck on the side. You'll
see a deck back there. But it starts as basically a two-story structure in the front and goes always
a four-story structure. We're not taking anyone's light in there away. We're just trying to be
nestled in a forestry part of Manioc. And then these are the floor plans. I'm actually going
to start at three, but it's really one. So third floor, you have this study area, right? It's 10
and a half feet by 16 and a half feet. They considered that not a livable area. The city
planning commission disagrees with that when we met with them. There are bedrooms that I have
presented in the past that are not that large. This area is rather large. How we see it, especially
in this post-pandemic era, is that we would see maybe a sitting area, a desk there. Someone's
going to do something to get away from, whether it's the kids or life in general. You have the
garage here. You have a couple of coat closets. You have a bedroom in the rear. You have a full
bath. Now, you can go up or down. If you go up, technically, this is the fourth floor. It's an
an open floor plan of a kitchen, dining room, and a livery room. Now, if you go down,
we'll go backwards. That's where the living areas are. And when we're going down, this is, oops,
when we go down, I'm not going down like where you would say I'm in a basement area.
This is, again, because of the slope, it's all above ground, right? So you have two bedrooms,
two bathrooms and then you go into the lowest level which is still above ground
where you would have a little flex bedroom maybe you have a media room you have a separate deck
that's above ground and where it's really private and serene
and then you have a roof deck as well now again we were supposed to have our meeting
on July 17th at 7 p.m.
We got a call last minute that day
stating, oh, I thought it was supposed to be
on a Tuesday rather than a Monday.
So we, you know,
because we want to appear in front of this EBA,
we're like, fine, we'll do it on a Tuesday.
I don't know if that decreased
what would have been the people showing up.
This Maniunk neighborhood council
is very unique in that you have to email the group
You have to email the group and then they'll give you the information about like the Zoom
and then they'll give you the information.
information for the virtual meeting.
So I'm sure that they contacted anyone who said, I wanted to show up on Monday and told
them Tuesday.
I just know how people's schedules conflict there.
But again, at the meeting that we had a community meeting, there were no affected properties
who voted for it or against it.
72 properties were within the affected area.
these are the list of the properties a lot of them i believe i i haven't cross-referenced i
don't want to state it i have to take a look at the petition how many people were within the
affected area but there are at least four properties on our block on green og who are
in support of our project uh proof of mailing our application for appeal that we filed on behalf of
251 Greenog STLLC, project information form and notice refusal, deeds of property showing 251
Greenog STLLC is the owner, and then our tax clearance. One other thing, during the meeting,
and I don't think this was the general feel from the group, but during the meeting, someone even
said, if it's on the steep slope, it shouldn't be developed. And I don't even think that the
representatives from the coordinating rco would say that but that was a general feel and temperature
of the uh room i want to do one more thing i just want to show the video of uh of you know showing
that there is no parking down the street on green auburn per side so i'm just going to share my
screen one more time can everyone see my screen yeah so this is the beginning it's going to slowly
to go down the street. You can see all this off-street parking. And we're on the left-hand
side, driving down Greenhaw. But the left-hand side is the side that our house would be.
Again, more off-street parking. Has a more suburban feel, this part of Manhill.
But you can see the right side. There's cars parked. If any cars were parked on the left-hand
side you couldn't drive down the street this would not be a functional street
we get more off street parking and you see the two cars at the end those are the two cars that
are you know again the green ox stops there we would extend it out those two cars would be able
to park legally if we did so. I'm going to stop sharing my screen. I would also state I would
also move both my exhibits as well as that video into evidence. Yes, thank you. Hi, Mr. Hardiman,
can you virtually raise your hands? They've been allowed to speak. Hi, sir. Could you state your
name please to spell for the court stenographer? Darren Hardiman. My name is D-A-R-E-N, last name
H-A-R-D-I-M-O-N. Right. Do you swear or affirm to tell the truth, the whole truth, and nothing
but the truth? I do. Proceed, counsel. Yeah, Mr. Hardiman, you heard everything I had to state
today about your zoning matter, correct? Yes. And everything I stated was true and correct, right?
And do you adopt it as your own testimony?
Besides my presentation, would you like to add anything so the board can hear your position regarding this zoning request?
Well, yeah, one thing I wanted to go back on, Alan, for the steep slope disturbance that you looked at on the plan.
If you could share your screen, there was one thing that you kind of misstated.
Oops, wrong one.
hold on let me get let me get my so if you can go back to the zoning plan
yes there so if you could zoom in on that a little bit
so with regard to the going over to 1400 square foot of earth disturbance when you when you did
the calculation earlier you did building coverage and site disturbance so that was incorrect our
site disturbance is only 229 square feet. The hardship comes in because we have to build this
street. If we did not have to build the street, we wouldn't be disturbing the additional 1231
square footage, which takes us over the 1400. Okay, gotcha. So the 239 is including the streets.
Okay, gotcha. So the 229 is including the streets portion aspect.
Yeah, so 1231 is all of the owner developed cartway and footway. And then the 229, that includes the piece that we're going to be site disturbing. Like our original site is going to disturb that because we're on pillars. So because we're on pillars, we're not going to disturb as much of the site.
Other than that, I think that everything you said was true.
I just wanted to get back to that because our site disturbance, the hardship comes in for us is when we have to build that street.
Had the city built the street or had that street been developed by the owner, the developer of Renault Street prior across to the other side, we wouldn't have that steep slope issue at all.
Thank you.
Questions from the board?
Mr. Chairman, Mr. Chairman, I'm on the call.
Okay, thank you, Jim.
Questions or comments from the virtual audience?
Yes, Mr. Chair, I have Kevin Morris with their hand raised.
I have allowed them to speak.
Hi, sir.
Could you state your name, please?
Kevin Morris, K-E-V-I-N-M-O-R-R.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
And you're from the Manioc Neighborhood Council?
I'm not from the council.
I'm a resident of Wild Street, around the block from the property.
Proceed, sir.
I guess I don't have a position on the creation of the off-street parking, just factually.
There are three parking spaces up in that area now, and neither the PPA nor the PPD consider that illegal.
um the no parking sign that was shown in the video you can see the arrow actually points to
the north away from this property um that's just a factual matter there um but i am also an objection
to the development on the steep slope uh during the presentation i noticed you know he asked the
question if the building sticks out um walking around the neighborhood and the building up on
piers would stick out to me um you know obviously i've lived in the neighborhood 15 years so it's
not really uh development that i've seen around here and i think the last comment i was saying
the only issue is because the street was never built and i think that street was never built
out because of the slopes in the area that's why a lot of these paper streets exist around here
um yeah that's all i have to that that's speculation i see lips moving in but i don't
say it again oh i'm sorry uh i i object to some of the some of the testimony as
i understand that i i agree with you mr morris anything else
is there anyone else in the virtual audience
i'm mr john hunter with the hand raised i've allowed them to speak
Yep. Hi, state your name, please, and spell for the court stenographer.
Please unmute and wait to be sworn in.
Hi, could you state your name and spell for the court stenographer?
Yes, it's John Hunter, H-U-N-T-E-R.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Are you a neighbor?
I am the zoning chair for Manningham neighborhood council.
Okay, proceed, Mr. Hunter.
Thank you.
Mr. Narkinson has gone through our letter in quite a lot of detail, and I thank him for doing that.
I'd just like to sort of go backwards and clarify some things.
We first started a discussion with the applicant or with the attorney in mid-May of this year.
And when I looked at the refusal, I immediately asked, well, what about the other refusals for the steep slope, for the front loaded garage, for the, and it came as a surprise.
You will see in the appeal of the original appeal document that there is no mention in the description of the property of a front loaded garage, and there is only one refusal.
And I'm going to object in that respect.
The only thing that's disclosed in the appeal is the notice of refusal.
Our documents are that we submitted to L and I,
as well as our application references are for a loading garage.
I can't control or my client can't control what the examiner does.
I'm not.
Well, Mr. Hunter, listen, I understand.
But Mr. Nakamura, I'm going to let him continue.
Mr. Nachman, so I'm going to let him continue.
Sorry?
Sorry.
Thank you.
I continue, Mr. Hunter.
Okay, thank you.
What I was about to say is that obviously that was considered to be the complete list of refusals
because in the appeal document, it actually says that there's only one refusal and it's a de minimis refusal.
So there's a real misunderstanding about the number of issues that are triggered by this application, partly because of the steep slope.
And this steep slope is one of the steepest slopes that I've ever seen anyone attempt to build on in Maniunk in my 12 years of being zoned chair.
And also because there is the RSA 5 restriction on front-loaded garages just generally throughout the city.
In addition to that, to make sure that it is clarified, there is the Ridge Park Conservation Overlay, which specifically goes into the no front loading parking garage, but also the other issue, which is the habitable room with windows overlooking the street.
And that's introduced to ensure that there is activity on the street and it would limit the and goes hand in hand with the front loaded garage.
So these two main principles that were not addressed at the beginning in mid-May. The revised refusals was issued by L&I last Thursday afternoon. That is two months later.
And therefore, the letter that went out to the neighbours only referred to that one refusal, not all the other refusals which came subsequently.
And I assume the petition that the applicant rustled up, which refers to the appeal document, also was only asked about the one.
Well, if it wasn't, then there were 18 addresses on the petition, 12 of them are on Ripka Street.
And just to understand where Ripka Street is in relation to this side, Ripka Street does not connect to Greenhoff Street.
Greenhoff Street is a dead end of Silverwood Street.
So no one would go down Greenhoff Street unless they were actually driving to a property on Greenhoff Street.
Ripka Street is accessed because of the steep slopes in that area from Silverwood Street, turning left onto Hermitage Street and turning left again to end up in Ripka Street.
The properties do not look to that property on Greenhoff Street. I doubt if most of the people there even are aware of it because there's no reason for them to go down Greenhoff Street.
So there were 18 petitions listed, 12 of them were on Richter Street, and only four were on Greenough Street. So I just wanted to mention that too.
Sorry? We looked at the petitions. We saw that, Mr. Hunter.
Okay. But you have to understand the disconnection, the geographic disconnection between Ripka Street and Greenough Street to realize that the people on Ripka Street probably don't even know why Greenough Street is at that end of the street because it's a dead end.
Okay. Mr. Hunter, thank you for taking the time to call and we appreciate it.
is there anyone else in the virtual i'm sorry i'm not finished yet well okay would you would
you finish then i'm sorry we have another hand raised mr chair it's um rebecca froger
go back to mr hunter go back to mr hunter okay i understood
mr hunter it's been about to speak mr hunter proceed
The applicant on the question at one of our meetings was, has told us that he's not undertaken a geotechnical survey for the property yet.
He's, as I said previously, it's a really steep slope and you really need to be aware of what the geology is on the site.
they're also the the way that they're they're developing the site using piles there's no
explanation on how that would be accessed from either leverington avenue or from greenough street
and that really plays into the disturbance issue because not only have you got to locate those
piles you've got to get access to them you also have to deal with drainage power and all the other
things that need to be uh positioned on the house which will also add to the disturbance
so we're really concerned about that this property has not has been underestimated
the difficulties of building on this extremely steep slope side.
the difficulties of building on this extremely steep slope side going to the other issue which
mr notcheson sort of was preoccupied with the idea of creating that extra area and extension
of greenhouse street that the client initially said he thought he would have to do it was just
some concrete it's a huge undertaking because that area of the of the property dropped significantly
So you have to build a street to the standards that the city requires, and we don't believe that he would do that.
And therefore, if he didn't do that, and he then moved to close the street, which he could do at some later date, the two parking spaces that Mr. Noctis and her sort of trumpeting would not be provided.