jose are you able to answer that question the the distance between this property rear here
and the parking it looks and while he's looking at that it does look like the structure is quite
a bit farther this property looks to have quite a significant rear yard so it's not
their their structure is not directly at the rear their structure but i just want to know
because they're probably going to have a fence.
Someone is going to put up a fence to keep that property separated.
So I just want to, one, in terms of walkway, right,
because this whole thing is connected.
The units that you've now got on the other street
are supposed to have access to the parking lot,
and it looks thinner than most of the other walkways
that are shown on the site.
Who's your architect? Is he there?
Jose, are you still with us?
Yep, that dimension, the walkway itself is about 3'6",
and you can see sort of the planting area adjacent to that is this is a three-foot planting bed so
you're about six and a half feet away from what would be the property line of that real property
actually it's probably more than that because it looks like the wall of that structure is actually
beyond its property line so it's probably it's probably seven seven to eight feet total and then
what's the distance from the ada compliant units to the ada um parking space so from you'll have
you'll have to do some math so for uh yeah so if you zoom in please zoom in you can see the
dimension it started at the top at the b b unit you have 17 feet from the end from the entrance
or actually to where you see the nose step right there you have 16 feet from that door
that's a2 another 16 so 30 to go down 32 feet plus about another let's say you know 45 feet
to where that location of that ramp is or not the ramp the location of where the curb is
for the uh handicap space from the furthest for the furthest unit which is plan north
i mean you already know what i'm about to say jose i do think that's a that's a that's a quite
a distance um and especially considering that's the larger of the units i would assume that that's
the one that's going to end up needing the use of the parking space more um but you know it's
probably within the legal limits but it is it is a little far understood i mean board member i think
understood i mean board member i think this site is is quite challenging because of the fact that
this site is is quite challenging because
there is that uh one property in the middle uh i i don't know if that was part of pha's plans
in terms of the condemnation or what the situation was there but this this really is the only possible
location on the site to even provide the parking for the parking space not necessarily for that
ada unit it could have been swapped with the two single family units just south of it but
just gonna put that up and and jose i mean is there is there a particular why don't we move on
okay okay we can certainly address the specific locations and and you know why they were designed
that way if if necessary uh the next one is 2401 north 10th 2401 to 05 yeah mi 2025 004 669
all right
the zoning map up on the screen at exhibit six shows that this site at 2401-5 north 10th street
is just one block north of the last few proposals that the board has seen and is directly across the
street from the earlier fair hill phase one and phase two developments this property again like
many of the others is split zone CMEX2 and RM1. As the aerials show, this site is existing vacant
land with a few structures that will also be removed. And photographs are shown here as well.
This site is fairly well cleared already at this point.
On the zoning plan, you can see that the proposal for this particular lot
is for six single-family homes facing North 10th Street, two duplex dwellings, one facing North
10th Street and one facing West York Street, as well as five accessory parking spaces. And again,
like the other two you saw earlier, the parking is to be accessed from West York Street.
Each of these homes also has a storage shed and open space, as only 50 percent of the lot is
proposed to be occupied. This parking is going to be accessed by a 12-foot wide curb cut from
West York Street, and again, this serves to keep all of the parking access points consistent
across all of the development sites. The composite elevations are shown at Exhibit 9,
and again, show the viewpoints from the multiple different frontages for this particular site.
site. The floor plans are also included in the packet at Exhibit 10 and have the similar A2
single family design with both the three and four bedroom unit types. So that's the A2 and
A3 floor plan design. And then for the duplex, we have the B3 and B4 designs similar to the other
ones that you've seen today, the first floors are fully accessible. B3 will have two three-bedroom
two-bath units, and B4 are those larger four-bedroom two-bath units as well. This application
also received several refusals that you have also seen today. First, that same refusal was issued
for accessing the parking from a non-rear street, shared driveway, or alley. And again,
like many of the others, there would be no other possible compliant access point without eliminating
this parking entirely. A refusal was also issued here for insufficient rear yard depth as well as
insufficient rear yard area. And again, as you saw earlier, a lot that has three frontages
has a rear yard as is designated by the city, which in this case is designated as opposite of
North 10th Street. So the rear yard is this area at the south viewpoint of this particular plan.
Since the parking drive aisle is basically right at the rear property line, the development itself
is considered to have zero rear yard depth or rear yard area, despite the fact that there is
significant rear yard provided on this site as well. And board member Wynn, just anticipating
your question here, the ADA space is just about five feet from the B4 unit type. And then from
the B3 unit type, it looks to be about 34 feet, give or take. So I've zoomed in here so you can
So, I've zoomed in here so you can kind of get a sense here of the location of that particular space.
kind of get a sense here of the location of that particular
And that concludes the presentation on 2401 North 10th Street.
Unless there's other questions.
19, 2431 to 55 North 10th.
Glad we're on the same page.
2431 to 55 North 10th Street, MI 2025 004675.
This will be happily the last of the 10 cases.
And as you can see here on the zoning map at Exhibit 6, this site at 2431-55 North 10th Street is a bit farther north than some of the other previously presented proposals and sits right at the corner of North 10th Street and West Cumberland Street.
This site is also split zone, CMX 2 and RM 1.
As you can see on the aerials here, you can see very clearly this site in relation to the prior Fair Hill phases directly across the street.
And you can see the creation of the new street pathways to the left there.
And again, you can see this is existing vacant land.
We've also included photographs at Exhibit 11 as well.
on this lot on the zoning plans at exhibit 8 this proposal is for 13 single-family homes
each home has a independent storage shed significant open space as only 57 of this
lot is proposed to be occupied the elevation here shows that there are two different building types
proposed for this particular phase building type a2 and a3 and then you can see we also have floor
plans at exhibit 10 showing the single family home designs for both the three and the four bedroom
type design and like many of the others this received several refusals uh that have already
been addressed so first the refusal was issued for failure to provide a ground floor commercial space
I will note the unique factor of this particular lot that it is only triggered here for a very
small corner of the lot that is zoned CMX2. Most of this lot is zoned RM1. Likewise, a refusal was
issued here for failure to provide parking, but as Brandon addressed earlier in the presentation,
parking is provided on some other lots that you have already seen and could not feasibly be
provided on this particular lot due to the narrowness of the lot. And then a unique refusal
that you have not heard yet, a refusal was issued for failure to provide bicycle space,
a designated bicycle space area. But again, this is another technicality of the code
that would treat this as if it were 13 apartment units that would need to have
one designated class 1a bike space storage area as you have seen on this lot and throughout all
of the other developments each home has its own independent storage shed so these do meet the
spirit and intent of the code in that there is ample storage area there is just not one
uh common bike storage area and then this concludes the presentation on 2431
uh north 10th street unless the board has additional questions any other questions on that
one okay mr chair i would love to have um the architect our civil engineer and zia adopt my
our testimony yeah yeah who you want to do your client first that that's fine yeah just for
purposes of the record yeah uh zia again can you put your name your name i think you've already
been sworn just state your name because they already have it zero rahman and your position
with pha senior construction manager and you have authority uh to speak on behalf of pha in regards
to the developments presented today yes have you heard all the testimony and evidence that was
offered in front of the board for all 10 of the cases that was presented today yes do you agree
all the testimony that was offered is true and accurate and would you adopt all of the testimony
for all 10 cases as if you had given it yourself yes i'll do jose next what uh jose are you with
us i am uh jose uh can you just state your your position and your involvement with the project
jose hernandez principal in charge jkrp architects and you you were uh involved in the design of all
10 of these projects correct have you heard all the testimony and evidence that was offered in
Have you heard all of the testimony and evidence that was offered in front of the board today
front of the board today as it relates to
as it relates to all 10 of the designs?
I have.
Was all of that testimony true and accurate as it relates to the architecture and the
design of the 10 development sites?
And would you adopt that testimony as if you had given it yourself?
I would, yes.
I think that'll be good enough.
So, Hillary, we're going to start each one.
look at um questions from the board again questions from the virtual audience and planning
okay mr chair okay so mi 2025 003 929 2307 north 10th street questions from the board
questions or comments from our attorney hillary emerson
not at this time mr chair questions or comments from the virtual or the current audience here
Planning Commission.
Yes, Chair, we do have
Calvin Williams, and I have
allowed them to speak.
Yes, thank you so much.
I didn't expect to have anything to say today.
My name is Calvin Williams.
P-A-L-V-I-N
Williams, W-I-L-L-I-A-M-S.
All right, do you swear or affirm
to tell the truth, the whole truth, nothing but the truth,
sir? Yes, I do. Thank you.
This individual case you're interested
in 2307 North 10th? Yeah, I didn't originally register for that, but my civic duty just moves
me when something affects me personally. And I just wanted to render my support for this project.
And the quick reason why is that I babysat my two young nephews back in the early 60s with the
original project with the fair hill apartments as they transitioned from the uh uh high rise to a
low rise and to buying a home uh and and having a business off of 30 of uh 74th and ogons avenue
and i want to say that holistically when this is done and done right it serves everybody in the
city too and thank you for an opportunity for this to have safe thank you thank you sir is there
anyone else no more hands share planning commission amy boyd with the planning commission
the comprehensive plan recommends a change in zoning at this location from the current rm1
residential multifamily to rsa5 residential single family the proposals for affordable
housing which the comprehensive plan recommendation 1.2.2 calls to support the proposed structure and
side yard mimics the look of the surrounding
Roham neighborhood. The Planning Commission
recommends that the board grant the requested
variance for side yard setback.
2025-003-
929-2307
North 10th Street, T2
65441, I vote yes.
Oh, Cheryl
Gaston, I vote yes.
Tannetta Graham, my vote is yes.
Ryan McAdams, my vote is yes.
Ryan Wynn, my vote is yes.
Thank you. Number 10, MI-2025-003-931-2335, North 10th, T6177547. Questions from the board?
Questions or comments from our attorney?
Not at this time, Mr. Chair.
Questions or comments from the virtual audience?
No hands, Chair.
Planning Commission.
Amy Boyd with the Planning Commission. The comprehensive plan recommends a change in zoning at this location from the current CMX2 commercial mixed use to RSA5 residential single family. The proposal is for affordable housing, which the comprehensive plan recommendation 1.2.2 calls to support. The proposed lack of active ground floor use would be allowed under the proposed zoning. The Planning Commission recommends that the board grant their requested variance for no use other than parking or residential on the ground floor.
MI-2025-003-931-2335 North 10th Street, T6177547, I vote yes.
Cheryl Gaston, my vote is yes.
Tanetta Grant, my vote is yes.
Diane McAdams, my vote is yes.
Iowan, my vote is yes.
So number 12, MI-2025-004-148-2317-North 10th, T-3272-456.
Questions from the board?
Questions from our attorney, Hillary Emerson?
Not at this time, Mr. Chair.
Questions from the virtual audience or the current audience?
No hands, Chair.
Planning Commission?
amy boyd with the planning commission the comprehensive plan recommends a change in
The comprehensive plan recommends a change in zoning at this location from the current CMX 2 commercial mixed use to RSA 5 residential single family.
zoning at this location from the current cmx2 commercial
The proposal is for affordable housing, which comprehensive plan recommendation 1.2.2 calls to support.
The proposed 0-foot side yard is characteristic of the real home neighborhood, which these structures are designed to mimic.
The planning commission recommends that the board grant the request of variance for no side yard.
All right. MI 2025-004-148-2317 North 10th Street, T3272-456. I vote yes.
Cheryl Gaston, my vote is yes.