ZBA Hearing - February 11, 2026

Thank you.

uh that's the real part of the premises right okay then the front i'll show you

the real part again

okay uh this yes uh as you see uh have plenty parking spaces uh at the front uh which is the

other side of uh 429 fuel house is the gym in the front and you see the parking says around the

building in the middle that's the parking also in the back side and are they are these are there a

certain number of parking spaces dedicated for your business yes up to 20. how many up to 20. okay

so the the garage door is on 9th streets the back of the building correct okay

well customers are going to come in through the parking the common parking lot common drive

off spring garden and park and enter the front yes okay and you would keep tires in the side

uh correct in the enclosed area okay all right any other questions the does the building like

for the commercial tenants on either side of you or what are the uses uh gene okay yes

other both times on both sides you what do the people do uh one side is a boxing gym

uh the other side is the uh fuel house is a kid's gym oh

and is there any plan for signage because there's no indication at this time no okay all right

questions from our attorney hillary emerson so is is your business in one of the units at this

property or does your business encompass the entire property it will be one of the units

contains only 3 500 square feet

do you know what what unit that is uh yes that's uh i believe it's a unit

I'm not sure if I'm confused.

It's a unit B.

Yes, unit B. I'm sorry.

Unit B. Okay, thank you.

Thank you.

Questions or comments from the virtual audience?

Planning Commission.

I'm not seeing your hands, Mr. Chair.

Thank you.

Amy Ward with the Planning Commission.

the comprehensive plan recommends no change to the cmx3 commercial mixed use zoning at this location

the appellant has not shown that there are unique physical conditions or circumstances

that would prevent the property from being used in performance of the zoning code

the proposed use is likely to have detrimental impacts on surrounding

and existing by right uses the planning commission recommends that the board deny

the request of variance for personal vehicle repair thank you um mi 2025 003 193 421 north

9th street i vote yes with proviso unit b only thank you michael johns my vote is yes with proviso

cheryl gaston my body yes with proviso tenetta graham my vote is yes with proviso ryan mcadams

my vote is yes with proviso ion my vote is yes with proviso thank you councillor thank you sir

thank you very much mr um mi 2025 004 308 13 11 west butler street joseph console is the attorney

good afternoon counsel how are you could you please state your name as well for the stenographer

joseph consul j-o-s-e-p-h-c-o-n-s-o-l-e do you swear or affirm to tell the truth the

whole truth and nothing but the truth i do mr consul could you identify your client

and relationship to the property yeah the llc is green girls eats and uh the uh sisters that

on the call with me today are ashley and lexus green all right we have a letter of support

uh from nicetown tioga improvement team rco and a letter of non-opposition from council member

uh from nicetown tayoga improvement team rco and a letter of non-op

young and you've given us 10 signatures from neighbors on the block our vice chair has a few

questions good afternoon have you uh submitted your documents and exhibits five days in advance

of this hearing yes okay and do you waive the reading of the referral and stipulate to its

accuracy yes you can proceed with your case on your screen okay my screen should be shared

the referral should be up joseph consul here representing green girls eats llc ashley and

lexis green who are both medical professionals and sisters that run this llc are on the call today

we're here on 1311 west butler street requesting a special exception for group living

a personal care home in an existing structure the use as my clients can

explain to you is supportive housing for veterans the subject property is located

in the RM1 zoning district we're here for a single referral as a personal care

home in the RM1 district we hope that because we are seeking a number of

humans living in this property far below what would be allowed were this to be a

maximized RM1 unit that this will be a palatable approval for the board so the

the property itself give you the exterior photos this property here the

building itself is 2,400 square feet though the lot is over 3,000 it's the

front of the property there's off-street parking although I doubt that one car

This is allowed to be where it's at. You can see this angle now with the fenced-in

front yard and the fence on the side. Let's go back up to the top. We included

floor plans showing the layout of the property. This property is exceptionally

good for this kind of use because it's got two living areas both on the ground

floor and on what they label as the first floor though you know if you're

looking it's to me it's the second floor but that's not how it's labeled on the

ground floor my client can explain that the layout to the extent we're looking

for it but there's a kitchen a bathroom and what's labeled on here is two

bedrooms though I believe one of them will be administrative office for the

sisters the first floor we've got another living room utility room and a

bathroom second floor three bedrooms and another bathroom here's some interior

photos that we submitted showing the property at the time of purchase

just scrolling through them real quick you guys got all these a critical factor and for this

referral is the quality of the operation this will be owner operated facilities run by the

two sisters who I'll introduce in a moment Ashley is a certified nursing assistant and has been for

nine years, almost 10, and Lexis is a licensed practical nurse. This is a non-medical facility

offering supportive housing for veterans, providing a stable living environment to those

veterans who need assistance with daily living, but do not require acute medical care. Having

both a CNA and an LPN as owners ensures a higher standard of oversight, in our opinion.

We submit that this proposal meets the criteria for a special exception because, one, it's got no adverse impact.

As I mentioned, the number of folks that we're seeking is – the RCO asked us to limit it to eight, which was the number discussed at the meeting.

And, again, that would be far less than would be allowed under the RM1 rubric if we were maximizing the housing.

So it's not going to be overcrowded.

this is a residential use in a residential zone.

The exterior remains unchanged.

It's got a large yard that's fenced in and parking.

We believe that is a good setup for the kind of use

that my clients are seeking to use here.

In addition to that, as mentioned, we have RCO support,

councilmatic non-opposition,

and nine or ten approval signatures from DGC

nine or ten approval signatures from direct near neighbors.

So we've also included in our packet everything else that was required,

along with some information regarding the sisters and our tax clearance and the deed.

With that, I'll call whichever of the Greens are available, perhaps both of you,

to explain your operation a little bit

and adopt my testimony.

Joe, we're talking two people to a room, bedroom?

They'll describe what it would be,

but yes, I believe it's two to a bedroom.

I heard someone raise their hand.

Ashley Green will be promoted to panelists. They'll be rejoining shortly. Thank you.

Hello. Could you please state your name and spell for the stenographer? Yes, Ashley Green, A-S-H-L-E-Y,

Green, G-R-E-E-N-E. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

Yes. Ashley, could you turn on your video, please? Yes, I'm sorry. I'm just trying to hit my page.

no no it's anything for my settings right now sure sorry

okay can you see me now yeah we do we do okay hi how are you good uh hey would you um

would you describe so first of all did you hear my testimony regarding 1311 west butler

Yes, I did.

Do you adopt what I said as your own?

Yes.

Would you briefly just describe your vision for this space?

So we are just trying to open up a vet's home to give us another opportunity, a place to stay, a welcoming home and somewhere just to be comfortable with it.

And if they needed like any assistance or anything, just to help them with it also.

So we came up with this idea also because our dad was in the military and we also have

uncles that's vets too.

And also being in the medical field for mine is 10 years, 12 years, if I'm not mistaken.

I'm following after like my grandmother, my mother, my sisters.

This is just something that we normally do.

We'll came up with helping people.

Thank you.

Is there any questions?

I'm sorry.

You can continue.

I'm sorry.

i just wrote down i'm sorry you can go yeah go ahead you go i just wrote down um a little bit

of the rules that i will be playing in the vet's home um if that's okay if i can just read i think

the board chair also wanted to know about how many uh humans will be in each of the bedrooms

how many people will you be serving and how many people in the bedroom and how many bathrooms

um i know for the down location um i think it's eight altogether if i'm not mistaken between seven

and eight okay and for the for how many how many bathrooms bathroom is two full bathrooms and one

half bathroom okay all right all right questions from the board yes what is your plan um for your

rear inside yard i know that there's um been mentioned about parking but what other plan

is there for any outdoor space for the residents um so we have so the parking is inside and we also

have a porch i don't think that you guys have pictures of it but it's a porch in the front and

a porch in the back also yeah and it's like a little like patio set that we put back there in

the back um just for them to have outside space if they want to get out you know take a breather

anything like that social gatherings we allow also for them when family members come over

they can also instead of just you know being in a house outside will be available too

and my my last question is is there any kind of uh communication that you guys have or agreement you

have or association you have with the veterans administration to to get referrals to get uh

veterans into your homes i'm not sure

other questions yes so a lot of veterans go ahead

do we have a lot of veterans have issues a lot of have medical issues and mental issues

how are you planning to deal with that um i think i don't know if my sister can talk at the same

time as me um she will be on their side since she is the lpn as far as like the medical issues

as far as like the medical issues and things like that is she available here as well in other words

and things like that is she available here

i think she should be yeah she's on so like administering uh drugs and and also a lot of

vets have physical issues also so accessibility i see steps how are you planning to deal with

accessibility. Lexis, can you hear them, Lex? I don't know if she raised her hand or not.

I'm sorry. It should be Lexis Green. What's your name? Lexis Green. They haven't promoted

the panelists. They should be back in shortly. Thank you. She said that her hand was raised.

hi everyone hi lexus could you please state your name and spell for the sonographer

yes lexus l-e-x-u-s last name green g-r-e-e-n-a do you swear or affirm to tell the truth

told truth nothing but the truth i don't counsel hi uh lexus um did you hear the questions that um

that uh um board member michael johns had just asked regarding um in regards to mental health

and medication administration that's correct lexus correct we are willing to support these

things met as far as medication administration i am a licensed lpn um i can help administer

um more so promoting them to administer their own medication but if need be i will be on site

and it's in regards to mental health i would be more so following upcoming like doctor's

appointments that they have if i have to reach out to social workers and counseling

i'll be on board to do those things as well

and the other uh comment was our question was about physical accessibility for veterans with

wheelchairs or other physical conditions how are you planning to deal with those issues yes so we

wanted wheelchair accessible um for our first floor just because it would be easier for us to

get the two steps that we have converted into um the wheelchair accessible where they could just go

up a ramp the second floor we were thinking more so about um vets that are able to walk

or is like one assistant will coming up and down the steps okay thank you you're welcome yes do we

have any pictures of the inside of this is there a floor plan of some sort yeah we submitted a

floor plan and I'll run through the interior photos again okay I guess

asking for non blurry photos or non pixelated photos possible give me other

photos greens I think I do I'm just I'm just gonna go through my photos right

now i don't have any of the upstairs but i do have some of the two bedroom downstairs when it was

cleaned out and things like that i just need two seconds i guess can you just pull up the floor

plan i know you guys submitted it but if we could look at it yeah that would be helpful

and how many people are you planning to have per bedroom here how many bedrooms this first shot

that needs to be a little bit it's three three bedrooms on well two bedrooms on the first floor

and three bedrooms on the second floor okay and how many people are planning to have per bedroom

or um between seven through eight yeah we per bedroom i think it depends on um what they were

with what the requirements are and the measuring of the room so we had someone come out and give

as measurements. And from their knowledge, it would be two on the first floor, and then

we would be able to squeeze two in one room for the three-bedroom, and then the other

ones were two. So, we're talking about four for the second floor and two for the first

floor.

Okay. And how many staff members are you going to have?

um it would be two staff members well one on each floor not two but one on each floor

okay and hours this is 24 hours or 24 hours okay so presumably you're gonna have shifts for these

workers so yes i'm thinking 12 hour shifts can you zoom out so that i feel like every plan but

one and sort of cut off yeah thank you all right what's the difference between the ground floor

what's the difference between the ground floor and the first floor so the ground

and the first floor so the ground floor is a two-bed room

floor is a two-bedroom one bathroom and the first floor is a three-bedroom one

and a half bathroom they both have laundry units so they're two separate

units yes like a duplex it's a duplex yes yes and where so the staff where

there where is the staff space going to be located so I guess we would have to

um have doesn't need a staff firm and then does the first floor unit or I guess the ground floor

unit is the only unit that has access to the basement yes ma'am okay so staff is going to