Robert Thiel listed as the attorney I'm sorry Jared Klein
okay sir Mr. Klein has been re-promoted into panelist
good afternoon again Mr. Chair
Mr. Klein, you've already been sworn.
Could you identify your client and the relationship to the property?
Yes, my client is Ase, and they are now the owner of this parcel.
It was recently acquired from the St. Hugh Church.
Okay, our vice chair has a few questions.
Hi, good afternoon.
Do you agree to waive the reading of the refusal and stipulate to its accuracy?
Yes, I do.
Have you emailed the exhibit packet with proof of ownership tax compliance,
a copy of the refusal or referral, photos under plans of the property within five days of the
hearing, and have you met with the RCO, and do you have a letter? Yes, to all of the above.
Okay, great. You may proceed and share the screen. Thank you. Assuming everybody can see that.
So I'm here on behalf of ASE for an application for senior housing.
The site is an RSA3 site that was previously the home of the St. Hughes Church congregation.
This proposal is seeking to put an addition on top of one of the existing structures on the former St. Hughes campus,
while leaving certain other buildings that are already existing there in their current condition.
We received a number of refusals, as the board can see, but all of them sort of relate to our adaptive reuse of the existing structure and trying to maintain the existing layout of the St.
Hugh facility. So we're seeking height because we don't want to expand outward because we're going on top of an existing structure.
and the places where we can put the accessory parking are already paved and therefore we're
trying to reutilize those as well. So that is what the sort of reuse of existing conditions
is what's driving the refusals in this case. In addition to it being RSA 3 and the proposal for
30 residential dwelling units is not allowed under code. Again these are proposed to be
Again, these are proposed to be affordable housing for seniors, seniors who are 62 plus and who meet certain income qualifications.
THE AFFORDABLE HOUSING FOR SENIORS.
And ASE is an experienced developer of affordable housing for seniors in this area.
To give the board some context on the site, this is our location here.
But this photo really shows it better.
This is the St. Hughes campus here.
And so we're proposing an addition to one building while leaving these others alone and this existing parking area.
Some photos of the existing conditions of the site, just to give a board a sense of what is there now.
It's a very large church complex that's occupied this site for quite some time.
Photos of posting and of the street generally surrounding.
put our plans up on the board for the board to see this is the area of the addition here
only this building is being affected and the idea is to erect a vertical addition
on top of this structure here rendering for the board is here as you can see it's a we're trying
to provide a very nice product that fits in well with the architecture of the neighborhood and
creates an attractive place for seniors to live while sort of preserving the aesthetic of the
former religious use. And to show the board that this is an area that's walkable and accessible
for seniors, here are some of the various locations of businesses, religious institutions,
and other things that are within walkability zones from the subject lot.
This is the building that's proposed to have our addition on top of it here.
The existing rectory and the existing church building are being left alone.
The addition is just on this rear building here.
And here's a layout of how the units are going to look.
Very standard unit types to provide easy access and affordability for seniors.
It's something this neighborhood desperately needs.
And the floor plans mimic each other as they go up through the building.
and as i mentioned there are 30 units in total spread across the proposed facility
here are just some example unit types we have accessible units
that provide you know all the function for ada requirements especially for senior housing we
want to make sure that we have ada accessible units that are functional for their use and the
building is designed in that way and here are the elevations to show the board here's the addition
here um and the existing structure we have one more rendering uh that shows the board the courtyard
and sort of uh passive recreation area that will be included uh as part of that final development
we did meet with the rco and their letter of support is available here i'll blow this up a
little bit to make it easier for the board to see. But as as you could see, there was a meeting
on February 9th that took a total of 29 attendees and the vote was unanimous in support of granting
these these variances after a full community conversation. At this point, I'd like to ask
Maria Gonzalez to raise her virtual hand so that she might adopt my testimony. Maria, if you're
there, please use the raise your hand button. If she's been allowed to speak, sir. Thank you.
Can you state your name and spell for the court reporter?
Hello, my name is Maria Gonzalez, M-A-R-I-A-G-O-N-Z-A-L-E-Z. I'm the president of ASE,
a non-profit community development corporation um 501 you swear for him to tell the truth the
whole truth nothing but the truth yes i do thank you uh thank you uh maria did you have a chance
to hear my presentation this afternoon yes and do you adopt my statements as true correct in
your own testimony yes thank you uh can you just very very briefly summarize for the board
ASE's experience in developing senior housing in this area? Yes. ASE was incorporated in 1982.
Our focus and mission is in developing affordable housing for families and seniors. We have about
280 units of senior housing in the area, and we have also developed the Mercy Life Center that
supports also aging in place in our communities. And pretty much this is in line with our recent
Community Development Plan that was completed in 2016 to create more affordable rental housing
in the Sitton-Hugh and Fairhill neighborhoods. Thank you very much. Mr. Chair, we don't have
Thank you very much. Mr. Chair, we don't have anything further, but we're happy to address questions.
of anything further, but we're happy.
Questions from the board? No, Mr. Chairman. No, Mr. Chairman.
Questions or comments from the virtual audience?
Sir, I see Mr. Sloan-Folks with his hand raised. I will allow him to speak at this time.
Good afternoon, Chairman, ZBA board. Sloan-Folks, Office of Councilman Maria Quinone-Sanchez.
You've already been sworn, Mr. Folks.
Thank you, sir.
The applicant, having met with the coordinating RCO and receiving a letter of support, the council member offers her support for this various request.
Thank you.
Thank you very much.
Is there anyone else in the virtual audience?
I see no one else in the virtual audience.
Planning Commission.
Ron Bednar, City Planning, that's R-O-N, last name Bednar, B-E-D-N-A-R.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Proceed.
This property is indicated for residential on the city plan, given the physical site condition and the documented use history.
We recommend the request of variance be granted.
Thank you.
MI 2021-005-016-147 West Tioga Street, I vote yes.
Harold Tenneri, my vote is yes.
Thomas Holloman, my vote is yes.
James Snell, my vote is yes.
thank you thank you all very much have a good afternoon
MI 2021 004985 1500 to 14 north 15th street
Joe Goldschlack
Mr. Goldschlack has been promoted to panel sir
Hi, Mr. Goldsack, are you attorney?
No, I work for the contractor.
Okay, so do you have an attorney on this case?
Who's the client?
The client is Comcast.
I work for Fullerton Engineering.
I am an attorney licensed in Illinois.
I think we need an attorney to handle this case.
That is correct, Chair.
so mr goldslack what we're going to do is continue it and please come back with an attorney
and you can contact our office and i'll give you instructions on what your
you know what your attorney should do and things of that nature but we have to have
an attorney for a company corporation um all right even though i i was the applicant but
I understand.
Will there be, how will I be notified about the continuance date?
Our office will get a hold of you.
You'll get a new date.
If you can email me at tanya.sunket at philip.gov or the RCOZBA, we can assist you further, sir.
Thank you very kindly.
Thank you very much.
MI 2021-00-4972-3001 North Stillman Street.
Terry Scott.
sorry sir mr josell console has been promoted oh good okay thank you
good afternoon board joe console console you have been sworn uh could you please identify
your client and the relationship to the property yeah my client is maurice map the second he is uh
one of the owners of the property and he's on this call all right thank you and our vice chair
carol tenere has a few questions hi mr council do you agree to waive the reading the refusal
and stipulate to its accuracy i do have you emailed the exhibit packet consisting of
proof of ownership tax compliance a copy of the refusal or referral photos and or plans of the
property five days in advance of this hearing and have you met with the rco and do you have a letter
yes to everything okay you may proceed and your screen's up okay great
Okay, you may proceed and your screen's up.
Okay, great. 3001 North Stillman Street. I got Maurice Mapp, one of the owners with me, as previously discussed. It's 30th and Stillman. We've got the refusal, the RCO letter of support, photos and plans, and the requisite documents attached to this.
The refusal for this corner property is twofold. One, we've got a takeout restaurant being refused on the first floor of this property with a apartment above that takeout. So it's both multiple principal uses and takeout restaurant itself being prohibited.
As noted on the refusal, this property has previously been approved on the first floor for retail sale of cosmetics with an apartment above it.
It's fallen into disrepair, as you'll see in the photos.
And so we're trying to revive it, have a takeout restaurant use on the first floor and an apartment on the second floor.
The owner, Mr. Mapp's family, is in the restaurant business. We met with the RCO twice regarding the plans for the restaurant, the kind of food being served.
All the little details aren't really germane to this presentation, but the point is that there was enthusiastic support. We got the letter of support from the Community Action Group and Ms. Denise Whitaker.
It's our proofs of mailings. Here is what the outside of the property is looking like right now. There's been some fix up of the outside of it and the inside waiting for our approvals to get moving on that.
these are signs um to note uh two of the other three corners uh on this particular intersection
have uh commercial uses at them and like i said this property had a commercial use on the first
floor um it was only ever approved for that as far as i can tell um different angle some other
angles. This is pre-external rehab, like I said, like I showed you, my client fixed up the rundown
outside, so it looks nice at the moment, just the insides waiting to be worked on. There's the floor
plans included in the packet of what the takeout restaurant will look like, employee entrance,
customer entrance, and then the third door on that floor is actually a separate entrance to
apartment which has always been there uh and is visible back uh on this photo on your left the
the door all the way to to the right um with the overhang leads uh to steps that lead up to the
upstairs apartment uh there's the architectural plan for the apartment itself no refusals there
and our other documents tax clearance certificate deed and that sort of a thing um i don't believe
uh there's there's too much left to belabor here i'll i'll call my client
mr maurice map to raise his hand and adopt my testimony
are you out there yeah i'm here could you state your name and spell for the court reporter
uh maurice m-a-u-r-i-c-e map m-a-p-p second do you swear or affirm to tell the truth the
whole truth and nothing but the truth i do thank you good afternoon mr map um did you hear my
testimony just now regarding 3001 north stillman yes do you agree with what i said and do you adopt
that testimony as if it was your own yes is there anything you'd like to add uh no sir okay
questions from the board no mr chairman and mr chairman questions or comments from the virtual
audience so there's a hand raise from a number that ends in three five five two if you wish please
hello hi could you state your name and spell for the court reporter
um yes this is adrian fernandez a-d-r-i-e-n-n-e fernandez f-e-r-n-a-n-d-e-z of swan portal
neighborhood parcels association rco all right do you swear for him to tell the truth the whole
truth is nothing but the truth. Yes. Thank you. Proceed. Okay. There are two affected RCOs.
Thank you. Proceed.
Okay. There are two affected RCOs for this address, Swamp Little Neighborhood Process Association RCO and also Community Action Group RCO.
Both RCOs support this project.
We just want to assure that if it needs to be proviso'd, that the trash be kept in a container, be contained.
I believe the applicant said they would build a container on their property in the back.
and also that the single-family zoning is maintained upstairs versus multi-family zoning.
Thank you.
Thank you, Swampoodle.
Any other comments or questions from the virtual audience?
I see. No other hands, Mr. Chair.
Planning Commission, Ron Bednar, City Planning.
While this property is currently indicated for residential on the city plan, given the physical circumstances of the site and the documented use history, recommended requests for variance be granted.
Thank you.
Rebecca, the provisors, we would only do trash, right?
I believe that's correct.
Thank you.
MI 2021-004972-3001-North Stillman Street, I vote yes.
Would proviso trash be stored in the appropriate manner to discuss with the owner?
Carol Tenere, my vote is yes with proviso.
Thomas Holloman, my vote is yes with proviso.
James Snell, yes with proviso.
Ishmael Shahid, yes with proviso.
Thank you.
Thank you, Board.
MI-2021-004974-3737 North 2nd Street.
Jose La Torre.
Mr. Clinton is coming back on as a panelist, sir.
Good afternoon, Mr. Chairman.