please identify yourself for the record and spell your name for the stenographer? Sure. Good morning,
members of the board. My name is Stephen. S-T-E-P-H-E-N. Last name Maffei. M is in Mark. A is in
Apple. F is in Frank. F is in Frank. E is in Edward. I is in Indigo. Thank you, Stephen. Do you
swear and affirm to tell the truth, the whole truth, and nothing but the truth? I do. Please
proceed. Mr. Maffei, did you hear all the testimony I offered to the board today? Yes, I did. And
would you adopt that testimony as though it were your own? I will. And did you have anything else
you wanted to add um nothing really other than uh like you had mentioned the building actually
is 20 foot lower we were going in for a 65 foot structure back when and we did reduce it like you
had said from a five unit building to a single family uh with four stories and 45 feet so i just
wanted to you know let that be known thank you anymore any other mr. Slepner
have you concluded I have concluded I have nothing further at this time thank
you is there anyone else who wishes to testify on this matter if so please raise
your hand I have no one chair thank you any questions from the board
planning commission
good morning this property is indicated for residential use on the comprehensive plan
the applicant is requesting front-loading parking on a block face that has no other curb cuts
and has permitted parking on that block face accordingly we feel that the front-loaded
Accordingly, we feel that the front-loaded parking should not be approved.
parking should not be approved thank you
Thank you.
Calendar number 39660, 107 Callahill Street.
My vote is yes.
My vote is yes.
My vote is yes.
Good luck.
All right.
Thank you.
Calendar number 39368, 1108 Siegel Street.
Confess, what was that address again?
Good morning, Steve.
You agree to waive the reading of his refusal and stipulate to its accuracy?
Yes, I do.
Thank you. Name an address for the record.
My name is Steve Bertil from Claire Harrison, Harvey, and Bransburg.
Here on behalf of my colleague Stephanie Boggs, who was double booked.
She has a historical commission meeting.
The address we're here to present for is 1108 to 12 Siegel Street, S-I-G-E-L.
With me, I have...
Steve, would you please spell your name for the record?
Sure. It's Steve Bertil, B-E-R-T-I-L.
And do you swear and affirm to tell the truth, the whole truth, and nothing but the truth?
Thank you, Steve, and please proceed.
Thank you.
Good morning, Mr. Chair and members of the board.
As I stated, my name is Steve Bertil, and we're here to represent on 1108-12 Siegel Street.
With me, I have our architect and designer, Timothy Koerner, and the owner of the property, Mark Bon Giovanni.
I don't know if they raised their hands already, but I'll just get started and then allow Tanya to find them.
As I said, we're here for 1108 to 12 Segal Street.
We are here to request a variance, approval for the demolition of an existing garage structure
and a new construction of a four-story structure with a green roof and a roof deck for use
as a six-multi-family residential dwelling unit with four accessory interior off-street
parking spaces and 11 bicycle spaces.
We're seeking approval with the proviso language outlined in our revised proviso plan and the
changes submitted with the revised plans.
So if I'm going to share my screen here, let's share the PDF.
Is everyone able to see the PDF of the exhibit packet?
I'm going to jump around to the exhibits that are relevant to the substantive issue
at hand for the variances that we're seeking, but I'll just state on the offset that within
the exhibit packet, we've met all the procedural and notice requirements, and I'll get into the
specifics regarding meetings with the registered community organization a little bit later in my
presentation. So just to provide context and background on the property, the subject property
of 1108 Segal Street is designated as CMX2, Neighborhood Commercial Mixed Use. As you can
see, this highlighted portion of the map is where the property lies. The Segal Street
is located off 11th Street between McClellan Street to the north and Mifflin Street to
south the property is an existing one-story garage it's a map of the
location here and here's an aerial over the street here I'm not sure if you can
see my mouse but the area of the street so as I said the property is an existing
one-story garage and is utilized as such. This is a photo of the exterior facing Segal Street.
And the property is also essentially sandwiched between two other garages and
in fact the entire street is essentially all garage access.
So this is a photo of it looking up Segal Street, or I'm sorry, down Segal Street.
And this is from the corner of Segal and 11th, which you would have to enter to get to look down the street here.
So, as I stated, the property is designated as CMX2.
The proposed development is designed to the CMX2 standard to meet the intent and purpose
of the code.
I'm going to flip to Tab 8, so we're going to start with the proposed development.
Tab 8B specifically, we included both the original plans on Tab 8A and Tab 8B are the
revised plans.
So we're going to flip to Tab, the members of the board wants to flip to Tab 8B if you
uh for those who don't can't see the screen
so as i said the the plans include the demolition of the existing garage and the construction of a
four-story structure with a green roof, a roof deck, and roof deck access
structure for use of six multi-family residential dwellings and four
interior parking spaces and 11 bicycle spaces. The lot area of the subject
parcel is 2,398 square feet. Under the code by right, four units would be
allowable by right. We were actually just two square feet shy of being
allowed five units by right. In addition to the two square feet, to being shy two square feet,
we're including in the project a green roof, which under the code would allow an increased
density of 25% for housing density. When you consider that calculation, the allowable by
right units would be five units and we would actually at that point only be one
square foot shy of the six units we were requesting under the variance so
technically speaking because the building is under 5,000 square feet we
do not technically qualify for the green roof bonus but nonetheless we are
including the green roof on this project to all the requirements and all the
requirements that are outlined to obtain the green bonus. In addition to that, we
are including interior parking, although no parking is required for this project
or this parcel, we're including the parking nonetheless. So just to give you a
sense, this is the exterior front face of the structure and as you can see
is the garage park racing garage and four units there here is a color
rendering of what the project will look like along the Segal Street it is sort
of an aerial view as you can see the the green roof in addition to the setback
roof deck in the middle of the project and you can see it within the context of
the existing, excuse me, of the existing three. So we met with the registered community organization
twice, initially in January 13th of 2020, then again in February 12th, excuse me, February
10th of 2020. Between the meetings, we made some changes in response to comments in the
shadow study that was conducted. The roof deck was reconfigured to be set back from the building line
to, one, to be set back from the building line, but also to create an extended green roof. So we
have green roof on both sides instead of extending the deck to the roof line. In addition to that,
the height of the parapet was lower to reduce the height of the mass of the building. And in terms
of the floor plan some of the comments we received was to include a wash and dryer closet in each
unit and we adjusted the units all the units to do that as you can see here the wd
After the second meeting, and I'll jump to the letter, there was a vote convened where
after the second meeting i'll jump to the letter
the community attendees voted to support the project.
And again, I'm not sure if you guys can see my mouse moving, but I'm circling where that
yeah we can see it okay I can see it anyway okay so in terms of very free the
refusal I'm just go back to the rendering in terms of the refusals that
were issued currently there are five refusals the first is the amount of
residential units permitted there are four residential units permitted as I
stated earlier but we're requesting what we believe is a de minimis request of six requested
units because of the design and the inclusion of the green roof which satisfies the language for
the green roof bonus but also because we're we're so we were the amount of square footage that we
were off to get the increase unit was um so minuscule that we believe that it's not it's
de minimis variance request. In addition to the units, there's a zoning designation as a max
occupied area of 75 percent. Currently, as the current condition on the property and all the
units, or excuse me, all the lots on that street, it's currently 100 percent of occupied area on
the lots and so we would essentially just not be changing the condition we
will be maintaining that a hundred percent occupied area on the lot on the
base level and when you get up to the occupied areas in the upper floors we
are actually reducing it back to 80 percent in addition to that we have a
refusal for the max height in the zoning designation the maximum height is 38
feet we are proposing 51.6 feet there are actually two reasons for the increased
height one is to provide the accessory parking in addition to that the on the
roof we have two pilot houses that trigger the variance because if it was
the one pilot house it would not be included in the height measurements but
under the International Building Code, two means of egress are required from an
occupied roof of a multifamily residence and as such we have to have the two
pilot houses up there and therefore that if they have thus been included in the
height measurement. The max height of the primary residence is actually 41 feet
six inches so we're actually in terms of the primary residence in the primary
bulking we're actually only about three feet um away from the map site the next refusal is the
roof deck setback from seagull street so there's a five foot uh setbacks required um and under our
proposed project uh and under the language of code we technically have zero um feet proposed
but that's because we would like to maximize the green roof area and the green roof area is
calculated within the roof deck setback even though the roof deck area is
actually in the middle of the roof and it's and it's uh
it's sandwiched by roof uh green roof on both sides
and lastly uh the refusal is under the cmx2 designation typically
the ground use floor is required to be designated for
a non-residential use other than parking for this project because of the unique
nature of the street of Siegel Street and I'll go back to just the photos of the street you can see
that the a commercial space is not viable along Siegel Street because the entire block was
essentially just garage access and there's no commercial space along Siegel Street at all so
uh it was designed in a way that we had the front-facing um curb cuts are you there we
have the front-facing uh garage for the off-street parking to sort of match with what the current um
the current feel of the street is and it makes something that's more viable it makes more sense
so in in terms of the various criteria we believe that the uh the requests of variance
are de minimis inappropriate for the neighborhood we don't anticipate any additional congestion of
public streets or transportation we don't believe we don't impair the uses of adjacent properties
or life supply or air anything of that nature um and we also don't believe
supply or air, anything of that nature. And we also don't believe there'll be a detrimental
impact to health, safety, or welfare of the neighborhood that would exceed what would
be expected for this type of use. For all these reasons, we believe that the variance is
appropriate and we request that approval. As I stated earlier, I have both Timothy
Perner and Mark Bongiovanni here with me. Were we able to find them? I just want them to
raise their hand. Then Mr. Bertel asked them if they will adopt your testimony. I need them to
identify themselves and I'll square them in. Okay. I'm familiar with that block. It's nothing but
garages. You're right. Tim, if you could raise your hand.
I know that he's on.
My hand is raised.
This is Tim Kerner.
Mr. Kerner, please spell your name for the record.
Identify yourself.
Name and address.
It's Timothy Kerner.
T-I-M-O-T-H-Y
K-E-R-N-E-R
Do you swear and affirm to tell the truth, the whole truth, and nothing but the truth?
Yes, I do.
I'm sorry I interrupted you.
You were about to give your address.
I apologize.
my address is 2205 Bainbridge Street did you hear the testimony that I provided to the board
in the chair this morning yes I did do you confirm the truth of my testimony and adopted as their own
yes it was very good testimony I have one minor correction to make though having to do with the
five foot setback uh originally the green roof was an
occupied area and then the rco requested that we
make the green roof unoccupied we set the railing back so
at this point if we were to submit again that particular variance would go away
we know we do have more than a five foot setback at this
point for the occupied area of the deck okay thank you so thank you for that
correction does that conclude mr pretzel yes if i could ask one question if this is approved you
are requesting revised plans two pages is that correct yes and the two pages would be the
elevation and the site plan you've also submitted i think shadow studies but that isn't something