for just a very small sliver property, which would complete my client's property line over
the entire alleyway.
In connection with the agreement of sale, the party submitted a zoning permit to L&I seeking to move a portion of the western lot line approximately two feet to the west.
And this is the lot line of 817 Christian Street.
However, because moving the lot line in accordance with the plan submitted to L&I would leave 825 South Daring Street with a yard depth of 6.35 feet,
L&I denied the permit application because table 714-7013 requires a minimum rear yard depth of 9 feet.
However, I know that as its current boundaries stand, which I'll show you, I'll present all this in a moment.
As it stands right now, 825 South Darien is already non-conforming.
It has just a little over 8 feet of rear yard depth.
uh so uh and moreover and importantly by permitting the lot line adjustment and you'll see
this in the photos as well nothing's going to change um it's very clear it's very evident from
the photos that both 825 the owners of 825 South Daring Street and the owners of 817
Christian Street have always presumed that 817 has the entire uh alleyway uh which is and again
it's this necessity and so that to cure this encroachment is why we're here and requesting
the variance. So with that, I will just go quickly through our exhibits. The first exhibit I'm going
to show you is just the property site itself. This is my client's property here, 817. This is
825. The area in question is just this little doorway alleyway here, which is, I mean, from all
looking at it objectively, it already looks like it's part of the property. The next thing I'll
show you. This is just some more photos. This is just a close-up. This is the interior wall
of that covered alleyway. This is the door from my client's property into the interior door to
the exterior rear hallway. And as you can see, my client's using it as a utility closet. They've
always used it as a utility closet. This is a picture of the backyard for 825 South Daring
Street. This gate right here is actually covering the access that they would otherwise have. And
And we didn't erect this fence, I believe actually 825 purchased it with the fence already erected.
So it's always been the understanding by the property owner that 817 actually has this value.
This is just a plan submitted to L&I.
I will zoom in here a bit.
This shows you really how de minimis this request is.
This area right here is where I'm running my area over here.
I think it's a little less than two feet.
As you can see, this is 825. The property line runs over here, extends halfway through that alleyway.
And what we're proposing to do, what we're asking to do, is simply move that lot line to that wall that I showed you, that exterior wall.
The next exhibit I'm going to show you is just a notice of refusal, as I stated already.
By doing this, it will – by doing the lot line adjustment, the rear yard depth will
be 6.35 feet, but again, it's already a non-conforming property.
This just shows that both properties are zoned in CMX2.
This is 825 Dectarion. This is 817 Christian.
This is the table, which requires the total minimum year of our yard depth of nine feet.
This is just a letter of authorization from my client as well as Mr. Cleary.
This letter here is from Mr. Cleary.
um this is the agreement of sale they are under agreement of sale as they stated previously um
and this is really the this is the contingency to the agreement of sale is getting the slot line
adjustment done um this just shows i'm just shooting this to show that that that uh mild
Mustard is in fact the owner of 817. And that Mr. Cleary, the next exhibit is a deed for Mr.
Cleary that shows that he is the owner of 825 South Berrien. Last, this is our application
for appeal, which was filed timely after the notice of refusal was issued. This is the PFI, PIA.
the notice of refusal was issued um this is the pfi pif excuse me
this is just the near labor letters showing that we mail finally to all the near neighbor letters
of the rco um that we sent them by via first class mail uh this is letter non-opposition which mr
Mr. Chair already noted we have received from Bella Vista Neighbors Association and this is
a picture of the zoning notice. We put one both on 817 so this fronts 817 Christian Street
and we also put a notice up fronting 825 South Darien. Both property owners are in tax compliance
We have a certificate of tax experience.
And with that, I would like to call my client on to adopt my testimony.
And both sides are great, right?
Both sides are great.
Right.
And you're bringing both clients on or just the one?
No, I'm just bringing Mark Vetri, who's a managing member of Mild Mustard LLC.
Mr. Vetri?
okay chair and council he is coming back as a panel of short thank you i appreciate it
there we go hi mr vetri please state your name and spell it for the stenographer please
Yes, my name is Mark Vettry. It's Mark with a C. V is Victor E.
All right. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Yes, I do.
Please proceed, counsel.
Good afternoon, Mr. Vettry. Did you observe all my testimony that I just presented to the CBA?
Yes, I did. And was it true and correct to the best of your knowledge?
Yes, it was. And do you adopt that testimony as your own testimony?
Yes, I do. Mr. Chair, members of the board,
I have no further questions from the board.
Questions from the board. Questions from our attorney, Hillary Emerson.
You got a question? Yeah, I just wanted to confirm, has OPA already reviewed
the new plan
for the redrawn lot sizes?
Yeah, the plans they submitted are
stamped plans. Okay, that's what I thought.
Questions from our attorney?
Not at this time, Mr. Chair.
Questions or comments from the virtual audience or the current audience
I do not see any hands, Mr. Chair.
Planning Commission.
And we work with the Planning Commission.
The comprehensive plan recommends no change in zoning
from the existing CMX to
commercial mixed use. The proposal
those to adjust lot lines to reflect the existing structures. Non-conforming
rear yard is an existing condition. The Planning Commission recommends that the board grant
their class of variance for rear yard setback. Thank you. MI 2025
000-538-817 Christian Street, I vote yes.
Michael Johns, my vote is yes.
Tynetta Graham, my vote is yes.
My vote is yes.
My vote is yes.
Thank you, counsel.
Thank you, Mr. Chair. Thank you, members.
Thank you very much.
Sure. Thank you, Mr. Betrie. Number 11, MI 2025-000-596-1163 South 19th Street, Alok Sokoloff is the attorney.
We're going to take a five-minute break.
I should be coming back in as a panel shortly, Mr. Chair.
Chairman and members, I'm going to have to leave shortly, just letting you know.
What happened here?
Okay, Mike.
Good afternoon again, members of the board.
Are you able to hear me?
Yeah, counsel, just for the record, state your name.
Oleg Sokoloff on behalf of the applicant, Barbara Mosley.
And what's the name?
Barbara Mosley.
I have Kendra Mosley, no?
I believe it's a, they go by both ends.
Okay, sure.
You've already been sworn.
Our vice chair has just a few questions.
Good afternoon, counsel.
Do you agree to read another refusal or stipulate to its accuracy?
Good afternoon again, Mr. Shahid.
Yes, I do.
Have you emailed in all the required documents and exhibits that's needed to proceed with this case five days in advance of this hearing?
yes yes we have chair uh mr shaheed we do have
Yes, we have. Mr. Shahid, we do have some additional documents that we would present
today if the board is so inclined. There are floor plans and some renderings of the property.
Sure. Anything you submit to the record, please get that in so we can add that to the exhibits.
But please proceed and share your screen. Thank you very much.
Mr. Sokoloff, I noticed that there's a letter of support from Point Breeze Community Development
Coalition. That's correct. And that is this time on this presentation in our exhibit
package here okay all right so this is for the erection of a new three-story two-family residence
located at 1163 south 19th street that's basically at 19th and federal um and this this is simply a
use change to two-family living which is excuse me um prohibited in rsa 5 district
Great. Ms. Mosley purchased the property in November 2024.
And I think let me let me go through the additional exhibits and then we can get to the plans as I have Sean Kennedy and Scott Woodruff of Design Blends on the call to answer any kind of technical questions.
our zoning map here. You can see it's a corner property.
I don't know. I apologize. I don't know why it does that. Every time I
change the size, it decides to jump me down to a different portion of the exhibit packet.
So this is the property here. It is the furthest corner property there. This is 1161.
One, it is not the entirety of this lot.
And this is a picture of the property from Federal Street.
The frontage is on 19th Street
and the longer portion is on Federal.
Some aerial views of the property.
This property has been vacant at least to 2017
17, as far as I can see from any kind of zoning record or any kind of permit records.
But given the condition of the site, I believe it's been vacant for far longer.
We wanted to point the Board's attention to a number of previously granted two-family
residences in the RSA 5, in an RSA 5 district that are within about a three-block radius
of the subject property, and here are some of the ones we found.
So, we found seven properties that have all been granted by the board.
Our application for appeal.
Our project information form.
Ms. Mosley also walked around the neighborhood and obtained a number of signatures from nearby neighbors.
And I just want to point the board's attention to the specificity with which we currently prepare petitions, outlining exactly what it is that's going to be constructed.
Also, letting the petition signers know that, you know, plans are available for review and shown plans during the time of request for signatures on this petition.
Our community notice letter, we met with the community on March 24th of this year.
As the Chair stated, we did receive a letter of support from Point Breeze Community Development
Coalition and some things that I just wanted to point the Board's attention to.
Even the person who was not in support, you know, thought it was a beautiful design.
and then you can see here people are very happy that the the lot is going to be filled
and once again people are people in the community are very happy with
with a non-blighted lot or the idea of a non-blighted lot
here are our certificates of mailing
Our proof of tax compliance, you can see no balance for this year or any other years.
and then our notice posters for today's meeting.
and then our notice posters for today's meeting.
And with that, let me go back to at least the Z-level plans to discuss the property
a little bit, and then I can show some more detailed plans and renderings.
All right, so as I stated, what we are proposing is, well, let's do it this way.
So this is a rendering of the property.
This is a three-story, two-unit, first-floor unit being having an entrance on 19th Street
and the second-floor unit having the entrance on Federal Street along with a garage and
a backyard that I'll show in a little bit.
Sitemap of the property, what I'd just like to point the Board's attention to is we've
made accommodations for a trash area in the backyard that's going to be accessible through
either the backyard of the first floor unit or people on the second and third floor unit
are able to access through the gate that's located here to bring their trash out for trash storage.
A layout of the unit on the first floor, so you'd walk in, there's the living room, kitchen,
with stairs going downstairs into the bedrooms.
This would be a two-bedroom, one-and-a-half-bath unit
with the half-bath being on the main floor, as you can see here,
and then the full bath being on the lower level.
Egress wells outlined here.
Now, the second and third floor would be a bi-level unit as well.
and that would be a three-bedroom, two-and-a-half bath.
All of the bedrooms would be located on the third floor.
Laundry located within the unit.
And then the second floor of that unit would be living spaces,
an additional little office or a utility room.
Excuse me, not a utility room, but a bonus room, I suppose it's called.
Some pictures of just design inspirations that were used by design blends to prepare the renderings of this property.
And you can see that the plans and the proposed design of the unit are very much in conformity with this side doors.
Elevations here from the front and back, excuse me, back here, front here.
Side elevation, so the garage door would be located in between the backyard, which has
the access to the trash area, and the entry to the second and third floor unit.
A layout here showing the various rooms from a side elevation.
So once again, as I stated, the walking in on the first floor, you would have the living
area and then the garage behind the stairwell, bedrooms in the basement.
With that, if I can bring on Ms. Mosley to adopt my testimony, or if the board has any
questions for the architects thereafter i'd be happy to bring them on they're both on the call as