23 units also does include ground floor commercial space which we submit will flourish with the added
density of this project just next door we do submit that the number of proposed units is the
least minimum as it is consistent with the density of the surrounding block and is also less dense
than the comprehensive plan would encourage on the lot provided that mixed income housing bonuses
were utilized. Furthermore, my client has also committed to the community that at least 10%
of the units will be rented to those with incomes at the 50% AMI level. And as the evidence has
shown today, the 12 units are well-built from a dimensional perspective to accommodate the
proposed density with mostly large and well-appointed two-bedroom, two-bath units.
although the 16 units would also have been appropriate here my client was amenable to
addressing community concerns and not only reduce the overall density but removed an entire floor
of the building as well given the evidence that we've presented today this compromise balances
the clear and unavoidable hardship facing this lot while still ensuring that the project is
compatible with the character of the neighborhood and as always a more detailed memorandum of law
is included at exhibit 14. if you wouldn't mind swearing in my client name and spell it for the
stenographer alex mozens a-l-e-x-m-o-s-e-n-d-z do you swear or affirm to tell the truth the whole
truth nothing but the truth i do counsel alex have you heard all of the testimony and evidence that
was offered in front of the board today i have would you agree that testimony was true and
accurate and would you adopt it as if you had given it yourself i do anything else that you
would like to add um i would just like to add that um we try to extensively work with the community
we um we listen and we do our best to engage uh the people from the actual community
You know, we have community meetings that we go to, that we attend, fundraisers.
We invest more than just in the building.
And I believe, you know, this is just a start to something much bigger and a lot better in this neighborhood and especially that block.
So you went from 16 to 12?
Correct.
So an entire floor was removed.
So that's effectively where that came from.
what questions from the board is that rendering shown is this the rendering show on the reduction
or it it does not know it's no it's late i was like wait a minute no no no no we didn't update
No, no, no, no. We didn't update the rendering because the aesthetic characteristics are materially the same. So just envision that that whole top floor will be removed. But the roof deck was removed and the revised plans that the board would stamp do reflect that height change. So it's not just that we're saying it. It's on the plans.
the rendering.
yeah all the questions where's trash i'm sorry yes no no problem so there's um ventilated trash
storage within each unit and then on the floor plans you can see there's also a designated area
in the rear of the property as well and it would be commercial trash pickup
what's the depth of the rear yard just the number's too small is it 12 12 feet it is
12 feet and do all tenants have access to that yard alex yes yes they do yes
and then i just because you know reading through all this one it does what there was an rco meeting
um it does sound like there's some protests in the neighborhood um what was the sense that you
got at the rco meeting about the concerns from the neighbors so originally when we presented the
original design. Everybody in the community was very concerned
about the density, the parking, and the, the fact that there
would be a rooftop. So specifically, the neighbor to the
left, and a couple neighbors across didn't want a rooftop
per se, because in the past, they've had bad experiences
with it or if they've heard of horrible experiences. So I listened to them. I kept
the first level at grade because the community was concerned about older renters and their
ability to access the building to be ADA compliant. So we kept it at grade level. We took away the
density of the fourth floor and then i closed off the roof completely so um after that um a lot of
the community members came out they were still obviously um concerned about the parking um
but with the the way the lot is situated i really i i tried to explain um you know that they were
offering me other properties to buy. If somebody's willing to sell, I'm willing to buy. But
I think from all the concerns that they had that I could physically change, I believe I did
everything in my power to redesign this building to be as comfortable for everybody in the
community as possible. And then just a question about the lot consolidation. Were all three of
the lots the same size roughly the same yeah any other questions did you did you say that
there were affordable units or no i can't remember yes okay did you say did you say
what the number was ten percent okay yeah you gotta round up only when it's
required if it's ten percent voluntary that's true that is true that's true
that is true you taught me that my only question is like open space some kind of outdoor space for
these tenants where is that besides this so because of the design of the building the the building is
effectively designed as like a t-shape which also improves light and air through windows but
But it does effectively create a yard around the entire basically around the entire building.
So there's not only the 12 foot rear yard in the back, but that that extends around the entire side of the building as well.
Okay. All right. Thank you. All right. Questions from our attorney.
Just the clarification. Did you see that the roof deck was removed?
yeah it's it is reflected on the uh proviso plans that we submitted okay i didn't see it listed as
a change on the proviso form so i know for a fact i added it is it is it not did i submit the wrong
version i can submit in a new version i that's yeah i've been asked logan oh no i'm i'm getting
yeah i've been asked logan oh no i'm i'm getting word it's on there i may have i may have looked
word it's on there i may have i may have looked
in the wrong version then i distinctly remembered making that change okay is there lighting around
the exterior that you mentioned the outside is there would it be lighting lighting in terms of
like actual building your lighting yes yes of course and we'll also have um cameras because
security was also a big factor for the community um that was something they're worried about um
We're going to have cameras on site.
We're going to have a special intercom system because they were worried about people coming in and out.
And so people that are not meant to be there.
I've heard and listened to the community about redesigning this building, you know, on a multiple of levels.
And I think, like I said, I've come up with everything I could possibly do in my power.
I think I've done it at this point.
Questions or comments from the virtual audience?
Hi, Chair. I see two hands raised. I will allow Len.
Do you have something to say? Well, you got to come up.
Len Majin to talk. We got someone here. You want to talk
about this case? Yeah. Yeah, come on up.
get close to the mic and state your name and spell for the stock nathan brown n-a-t-h-a-n-b-r-o-w
you swear or affirm that tell the truth the whole truth nothing but the truth
yeah mr brown are you a neighbor yes please proceed please proceed
My parents brought that house in 1953, and my brother and myself still reside.
It's a family home.
Most of that neighborhood has been single-family homes since I can remember.
Okay, understand their proposal.
The problem of parking is such a big thing in that area.
We have an apartment building at Section 8 on the corner of 17th and Tioga, and I understand across from where the Acme used to be on the east side of 17th Street, they're going to make another some kind of apartment unit.
and i think it's just it'll be very congested and i don't understand how parking is going to be
established for people that have been in that area for the longest and i don't understand why they
can't take the other adjacent lots and make those into parking lots you know to accommodate their
new building thank you very much for spending the time here we appreciate it all right you have any
questions anyone other hands len may jean i will allow her to talk yeah come on up
hi good evening can you guys know all right come on up ma'am uh could you please state
your name is spelled for the stenographer lanisha ratliff l-y-n-e-i-s-h-a-r-a-t-l-e-f-f
all right do you swear or affirm to tell the truth the whole truth nothing but the truth
i affirm all right um do you swear or affirm to hold on do you um um are you a neighbor yes okay
please proceed okay um this property is on rsa5 the applicant here today has not shown an absolutely
unique physical hardship that makes it impossible to build single-family homes attached to this lot.
Everyone involved in this project stated it was quote simply not economically beneficial for them
to build single-family homes. I also like to say that we want to ensure that the board isn't misled
by any letters of support. Our neighborhood held an official or an RCO meeting regarding this
proposal. The community formally voted no on July 28th. An independent unofficial meeting was held
at Eagles Wings Ministry to sway neighbors and overturn our official no vote.
We asked the board to note a severe conflict of interest as the developer of this project
has funded and completed extensive property repairs, specifically a new roof
and a fence on their host ministry's church.
Because of this direct financial benefit from the developer,
any subsequent letters of support after July 28th was greatly swayed by this community influence.
And thank you very much. You speak faster than anyone I've heard, so but I appreciate you taking the time to call us and give your opinion. Thank you very much.
Thank you.
Could someone put that mic closer to the person for us?
Good afternoon.
Good afternoon.
Could you please state your name and spell for the stenographer?
yes my name is pastor is lola blount i am the pastor of eagle's wings could you do me a favor
Yes. My name is Lola Blount.
could you just uh spell your name no no you're speaking spell your name for the l-o-l-a right
blount b-l-o-u-n-t do you swear or affirm that tell the truth the whole truth nothing but the
truth, so help me God. I knew you would say that. Go ahead, ma'am. Go ahead. Please excuse my
slutter. No, no, that's fine. Go ahead. But I sit here today because there were two meetings held
at my church, and I am very grateful for the community that came out and also for Alex that
came out to greet the community and um we also attended another meeting what i would like to say
is each side had the opportunity and did present what was on their hearts and on their minds
and i have to be fair in my conclusion um
i understood the valid concerns of the community in which my neighbor just stated out i also
heard and understood the effort in which the developers tried or not just tried but did
um bring to the table to show good faith toward the community concern
so i submitted a letter that did highlight that effort as well as open the door for the community
concern and i think that i've also seen other developers come into the community that has never
ever sat with the community in the capacity in which alex has done and that's to be respected
whether it's agreed on or not it has to be respected and i yeah so i just wanted to say
and i did submit a letter and i just wanted to to come up and not ignore neither side okay well
i i want to thank you for sitting here as long as you did and we really do appreciate you coming in
and we listened to every word you said thank you is there anyone else in the audience or
antonette fullard i will allow you to speak
hi yes can you hear me hi i can could you please state your name and spell for the
stenographer yes antonine fullard a-n-t-o-i-n-e-n-e last name fullard i'm speaking on the behalf of
uh the office of councilwoman cindy bass all right do you swear or affirm to tell the truth
the whole truth nothing but the truth yes i do please proceed yes i just wanted to um i just
came on to speak to what you know the community just stated um as it relates to the conflict of
interest i just wanted to share that we did receive an email about this and um just wanted
to say we we are we are definitely not against development but we want to make sure that the
developers are building trust with the community and you know not losing trust with the community
so we don't you know we we was told that there was a second unofficial um meeting that has taken
place and we i just wanted to you know speak on that because we just want to make sure that
people are doing the right thing and that they are not um losing trust you know with the community
um so i just wanted to share that all right well thank you very much we uh we do appreciate your
comments thank you you're welcome is there anyone else add him i will allow him to speak it's the
last person could you please state your name and spell for the stenographer guys it's ed ed hampton
uh e d h a m p t o n do you swear or affirm to tell the truth the whole truth and nothing but
the truth? I affirm. Are you a neighbor? I am. Okay. Could you please start your presentation?
Absolutely. Thank you for your time. I'd just like to piggyback off of a few of the neighbor's
points that were had. I think that with all of the development that's going on around there,
We currently have 66 approved units in progress.
And, you know, obviously, I'm not sure, you know, I wasn't a part of the prior RCO meetings prior to this development, but I don't think that anyone took into account parking and infrastructure.
And, you know, obviously I'm not sure, you know, I wasn't a part of the prior RCO.
Currently, there's not enough parking and infrastructure around there to accommodate the 66 units that's already approved, let alone another 12 proposed.
During the RCO meeting, we did make note that, you know, we obviously understand the importance
of development in the neighborhood, and we would not oppose three single-family dwellings on those
parcels. However, we are not in agreeance with any, you know, any more units, any more multifamily
units within a neighborhood. I'd also like to speak to the point that although I think
that it's awesome that the developer has been helping out the church on the block, however,
the pastor does not represent the community because she does not live in the community.
So a lot of the parking and infrastructure issues that we're facing, she cannot speak
to those so you know i just wanted to make sure that that was that that point was noted all right
thank you is there anyone else no hands here
good afternoon sir would you get closer to mike could you please state your name as bell for the
stenographer. My name is Henry Lee Blount, H-E-N-R-Y-L-E-E-B-L-O-U-N-T. Do you swear or affirm
the tell the truth, the whole truth, nothing but the truth? I do. Please proceed.
My family has been serving in that community ever since I can remember, over 25 years.
I grew up serving that community with my mother and my father, my younger brother,
and my older sister it's a part of my heart part of my blood and part of who i am and why i'm here
today there's been a lot of development in that community and there's not a lot of trust
but i did recognize something different this time around that i do want to communicate
this time around there seems to be a different spirit a different generation
of the support for the community the community events where food is being donated to
people in need by Mr. Alex where he's willing to invest in the community space
parking is an issue and I think that you know with some creativity some partnership
it maybe we can find a medium right because both the community and the development of the community
is important okay thank you very much for taking the time i know you spent a lot of time here
um are we done with the people in the uh and the trying to get in to speak yes here okay
planning commission thank you chairman and good evening david fecto with the city planning
commission chairman and board members the comprehensive plan recommends a change in
zoning at this location from rsa 5 residential single family to rm1 residential multi-family
the city rezoned this neighborhood in 2006 and a council requested map change under the
recommended rm1 zoning the appellant would be permitted 12 units the city planning commission
recommends of the board grant or proposed use variants mi 2026 001 584 3418 north 17th street
i vote yes per review and proviso per refusal issued 3 18 26 revised plans
two pages stamped by zba on august 5th and maximum 12 units
michael johns my vote is yes with a provisos
cheryl gaster my vote is yes with provisos
canada graham my vote is yes with provisos