This is a request for a single-family home on a very small lot that's 16 by under 35 feet on George Street, which is the first small street north of Poplar.
this is not the first time i've been before the board with a request like this
some five or six years ago i had a similar property at 1917 excuse me 1919 george street
17, excuse me, 1919 George Street, where we asked for the same request, which is a single-family home
where we asked for this
with a front-loaded garage and a rear yard of five feet. We have two refusals. One is for parking
because if you want to have a garage, it has to be accessed from the driveway out of your rear
street. You'll see from the aerial photographs, there's no orange street parking for this property,
and you'll see there's other properties of a similar ilk on this block.
we do have an rco letter of support from united francisville civic association which is in the
packet these are photographs right now the property is a vacant lot the other proper average
referring to is right here down the street about five addresses to the east which is very similar
to the property we're presenting today four stories with a roof deck and a front loaded garage
And there are other front loaded garages on the block, as you can see from photographs,
as well as parking in open air spaces for the homes that are on Cambridge Street.
This is another view just looking west to give you another perspective
to see that there is no on-street parking. The homes on Poplar Street
use George Street for parking in the rear, up and down the block, and you can see on the other
side of the street there's also parking spaces both open air and garages again just a perspective
looking west this is the project that i presented in 2017 and we actually have the same architect
today different owners but the same architect who designed this property at 1917 has designed
the project at 1929 George Street. These are the plans. Four-story building, no basement.
Again, a perspective indicating where the property will be. More photographs for the board to
consider. This is the site plan. The refusal we have for dimensional use is a five-foot rear yard,
which is consistent with other yards on the block. And again, refusal for the front loaded garage.
Floor plan in the basement, we have flex space, the bathroom, the garage space. Excuse me,
I said there was no basement. I was incorrect. There is a basement, but we have flex space there
with an egress well in the back, garage on the first floor, stairs leading to the second floor
with living dining area, and then two bedrooms on the third floor and another bedroom on the
final floor with a rooftop deck. The remaining documents are the pro forma documents that the
board typically sees in presentations such as this, tax compliance, our application,
project information form, the zoning map, which is an RSA 5 zoning district,
the deed indicating ownership,
and then our mailing, our notification.
I just wanted to show the board
the zoning permit that was issued
for the other property I referenced
at 1917 West George.
This is the zoning permit
that was issued for that property
back in 2017,
single family household living
with one car parking on the front.
And this is the actual refusal
from 2017 and there the request was for a five-foot yard and we had issues then with open
space which we do not have with this application so in conclusion i'd just like to ask the board
to look kindly upon this application because for a number of reasons there's no orange street parking
we have unique physical circumstances this is a very very small lot it's 16 by 35 it really
doesn't alter the essential character of the neighborhood or the block it's actually consistent
with other uses on the block, and it's in harmony generally with the code. And with that, I would
rest and ask that my client adopt my testimony and entertain any questions from the board or
from the virtual audience. Have your client raise his hand, please, Mr. Clinton. Mr. Patel, can you
raise your hand. Yes. Hello, guys. Hi. Could you state your name and spell it, please, for the
court reporter? Yeah, my name is Kanae Patel, spelled K-A-N-A-Y, last name Patel, P-A-T-E-L.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
I do. Counsel? Thank you, Mr. Chairman. Mr. Patel, were you on the call when I just presented
the project 1929 west george yes and if you had the opportunity to testify would you adopt my
testimony as your own and as true and correct yes thank you mr patel thank you questions from the
Yes. Thank you, Mr. Patel. Thank you. Questions from the board? No, Mr. Chairman. No, Mr. Chairman. No, Mr. Chair. Questions or comments from the virtual audience?
board no
Chair, we have Vanessa Barbetti. Sure. Hi, could you state your name, please, and spell for the court reporter?
Hi, good afternoon, Vanessa Barbetti. Could you spell your name, too, please?
Vanessa, V-A-N-E-S-S-A, Barbetti, B-A-R-B-E-T-T-I.
Right.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Proceed, please.
So I am the owner of 1927 Poplar Street, Unit A.
It's directly across from the subject property.
I just have a couple of questions.
I am looking at the prior project that Mr. Clinton did, and I have to say it is much
better than the other properties that have been done on George Street.
If you look at other properties, 1939, 1937, West George Street, they have encroached onto
the sidewalk with stairs.
So it looks like his prior project does not encroach onto the sidewalk.
So I just wanted to confirm that that's going to be the same case with this proposed project.
Yes, ma'am, it will be.
Perfect.
Now, I also have a parking spot in my property, and I just see on the last project you did, there's some sort of utility line, and then there's also like a guard in front of it.
And I just want to make sure that that's not going to encroach onto the sidewalk, because I do have to turn from the sidewalk to get into my parking space at 1927 Poplar.
And I just want to make sure that utility line there that you see there, you see the red car.
Yeah, exactly. And I want to make sure that's not going to get in the way of my turning radius.
you know without seeing where you are and what the distances are i don't i don't pretend to be
you know a traffic engineer um but you know my client will approach you and do everything they
can to make sure you're not impeded getting in and out of your property okay if you could if you
if you could uh give me your you know give your email in the chat i will reach out to you and
you my contact information so we can make that connection sure absolutely that that would be
great and then during i'm sorry i just wanted to say mr clinton they don't have access to a chat
but if you guys could connect offline we can always provide her with the direct information
okay i think i might have your information from a prior matter actually so i can contact you
sure please feel free to reach out and then um during construction will i have access to my
parking space yes i mean there's going to be sometimes when the the street uh when you connect
to the utilities has to be dug up uh but in general i think my clients are going to use the
adjacent lot uh for loading purposes and try to have deliveries made and then use the lumber when
the delivery is made that same day. So again, I don't want to stand as a guarantor that you
won't be inconvenienced, but similar to the other property in 1917, the contractor will do
what is necessary to try to keep peace on the street. Okay, great. Thank you. I appreciate it.
Thank you for calling in. Is there anyone else in the virtual audience?
Chair, we have Anita Andrews.
Hi, Ms. Andrews, could you state your name and spell for the court reporter, please?
Yes, Anita, A-N-I-T-A, Andrews, A-N-D-R-E-W-S.
Right. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Proceed, please.
Yes, I'm the owner of the property that's the equivalent of 1925 West George Street.
It's where in this picture you've got two black cars, but basically between the white car and the black car.
I'm very excited for this lot to, you know, I think I have the, anyway, go look at the picture.
It's the equivalent of 19, it's two parcels over from the subject.
I'm very excited for this lot to be developed.
It sat as an eyesore on this block without fencing or anything for quite some time, so very excited.
My concerns are the following.
But other than your other lot that you developed this way, it's actually the only other, there's only one property on this entire block that has a totally enclosed garage.
property on this entire block that has a totally enclosed garage right this this one in 1917 the
other ones are open air space and i think there is a garage i don't i think this might be a garage
okay can you hear me yes okay great so the the concern that i have is that every all the other
parking are totally open air or may have a like a just a facade fence that you know is rolling
and gate and all that. This block, and especially exactly right there, there are about nine to 10
children who play in that block all the time. The concern I have with a totally enclosed garage is
how will the driver know, and they're small children, they're not adult, you know, teenage
children. How is the driver going to know there are, you know, how will the sort of children have
enough time to respond? How will the driver know there are children there? So I am looking for,
I'm very excited for this to be developed, but it is the only one other than your other one that has an enclosed garage.
I am looking for features and functionality that will provide greater warning and visibility to the owner.
Well, I don't think a beeping sound, I mean, in other neighborhoods, when a beeping sound is used in a residential setting, it becomes an annoyance to other people on the block.
And as I look on Poplar Street, it looks like, you know, we had the same situation with people backing out.
So. But they're open air. They're open air.
So when they come out of their back doors, they can see this is the way this block works.
They come out their back doors to go to their cars. They can see the woman, Vanessa, who's just done.
She comes at her back. She can see the kids are playing. The kids can see she's coming to the car.
Whereas when you have a totally enclosed garage, typically what happens is a person goes from their interior into their car.
They sit down, they open the driveway, et cetera.
So there's not those points of contact and warning to be aware of what's happening on
the street.
I agree with beeping noise.
I'm not the solutioner.
I'm making the point that there are at least seven kids who consistently play right there.
On some of our other situations, what we've done is mounted a mirror exterior of the garage
that can actually, you know, you can look down the block.
And I think that might be one solution that might work for everybody.
And so we're willing to explore that.
We don't want any children at risk, obviously.
We want to be good neighbors and we want to make this work.
So like I said to the prior caller, you know, I can give you my contact information, put
you in direct contact with the owner so we can work out a solution.
Okay, that's definitely going to be necessary there.
So I can reach out.
Thank you for calling in.
We appreciate it.
Anyone else in the virtual audience?
I see no more hands, Chair.
Planning Commission.
Good afternoon, Chair and members of the board.
This is Greg Waldman, Planning Commission staff.
In 2018, the zoning map was amended from residential multifamily to residential single family at this location in accord with recommendations from the comprehensive plan.
The existing driveway is consistent with nearby properties, as is their very yard depth.
the city planning commission recommends that the zoning board grant the variance
thank you MI 2022 002 117 1929 West George Street I vote yes
Carol Tenere my vote is yes Thomas Howell my vote is yes
James Snell my vote is yes
thank you mr chairman thank you mr chairman members of the board have a great day everybody
right it's number five mi 2022 002 130 2203 north a street mr knockamson is the attorney
recommendation of support from the 37th ward rco
mr knockamson good afternoon mr chair members of the board
all right could you state your name and spell please for the court reporter
yes alan a-l-a-n last name knockamson n-o-c-h-u-m-s-o-n do you swear or affirm to tell
the truth the whole truth and nothing about the truth i do could you identify your client in
relationship to the property uh yes my client uh is the property owner 2538 realty llc and i have
a member of that organization isaac cats in the virtual audience thank you our vice chair has a
few questions hi mr mackinson do you agree to wait the reading of the refusal and stipulate to its
accuracy. Have you emailed the exhibit packet with proof of ownership tax compliance? Refuse
Have you emailed the exhibit packet with proof of ownership, tax compliance, refusal, 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, in all respects.
Okay, you may proceed and please begin by sharing your screen.
good afternoon again alan knoxson pc i'm here to present 2203 north aid street
so in our presentation packet first we have the notice refusal then the letter of support from the
37th board executive democratic committee you'll see that we had a well-attended meeting of 23
individuals and each individual voted in support of this project. We have a nearby triplex that
this zoning board has granted under similar circumstances on this block of North 8th Street
and we have that permit as part of our presentation packet. Then we have maps of the area and what
you'll see from there is that we're not on a commercial corridor even though we are a CMX2
property. We're in the residential portion of town and we're helping we're trying to help build that
commercial corridor on Germantown and Diamond Street by increasing the density of nearly
swapping out the commercial unit with the residential.
You'll see photographs of the property, our planted drawings, our RCO meeting notice or
application for appeal, our deed to the property showing that 2538 Realty LLC is the owner
of the property, and our certificate of tax clearance.
Again, Mr. Katz is in the virtual audience, and he'll be able to adopt my testimony.
I also believe that Mr. Masso, the architect on the project, is also in a virtual audience, if any questions need to be answered from a technical standpoint.
So first things first, this is a CMX2 property, right?
So we are allowed a maximum of two dwelling units, given the size of the property, and the size of the property is almost a 1,100 square foot lot.
All we're trying to do is swap out the commercial unit with the residential to make three units.
So we're allowed three units as a right. We're asking to have that commercial unit, which would probably not be appropriate for this block.
We're not a corner property. And we are bordering two commercial corridors, both Germantown Avenue and Diamond Street, which are walking distance.
And the community did not want to see commercial on this block.
And this board has heard similar arguments for another property on this block and granted a similar zoning request.
So we have one refusal regarding for this triplex the amount of units, residential units.
The second one is that we're looking to eliminate the commercial unit as well, and those are essentially our refusals.
And then, again, you'll see from here 23 individuals attending our meeting, all in support of this project.