And the 4035 and 45 Crescent Street, which is a block away, also has off-street parking in the front.
And then maps of the area, again, you know, this is an RSA 5 property with a legal triplex, legal non-accessory, you know, garages.
We're just trying to go more in conformance with the RSA 5 zoning classification by having single-family structures.
This is our property from Crescent Street.
As you can see, this is the multifamily unit that's legal.
You can see the four non-accessory parking stalls.
Closer look at that.
showing that in 2012 those stalls existed.
Then the hearing notice posters, proof of posting on both public streets.
And then this is our property from Seville Street
to the right of the property on Crescent.
You can see we kind of face like a wall.
It's not the easiest thing to sell, but we're hoping our client can.
Crescent Street to the left of the property, Seville Street to the right of the property,
civil street to the left of the property and interior photos just want to give you a flavor
of some of the photos of of the you know the triplex i didn't go comprehensively we didn't
provide floor plans because we're not legalizing this but i just want to give you an idea what
it looks like inside and then our architectural plans and drawings and you know we have logan
dry on if you have any questions uh but we have a mix of materials here of paneling uh i would
assume some type of wood azac and some stone and other than the lot size
and some stone and other than the lot size everything else is conforming uh you can see
that there's a breeze uh like a path an alley path for the units or parcel c from a building
code perspective and parcel b their path is an easement over parcel a and then the trash for the
The triplex would be stored outside as it is now for that triplex.
And then we can just look at the first floor plan.
They're side by side, parcel B and parcel A.
You can see that each has an interior parking space here.
Not much going on on the first floor, just mostly a powder room.
It looks like parcel B also has a home office and a gym.
And like I said, they each have powder rooms.
You go up a flight of steps to the second floor, our open floor plans here for kitchen, dining room, living room for both units.
You go up a flight of steps to the third floor.
There's two bedrooms and a bathroom.
And once I expand that out, that may be the laundry facility for both.
And then if you go up a flight of steps, that's the master suite.
And then they also have a roof deck for each.
and then this is also the survey which shows that you know the proposed subdivision of the of this
parcel we met with the community on april 16th it was a very well attended meeting and they're
very passionate and sophisticated and you know based on our representations regarding those
two provisos they were overwhelmingly in support of the project we sent mail that notice in 90
PROPERTIES, PROOF OF MAILING TO THOSE PROPERTIES, OUR APPLICATION FOR ZONING VARIANCE, ALONG WITH THE NOTICE OF REFUSAL AND PROJECT INFORMATION FORM.
IT'S OWNED IN THE NAME OF MICHAEL VONOMO, JR. AND FINALLY, OUR CERTIFICATE OF TAX CLARANCE.
THAT SAID, I WOULD ASK THAT MICHAEL VIRTUALLY RAISE HIS HAND.
RIGHT BEHIND YOU.
Oh, everyone today. I'm not even paying attention. Sorry. I'm like,
I came in like exactly when I was supposed to, and I started working.
Let me favor. Pull the mic close to you and make sure it's on.
Please state your name as spelled for the stenographer.
Michael Bonomo, M-I-C-H-A-E-L-B-O-N-O-M-O.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Counsel?
Michael, you heard everything I had to state about your zoning matter today.
Is it true and correct?
It's true and correct.
And do you adopt this as your own testimony?
Specifically, do you agree to those two provisos regarding the mirrors for parking as well as no vinyl siding on the side of your buildings?
Thank you.
And that was put in the revised plans, right?
That was in the revised plans, yes.
Questions from the board?
Was the apartment building on the corner, right?
That was the corner one?
Mm hmm. Yeah. All the questions.
No questions right now. OK.
Questions or comments from the virtual audience or the audience? Could you please let this gentleman sit where you are?
Hi. Could you please state your name and spell for the stenographer?
Of course. My name is Ian Abrams. That's I. A. N. A. B. R. A. M. S.
Do you swear or affirm to tell the truth, the whole truth and nothing but the truth?
I do. Are you a neighbor? I am a neighbor. Please proceed. I'm actually on the same block as the proposed development. I'm here representing the coordinating RCO. I am the chair of the zoning committee. We are unequivocally in support of the project, and we appreciate deeply the respect that Mike and Alex isn't here today have given us in coordinating with our needs and our demands.
And I believe that this project will remove the semi-blighted facade of the triplex they've agreed in the CBA to help us resolve that, as well as make other community-facing benefits.
And we believe that this is also a very reasonable ask in terms of the variance.
The lot size variance, although it's a new line item, is only 15% compared to code, and the reduction from four to two parking stalls while making everything much more safe, I think, is an important add.
I also want to note, since I didn't hear it in Alan's presentation, Crescent Street is roughly a three-car wide street that's double parked, and there's traffic going in both directions.
and there's traffic going in both directions.
So having these complex mirrors.
So having these complex mirrors will make it much more safe
as cars enter and exit the carport and for pedestrians, of course.
Thank you very much.
Would you want to cross?
No, I do want to put it on the record, too.
I did forget about that.
While it's not an enforceable proviso,
Mike did agree to clean up the facade of the apartment building,
and I just wanted to make sure that was on the record as well.
Yes, yes.
we uh mike alex and i uh have a cva yeah okay is there anyone else in the virtual audience
do you need further hands mr chair thank you for coming down you spent a lot of time here
we appreciate it planning commission thank you very nice meeting you
nina solomonica the planning commission the comprehensive plan recommends no change to the
existing rsa 5 residential single-family zoning the appellant has not shown that the property
cannot possibly be used in strict conformity with the zoning code and that a variance is necessary
the city planning commission recommends that the board deny the variance quickly mr chair members
of the board the first variance regarding parking we're actually decreasing the amount of the
proposed variance by decreasing the size of the curb cut from 45 feet wide to 24 feet wide
as the representative of the coordinating rco stated that was appreciated that we gave two
public parking spots back to the street as well as made it safer for that uh crescent street and
then the second refusal regarding the lot size we're in conformity with surrounding properties
and we'd be out of character to have a lot that size for one single family structure thank you
So MI 2026, 0-0-0-8-5-7, 3921 Creston Street.
I vote yes with proviso.
Per refusal dated 2-6-26 and revised plans one page stamped by ZBA on June 17, 2026.
michael johns my vote is yes with provisals cheryl gaston my vote is yes with proviso
tenetta graham my vote is yes with proviso ryan mcadams my vote is yes with provisors
thank you all right we're ready for your last one yeah okay so mi2026 000 862
3456 Rose Hill Street.
Alan Nockmson is the attorney.
Mr. Nockmson, just for the record, state your name.
Alan Nockmson.
And Mr. Nockmson, could you identify your client in a relationship with his property?
Julio Gonzalez.
I just want to make sure.
I want to make sure I ask you a few questions.
Good afternoon again.
Have you submitted your documents and exhibits five days in advance of this hearing?
Yes, we have.
and do you waive the reading of the refusals to stipulate to the accuracy okay thank you
you can share your screen up a seat i'm rose hill um you have a letter of support from the seventh
ward rcm yeah and while it's not reflected there mr goldberg did tell me that i i would say there
were probably 15 to 20 people in in in a uh in-person meeting and supported this project thank
you all right i know how this board feels about you know projects where
someone is asking for forgiveness rather than permission but we do have one of these situations
so i want to be upfront about it but no i know i hear i understand why um but you know i wanted
to make sure that this you know building structure was structurally safe so we made our client get a
structural engineer engineering report to make sure because i know that we'll have to go through
that process hopefully right um you know if if this board feels so inclined to grant the zoning
variance we have the whole building code you know uh inspection process so just wanted to let you
know i know how the board feels about it i told my client about it and we hope that the you know
the board grants this variance request we have 13 exhibits here after my presentation i would
ask that julio virtually raise his hand and be sworn in about it and i'll have a few questions
for him so this is an rsa5 property all we're looking to do is put a single family structure
here. If this was, if we did it, you know, you know, the right way, we, well, we would still
be here for some respects. But, you know, we, this is single family and it's on a single family
block. We have two refusals. We have full lot coverage, not out of character, by the way. We
found other instances of RSA 5 properties that are full lot coverage, but it's basically, you
have two refusals, one about the rear yard depth and one about occupied area, but not out of
character safe. And the community really is in support of this. The neighbor to the left who
really is in support of this the neighbor to the left who would be most directly impacted
would be most directly impacted.
is in support of it and you know we would ask the boards the board's indulgence to allow this to
happen again very brief letter but again my understanding from Mr. Goldberg is that there
were 15 to 20 people all in support of this project and then these are well maybe it's not
15 well these are the people who signed in well maybe it's 15 and then we also did a petition
Again, you'll see on the bottom of that petition, 3454 Rose Hill Street.
So, again, I always tell my clients, focus on the affected area, but most importantly, focus on the people who are most directly impacted.
And that's what he did there in terms of getting a petition together.
So it's pretty extensive.
And then here's an engineering report which states that the structure is safe, structurally sound, and stable.
And it's a full trust structural assessment report that we shared with the board.
And then not out of character to have nearby properties with full lot coverage. So we want to show that as well.
And then maps of the area. This is an RSA 5 property.
And again, we're on a single family street.
And then photographs of the property. My client's son lives here. Interesting architecture, I'll grant that. But it's a two-story structure, and it's more of an industrial look. While we have a garage here, a roll-up gate, we're not asking for off-street parking. He has no intention to do that.
I actually have a picture that was recently taken by my client because we told him,
if you're not asking for off-street parking, you're going to need to fill in the curb cut, and he did.
And I have a picture to that effect as well.
And proof of posting.
This is Rose Hill to the right of the property.
As you can see, he kept it two stories, a little higher two stories, but this is a two-story block.
This is Rose Hill Street to the left of the property.
and the community just wanted this this property filled in it's it's been like you know up until
julio purchased it it's been an eyesore for the community not well maintained this is just the
covered patio on the second floor and this is just the second floor you know it's an open floor plan
you know living room dining room and just one bedroom
and then this is the garage area so yeah it's a little bit of like hey i'll put a couch in here
i'll store some materials but there's no car being parked in there and then these are plans and
drawings what he just built this whole thing himself he did build this whole thing he had no
trust me. So you had an engineering report to make sure it's not going to fall down.
That's right. Well, because I went to the board to feel comfortable because we still have to go
through the building, you know, so and I said, you know, knowing, you know, dealing with some
of these in the past, I think it's imperative that we show the board. So we got here because
L and I came afterwards. I didn't look at, you know, honestly, I haven't looked at the
the atlas so i don't know if there's a violation notice no i can look at atlas yeah um but again
very simple floor plans here that we self-created so they're not to specs and dimensions but like
it's you see that that was the balcony the living room the kitchen and the bedroom and the bathroom
and then this is our meeting notice for june 10th
we mailed it to 101 addresses proof of mailing to those addresses
Our application for zoning variance, along with the notice of refusal and the project information form, the deed to the property showing that Julio owns it, purchased it in 2025, and the Certificate of Tax Clearance.
In 2025, he bought the vacant lot?
He bought the vacant lot.
He was quick.
He was quick.
so um yeah i don't think he's you know i i don't think this was intentionally done
i know okay so somehow your clients never know i you know what i i wouldn't recommend it to my
client ever why don't you finish yes that's it i'm done i just need julio to yeah let's get julio
on and i'm going to take a look while while he gets on to take a look at atlas curious how we got
that yeah let's see
let's see
ellen when you when you build a house like this the city doesn't know that you have a house they
don't talk to you again i leave it up to the city but but but but but you know what the opa
is doing a county-wide reassessment of every single property this year okay thank you uh julio
hey how you doing my name is julio gonzalez is uh my first name is j-u-l-i-o my last name is
gonzalez g-o-n g-o-n-z-a-l-e-z do you swear or affirm to tell the truth the whole truth is
nothing but the truth yes mr knockoff yes uh julio you heard everything i had to state today
about your zoning matter correct is it true and correct yes do you adopt as your own testimony
do you do you adopt as your own testimony yeah okay so i know the board's going to ask this
did you know that you needed