22nd and Locust.
It's a fairly large property and I zoom in shortly, but it's not your typical row home
in the area.
Zoning, you'll see that most of the properties around are RM1 properties located in this area.
And if we were to use this as an RM1 property, we are in the dozens of units available.
But currently, there are no residential units in the property, and we are looking to make the first floor exclusively a single unit.
Some street views from the corner, opposite corner of the building.
Here's our frontage on, I believe this is the 22nd Street side.
And this is the Locust Street.
This is up Locust Street.
And this is Locust.
So this picture, just for knowledge, the intention is that the first, second, and third floors
of this building are exclusive to the law office.
Accessibility and entrance through the primary entrance will only give access to that one
business.
and then there's a red door that you can see on the side here I will zoom in a
little bit this red door leads to the basement and will provide common area
through the basement for passage for exclusive access to an elevator that
does exist and or stairwell so that the fourth floor residential unit is separate
and cordoned off from any of the business use it is the intention of the
applicant to use this residence for personal purposes but that is not
forever guaranteed and we also wanted to make sure that the the uses or anyone
who is in there would not interfere with anybody else and the use of the
property the roof deck as you can see from some of these aerial shots will be
located on this flat part of the roof we are working with historic in terms of
viewing angles but there is since it's so high up and set back already thank
thanks to these dormers you there's no visibility of what the proposed roof
deck will be on this on this section of the roof so again what we're seeking
what isn't technically at the refusal here but just to give the background is
the roof deck on the top this building does have a separate fire escape and
from from all floors down and out so there are multiple means of interior and
exterior egress. This page shows the existing floor plans, but I'm going to go right to
the proposed. So our proposed fourth floor plan would be to make this a single family
three bedroom, three bath residence with access to this roof deck. As you can see, the third
floor is existing law office and there's photos that will demonstrate what's going on in there
in some file boxes the second and first floor are actively used as the law
office as the photos will demonstrate and the basement will be as I indicated
And the basement will be, as I indicated, kind of parsed off where there's common accessibility and access to elevators and staircases, but certain areas will be restricted from the residence and or the business for the owner only, as well as certain areas designated just for the law office, like this little kitchen area.
kind of parsed off where there's common
as indicated before the site angles on the building do not allow for visibility of the
roof deck and we will again continue to work through historic with regard to the materials
and any other design issues with the roof deck here is the use permit that was issued
in 2012 that allowed for the law office in first second third floor with accessory use
in third floor basement. Again, just had not obtained the certificate of occupancy following
the issuance of the permit. Some interior photos of the basement as is current, mostly
storage as indicated. The entrance off the street comes in this way and you'll notice
that at the moment there is actually a handicap accessible ramp to bring someone in. This is
This is in part because the business may need to and has been required to, as a law firm,
see clients that needed accessibility into the building and they can then get to the
elevator and get to the first floor.
This is the first floor.
You'll see we have law firm operating out of this location and it's been maintained
this way.
Clearly has not been used as a residence for quite some time.
Also first floor use.
Here we have some shots of the second floor and offices within the second floor.
And we have the third floor storage that will continue to be used as law firm slash storage.
And then this is the fourth floor as it exists with, you know, just some empty rooms and
some things strewn around, but with the intent to convert this into the residential portion
that we were discussing.
For fire safety purposes, just so you're aware, and for trash, this is the exit from the basement down to the rear alley that leads both to the street as well as from the fire escape courtyard that leads through this alley or underpass area out to the street.
This is not a shared alley. This is exclusive, and this is trash and so forth are kept and stored under here and brought out at the appropriate time.
Here's a copy of the vesting deed indicating that George Beatty III is the owner of the property.
This is what we originally had from the tax clearance but in fact as you can see Mr. Beatty
while waiting for this matter to be called managed to get the system to work and did get an issue
date of today on a tax clearance certificate. We did meet with CCRA and they do not oppose of the
issue and they do not oppose the legalization of this use in the property.
This is the application that was filed for appeal. Copies of the postings on the property
and notice to the CCRA members with the refusal and several pages of notices of mailing to
near neighbors. I do have Mr. Beatty on the line to adopt my test. Prior to doing that, I do want
to just state that we do believe that there is a hardship in the nature of the fact that
the existing RM1 use, if this building were put to its called for use as RM1,
we believe that it would increase density significantly in the area, which is something
that we don't believe the neighbors were looking to have done. So that is in part why we believe
that they have not opposed but we are only increasing density by one unit in this circumstance
right um mr beady if you have the opportunity please raise your hand
do we see mr he was there a minute ago chair he disappeared there he is he's back again
George Beatty has been unmuted.
Hi, Mr. Beatty.
Could you state your name, please, and spell for the court stenographer?
Yes, George Beatty, G-E-O-R-G-E.
My last name is Beatty, B-A-D-E-Y.
Right.
Do you swear or affirm, tell the truth, the whole truth, and nothing but the truth?
Proceed, counsel.
Thank you.
Mr. Beatty, have you had an opportunity to hear my statements to the board today?
Yes, I did.
Do you believe that my testimony was true and correct to the best of your knowledge?
Yes, that's correct.
And would you adopt my testimony today as if it was your own?
Yes, I just, the fourth floor is the residence issue.
You said that several times, and one time I think you said it was the first floor, but it's the fourth floor for the residence.
so with that caveat yes i adopt everything that you said very good thank you questions from the
So with that caveat, yes, I adopt everything that you said.
Very good. Thank you.
board no mr chairman no chair questions or comments from our attorney hillary emerson
none at this time mr chair questions or comments from the virtual audience
i see no hands at this time chair planning commission thank you sir and good afternoon
David Fecto with the City Planning Commission. The comprehensive plan recommends no change to
the residential multifamily zoning at this location. The appellant seeks a variance to
document an existing business and professional office in this property. The City Planning
Commission recommends the board grant the proposed use variance for a business and professional
office. Thank you. MI 2023-003-704-2200-204 Locust Street, I vote yes. Thomas Holliman,
my vote is yes. James Snell, my vote is yes. Thank you, counsel. You have your votes.
Thank you very much. All right. We're going to go back to number 10. MI 2023-004-265-164
North 54th Street.
Koanis Duckett is the attorney.
Koanis Duckett is coming back
and is a panelist, Sheriff.
Thank you.
Hi, could you state your name and spell it, please,
for the court stenographer?
Good afternoon. Can you hear me now?
I can.
Awesome.
And I can share my screen?
Yeah. Do me a favor.
Could you state your name first and spell it for the court stenographer?
Juan Estuckett, C-O-W-A-N-I-S-E-U-C-K-E-T-T.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Would you identify your client and relationship to this property?
164 CES LLC.
The owners are Samaya Minor and Alexander Daniels.
They are president of the vote.
Mr. Holloman, our board member, has a few questions for you.
Thomas?
Good afternoon, counsel.
Do you agree to waive the reading of the refusal and stipulate to his accuracy?
Did you email all of the exhibits and documents as required three days in advance to this hearing?
Thank you. Please proceed and share your screen.
Good afternoon. I represent Alexander Deos and Maya Minor, owners of 164 North 54th Street.
Y'all are here because we're asking for zoning use fairies.
Property is already zoned as CMX1's commercial mixed use.
And right now we're asking to change the commercial space
and to be used as an assembly entertainment space
full of 49 people.
See the deed here.
This is the deed when they bought the property in 2021.
one, tax certificate. I want to take you up. Here, tax clearance, tax certificate clearance.
Here are the building plans. Now, they have not changed the footprint of the building. There have
been no changes to the building. There have just been renovations. So that has stayed pretty much
is saying this is the certificate of approval for the changes that they have
made some pictures of the orange posters on the building I believe their time
stamp started on the 10th of October we have a couple from the 17th
23rd there's the 17th right there and October 23 23
This property has been vacant for 40 years. This is a picture that's on the corner of 54th and Ray
Streets. At the time of Purchase, it was vacant for 40 years. Pictures of the back of the property
is overgrown, dilapidated. These are pictures of the inside before my client started making the
renovations. So what they've done is they've changed this space. They made
commercial space on the, I'm sorry, residential space on the second floor.
These are pictures of the second floor and their intention is to first floor as
and their intention is to first floor as an event space.
and events.
They've had a meeting with the RCL and the community members,
and a lot of people attended.
I believe over 20, there was a vote, and the vote was 7, 4, and 6 against.
We've heard many of the community's concerns,
and I think they highlighted that in a letter from, I believe it was Ms. Campbell,
who was the block captain.
And when we read their letter, we hear that their concerns are parking and violence.
For some reason, I see that they were paying particular attention to us selling alcohol.
I'm sorry. Yeah. If this event space is given a license to sell alcohol, there's nothing but give individuals full to engage in census acts of arguing, fighting, shooting, et cetera.
But 21 neighbors in the affected properties did sign it.
However, I believe those neighbors are misled by what my clients are trying to do.
They're not trying to sell alcohol.
We're not trying to obtain a liquor license.
There are also concerns about safety.
And I believe Ms. Campbell makes reference to her granddaughter, her grandchildren,
being able to be safe in the neighborhood.
Issues that they raise, I believe, are issues that what the use of this commercial space for doesn't change.
By right, if my clients wanted to open up a bodega or daycare or something like that, what they could do, there would still be issues with parking.
However, my clients have started to address their issues by reaching out to the resources in the community, specifically Pastor Fleming.
He's at the church down the street, I believe it's St. Jude Baptist Church.
And we've talked to him to arrange that people who are coming to our event space can park there on days where it's not Sunday service or a Bible study.
We don't want to interfere with their already existing services.
Let's see if...
We don't have a letter with the pastor, right?
We don't have a letter with the pastor.
So we did reach out to, sorry, wait a second.
Oh, there is, so for the parking attorneys, that's the best that we can do if we're open to other suggestions with regard to that.
Also reached out to Captain Newborn, the 19th District, to talk about safety issues, to ask for additional patrols when we have events.
And just to make a relationship so they're aware of what we're trying to do there.
With regard to other issues with violence, we talk to retired police officers to talk about security concerns.
And we also are looking to get armed security while we have events.
My client has also taken that corner and has brightened it up.
He's put out there 16,000 room and lights.
So the property is lit up at night.
It's very bright.
He also has surveillance cameras out there as well.
We've done all that we think we could to address the concerns of the community,
which I believe are based on the assumption that we were trying to get a liquor license.
Our clients are looking to use this as event space and community space.
We've already got commitments from Alpha Kappa Alpha Sorority,
which is an active member and an officer.