Thank you.
uh susan could you speak more to the particular needs of the species that will need to be
kept overnight for medical observation yes so um i don't know if i'm able to turn my camera on
i don't know if i have the option um so um so my name is susan tyson i'm an exotics veterinarian
I primarily focus on, my goal is primarily focused only on exotic species. So this includes
birds and reptiles. 72% of my clientele right now are rabbits. I do specialize and have a lot
of very complicated cases that are referred to me from local veterinarians. So many of these cases
are, are very sick and debilitated. Um, I have patients and clients with, um, birds that might
be, you know, 60, 70 years old. Um, these patients are very, um, arthritic. They need six to eight
medications, um, given to them by mouth twice a day. So having specialized staff to care for them
and specialized caging to care for these patients is super important. I, I also, I also have a lot
of referrals, like I said, from, from local veterinarians for these cases who may not have
the tools or the equipment to perform specialized surgeries. Many of my avian patients and my rabbit
patients go through, I will perform very complicated surgeries on them. And then following that they
need a quiet space to recover in. Um, and many times transferring them to the client or even to
an emergency center to be monitored, um, can disrupt their recovery and actually, um, we can
lose the patient. So, um, our goal is to, um, maintain these, these patients overnight in a
warm dark environment um where there's minimal handling they can have um any heat support or
other support that they might need um dr tyson oh sorry we dr tyson we do understand exactly
everything you're saying and council council expressed that very well is there any questions
from the board yes mr chairman can we have her counsel uh adopt her statement since we didn't see
yes please please uh yes i uh adopted what she did already but go ahead yeah i uh i adopt
my client's testimony and i i believe she mentioned that as well too okay and and she
adopts your testimony too. You already did that, right? Okay. Yes. Yes. Okay. Any other comments
from the board? No, Mr. Chairman. No, Mr. Chairman. Questions or comments from the virtual audience?
Chair, we have Justino Navarro. Sure. Good morning. Could you state your name and spell
Sure. Good morning. Could you state your name and spell, please, for the court reporter?
please for the court report?
Good morning, Mr. Justine Navarro. N-A-V-A-R-R-O.
Right. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth, sir?
Proceed.
Good morning, Mr. Chair, members of the board. Just wanted to communicate that we met with the
client and members, and we've entered subsequent to the mailing on April 28th of the letter of
support to the board. We've entered into a community benefits agreement with all parties
involved, including the proposed tenant and the property owners. And we want to express our
gratitude to all parties for being flexible and are able to executing on the CBA. And we would
encourage the board to adopt and approve the application as submitted with the specific
provisors that have been included in the letter of support to the board dated April 28th.
Thank you very much.
Anyone else in the virtual audience?
Hi, Chair.
This is Tanya.
I'm so sorry to interrupt, but may I respectfully ask that Mr. Navarro state on the record who
he is regarding the case?
oh thank you ms duncan my i'm representation of the spring garden civic association
thank you so very kindly thank you
planning commission thank you chair bergman and good morning david fecto with the city planning
commission the comprehensive plan recommends no change to the commercial mixed use zoning at this
location the applicant has shown that animal services will have no detrimental impacts
beyond what might be expected from this use.
The City Planning Commission recommends the board
grant the special exception for animal services.
MI 2022-006-761-1710-12 Fairmount Avenue.
I vote yes with provisives.
Boarding on second floor only, no boarding of cats or dogs.
All birds must be kept in second floor soundproof enclosure.
Thomas Holloman, my vote is yes with provisos.
James Snell, my vote is yes with provisos.
Ishmael Shaheed, my vote is yes with provisos.
Thank you, counsel.
Thank you so much.
number seven mi 22 number 10 i'm sorry mi 2022 006 748712 north american street
darlene treat is the attorney um letter of non-opposition from council member squilla
letter of support from northern liberties neighbors association
chair miss three is coming back in as a panelist now okay
Good morning, counsel.
Good morning, Commissioner Darlene Threatt on behalf of the applicant, CYF Realty, and Lawrence Wu.
Okay. Could you state your name and spell, please, for the court reporter?
My name is Darlene, D-A-R-L-E-N-E, last name Threatt, T as in Thomas, H-R-E-A-T-T.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Yes, I do, Commissioner.
Our Vice Chair has just a few questions.
Good morning, Counsel. Do you agree to waive the reading of the refusal and stipulate to its accuracy?
Yes, I do.
Have you emailed in all the required documents and exhibits that are needed to proceed with
this case, five days in advance of this hearing?
Please proceed and share your screen.
Thank you.
And I just want to state to the board, I am having a little bit of a delay today, difficulty,
so please bear with me.
Can you try to turn your volume up if possible?
Good morning, commissioners.
I'm representing CYF Realty today and Mr. Lawrence Wu of CYF Realty.
today we have in front of you 712 north american street i've presented 10 exhibits consisting of
41 pages commissioners i'm not going to go through every exhibit just the pertinent ones
here we have the refusal we applied to
Here we have the refusal. We applied to license and inspections to develop this vacant structure into a three-family dwelling.
This structure is a RSA 5. RSA 5 provides for a single family. As a little background, though, I would like to tell you that at least since 1968, this property has never been used as a single family.
It was a commercial business, F. Lotiero and Sons, and they were a chimney and masonry repair business that operated out of 712 North American Street for at least 30, 40 years.
I provided you with the property information sheet, the deed showing that the client is the owner of the building.
I also wanted to provide you with a little history of the property, and I'm just trying to get down to the L&I exhibit.
I just really wanted to show you here. This was an office and a business place for chimney builders since 1968.
By the L&I records, it looks like this business closed somewhere around 2013 or 2014, and this property has been vacant since then.
the property has changed hands on at least three different occasions since then
but it was never developed into any use here is a copy of our plans
let me just go down a little bit for you here it is 712 north american street you can see
this is where the property sits on the block it's a very diverse area there are all kind of uses
here. You can see on the corner is a large loft apartment building with one, two, and three-bedroom
apartments. Right next door is a vacant property, which is a garage of sorts, but it's not being
in use currently. Across the street, you can't really see it, but there's actually a drive-in
a parking structure which is used for a house on the block. Here is just a map that shows you
where North American the property is. It sits between San Mart and Brown Street. Again this
is the property. It has a unique window here. There's an entrance here and there's a little
covered alleyway here which you can kind of walk all the way to the back of the property
right there.
This is a footprint of the property.
It shows you the dimensions of the property.
And again, a straight-on look at the property.
Next door to the property is actually Orthodox Church.
Here are our actual plans for the development of this property.
basically it's pretty simple commissioners we would like to have a three-family dwelling
in this property no basement use the first floor we'd like to develop into a two-bedroom
one-bathroom apartment it's approximately 650 square feet the second floor we like to develop
into a two-bedroom, two-bathroom apartment. It's also approximately 625 square feet.
And the third floor, again, we like to just develop into a two-bedroom, two-bathroom apartment there.
here is a picture of the property and a picture of the posting to the left of the property here
you can see the rear of holy trinity a romanian orthodox church excuse me to the right of the
property to the left of the property again is a garage with a roll down a gate i just took some
various pictures of the property in the neighborhood to give the board a look of what's going on in
this neighborhood. Again, here is the back of the church. They have a large parking lot here. That's
the back of their building. I wanted to give you, though, a long shot of our building that we're
proposing to develop. You can see it's a pretty large building suitable for the proposed development
that we're requesting today in regard we did meet with the community and this is a northern
liberties and as we all know there are parking issues in the northern liberties but it was
established that in order for us to there's no parking that we can actually make on this lot
There's no parking that we can actually make on this lot.
and if we actually went down
And if we actually went down to develop parking, we would actually take two parking spots off of the street.
So it just really isn't feasible.
That's just an additional close-up picture of the back of the building.
A picture looking down North American Street.
that's the uh church uh which is kind of in front of our building and the yard is uh in between um
our building um in the church here you can see across the street uh that's a multi-unit apartment
building i'm having a hard time hearing you darlene i'll speak up is that better yeah it's better
much better thank you uh i just gave you some general pictures of the neighborhood here
again there are many different types of uses their garages there's some single families
there's some multi-family uh uses here also just another picture of multi-family on the corner
that's a picture on a different day you can see these commercial garages cars are going in and out
I would like to note that there are no single families right next to this building.
There are all different types of uses.
We've got the church.
We've got what we're trying to develop into residential.
We have commercial here, and we have a commercial type of artist there for storage of cars and whatnot.
Directly across the street is a single-family home.
I wanted to give you a picture of. So there are some single families, not many, but it is a mixed
use community here. That's just a picture through the gate of the back of the property.
Commissioners, here's an additional photograph around the corner, one block from 3rd Street.
It is a highly commercial walkable area. Some of these properties have commercial on the bottom
and multi-units on the top in this neighborhood.
Just another example of a property around the corner
that's been developed into a duplex and a triplex.
It's additional pictures of the area, what it looks like.
That's the American lofts on the corner,
which has many, many apartments,
one, two, and three bedroom apartments there.
and commissioners we did notice a meeting with the northern liberties neighborhood association
we did meet with that association on march excuse me april the 3rd it was a very well
attended meeting we had a good discussion and frankly there were really no opposition
to our project. We did send out 133 pieces of mail. There is our proof of mailing. And we did
get a letter of support from the Northern Liberties Neighborhood Association. We did
indicate to them, my client in the organization, in a gentleman's agreement, that they will try
to restore some of the existing facade of the building to maintain some of its characteristics.
Commissioner, and that's my presentation today, and I'm more than willing to answer any questions
that anyone may have. Counsel, there was a reference in the plans of demolition of a
one story section of the building. Is that true? Well, yes. And I'll just go back to the plan very
quickly. I'm just going to go back to the site. Here is was kind of like a makeshift covered
shed that we're going to tear down to give us the backyard on use. The first floor apartment
will have a use. They do have a door here, it's not shown on the plan, where they can come out
into this backyard. But this was just like a covered area in the back that we are going to
uh demolish hillary yeah miss this is hillary this is a change in youth application there's no
no construction or demolition as part of it um so i believe you will need a separate permit
application for the demolition um because they will need to review plans and plans are not
um because they will need to review plans and plans are not reviewed as part of changing each
reviewed as part of change in each application
application very well i understand thank you um you have your uh here
with you.
commission i didn't hear you i'm sorry you have your client here
yes uh mr lawrence woo can you raise your hand please
mr woo please unmute yourself and wait for the chair
Good morning. Could you state your name and spell, please, for the court reporter?
Hi, Chair. Lawrence Wu, L-A-W-R-E-N-C-E and W-U.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth, sir?
Proceed, counsel.
Good morning, Mr. Wu. Mr. Wu, are you a part owner of 712 North American Street?
Drew's CYF Realty?
Yes. And have you heard my testimony as presented today?
Yes. And if you were to testify, would you adopt
my testimony today? Yes. And is it true and correct?
Yes. Thank you, Mr. Wolf. Questions from the
board? No, Mr. Chairman. No, Mr. Chairman.
No, Chair. Questions or comments from the virtual
audience? I see no hands at this