it should be multifamily use given the recommendation of the planning
commission.
But it also has a long history of multifamily use as well.
It's one of those properties where there's no,
like at least Mr. Goldberg from my office,
I asked him if there was any LNI file or zoning file,
that on that property and it didn't seem like there's any so it seems like one of those ones
So it seems like one of those ones where the city the last 10 years, record keeping is spotless with, you know, Atlas.
where the city the last 10 years
I think this is one of these, like, properties where there's no record keeping, but you can see that this has been a five-unit dwelling for some time.
Again, we're across the street from CMX3, not that far from Broad Street, but here on the north side.
photographs of the property. This is the front of the property. This is proof of our posting
for today's hearing. This is the rear of the property. This is West Fanango to the right of
the property, to the left of the property. These are all the meters, again, all existing,
but you can see there's one, two, three, four, five, six. So one for each unit and one for the
uh, common area. Um, again, we just took photos again, really haven't done anything with this
property yet, but you know, you can see, well, it needs some TLC, but like we just took photos
throughout. I think we try to take a photo of every single unit.
all right our plans and drawings this is the first floor plan um you come into the common
foyer you make a left this is unit number one um you can then you know instead of going to unit
number one you have a couple steps you make a left you go downstairs to the basement where
again what where we anticipate the trash room uh as well uh as like i think there's a common
laundry facility. There's a unit back here as well. And then you come up instead to a flight
of steps where I believe there is two more units, one in the front, one in the rear,
and then the third floor has its own unit. And then we met with the community. Again,
unanimous support on May 20th, 2025. 96 addresses were notified of that meeting. Proof of email to
those relevant parties prior two weeks prior to the community meeting we're also asked to provide
a special notice to the community of the community meeting these are the addresses we mailed it to
proof of mailing to those addresses or applications for appeal that we filed on behalf of bsl
limited properties llc along with the notice refusal and the project information form the
deeds of property showing that bsl limited properties is the owner of the property
And then finally, our Certificate of Tax Clearance.
I would ask that.
Can I ask, what's the rest of the block look like?
Let me see.
So we do have multifamily units at 1422, 1426, 1425, which is five units, 1427, and 1433.
So it's not out of character to have multifamily nearby.
Proceed.
All right.
I would ask that the board's wearing my client.
Could you please pull the mic a little closer to make sure it's on?
See the green light?
It's on.
Hi, could you please state your name and spell for the stenographer?
Adrian Villou, A-D-R-I-E-N, and the last name V-E-L-I-U.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Please proceed, counsel.
Yeah, Adrian, you heard everything I had to state today about your zoning matter.
Is it true and correct?
And do you adopt it as your own testimony?
Thank you.
questions from the board was he okay with the commercial trash pickup uh yes yes we want that
as a proviso how many units total five so two in the first floor two on the second floor and the
third floor has its own unit does this number of units trigger sprinklers yes three plus would
do trigger spring but what's the what's the plan for spring it's an old building so my plan is to
uh get a utility plan and move forward with the sprinklers and fire alarm in there
because there's this need for both of them and also do some cosmetic work you know to update
it bring it up too and then it does look like the building has a basement um is there going to be
what's the use in the basement it's completely so everyone has access to the basement so
that's where the trash room is going to be stored okay
question you said that there was multi-family around there is it this many units five units
so not all of them not all of them but 1425 does have five units this is an
this is an ex is that on the same block yeah for uh for we're 1424 so it's literally across the
Is that on the same block?
Yeah, we're 1420.
street that's okay all right and then the rest are the rest are you know we 1426 is two units
1427 is three and 1433 is three this is an existing use um and again if we it would be very
the hardship here would be very expensive to convert it back to that um also advertised that
way and i do have questions with the the record keeping of the city it there's no record keeping
whatsoever so it's it's hard to prove that whether or not there was a permit some time ago in here
with with the five units so it's i think it's one of those occasions where this use has been
existing for so long that no one's touched this for some time and that's why we're here today
you have photos yes uh yes exactly you can see like um
so i'll start from the beginning
i don't know if we've segmented it for every single prop unit but these are the photos this
is the adrian this is the current condition as i'm scrolling my screen that's the studio in the
front this one you show you like oh you can show it here so we're walking in is this basically i'm
looking at the my back front door yes yes all right door to the left that's the uh studio and
can you speak up a little more get closer uh to the left is a studio apartment with the kitchen
and the bathroom and then as you go up the steps you go you gotta there's a landing and then you
go down it's a one-bedroom apartment in the back and then you get up the steps there is a two
bedroom there's two one-bedroom apartments in the second floor it's just one of them
That's part of the back apartment on the first floor.
And what's this?
The living area, the kitchen.
For the first floor?
That's the bedroom in the back.
That's the bathroom.
And this is the second floor?
That's part of the hallway towards the entrance, the first floor.
Gotcha.
Oh, I see.
And this is the front door.
That's part of the front entrance in the first floor.
All right.
Do you know which unit this is?
That's the bathroom of the apartment,
the second floor apartment in the back,
along with the kitchen.
That's the kitchen for that apartment.
That's the bedroom for it.
Is that the second?
The rear unit in the second floor.
that's the kitchen and bathroom in the front second floor apartment that's the the bed uh
the bedroom for it for the second floor the second floor yes that's part of the kitchen that's the
door at the end it's the uh is the mechanical room that has the heater in there and that's
the kitchen in the back is that for the second floor still for the third floor okay so that's
the third floor which is on its own floor right that's the bathroom for it
kitchen the third floor apartment living area and that's the bedroom all right and this is
the basement. That's the basement, yes.
Other questions?
Questions from our attorney, Hillary Everson.
Not at this time, Mr. Chair. Questions or comments from the
virtual audience?
Chair, I do not see any hand raised for that matter.
High Planning Commission. Thank you, Mr. Chairman, and good
afternoon. 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 multifamily the city rezoned this neighborhood
in 2006 and a council requested map change at that time this property was zoned r9 today's rm1
we are aware of several legal duplexes and triplexes on this fit and on this block face
and two buildings with five dwelling units, both of which predate the adoption of zoning.
As the appellant bought the property as a five-unit building, the City Planning Commission recommends
the Board grant the proposed use variance for five dwelling units.
the board grant the proposed use variance for 512 units mi-2025-001-550-1424 west vanavis street
MI 2020
i vote yes with provisos no household living in the basement commercial trash pickup michael johnson
my vote is yes with provisos cheryl gaston my booty chefs with provisos tenetta graham my vote
is yes with provisos ryan mcadams my vote is yes with provisos i win my vote is yes with provisos
Thank you, counsel. Thank you. Number two, MI 2024-005-739, 1454 South 28th Street. Vern Anastasio is the attorney. There's a letter of support from residents organized for accuracy and direction and RCO with a proviso for a temporary three-year variance.
They'll be coming back in as a panel, Mr. Chair.
Thank you.
Good afternoon, Mr. Chair, members of the board.
Counsel, could you please state your name and spell for this stenographer?
Yes, it's Vern Anastasio, A-N-A-S-T-A-S-I-O, on behalf of Mr. Vasily Guidov.
All right.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Do you waive the reading of the refusal and agree with its accuracy?
Please proceed.
Thank you.
Here's the photo of the building in question.
It's a three-story building with a garage in the rear and a main entrance on the 28th.
And I'm going to pull out just briefly so you can see the plan.
And then I can zoom back in when there's questions from the board.
History, though, is important here.
In 2008, there were permits to put on the third floor, and the use was, in fact, three separate units.
The first floor was a real estate office, second floor was an apartment, and the third floor was an apartment.
In 2013, there was a permit pulled for a duplex.
My client purchased this property last year, and when he purchased it, it was completely renovated with not only the two units, but this first floor former office, real estate office, was converted to another dwelling unit.
The basement has no living space.
There are, in fact, three electric meters, three gas meters.
All of that's being moved into evidence today.
And let me share with you the interior layout.
As I said, the basement is just mechanicals.
and the first floor is entered through here
and then the living room dining area with a galley kitchen and one bedroom of course the full bath
there's a corridor a staircase right by the garage if you go up those stairs
To the second floor unit, you'll be in a living room space with a galley kitchen.
Still enough space for a cafe table, bistro set, and then two bedrooms.
And of course, a full bath.
Same corridor will bring you to the third floor, where again, you have an open concept living space with a galley kitchen and two bedrooms.
We have met with the community. They had asked that the trash containers be either held inside the garage or with some sort of enclosure. Well, we've opted to do either one. They've also asked for exterior lighting, exterior cameras, and they have asked for a temporary, which we certainly agreed to.
here are some photos
seems as though permits were pulled in 2013 sometime after that these renovations happened
and I believe that's when the first floor was turned from an office space to
was turned from an office space to a living unit.
My client understands a triplex is going to require a sprinkler system
and all other building code requirements prior to occupancy.
There are the meters for electric.
There they are for the gas.
moving everything else into evidence as well proof of tax payment deed rco letter
for notification purposes proof of posting and of course the rco letter of support for the
temporary variance with that i'd like to have vastly guido raise his virtual hand
to put him on the record thank you
they'll be coming back in as a bandit shortly okay
also for the record the only permits pulled since then um have been just recently for
or water lateral that needed to be handled.
That's the only permits that my client has pulled recently.
Exterior work.
What's your client's name again?
Vassily Guidov.
He's here.
It's unmuted.
Sir, could you unmute, please?
Can you hear me?
I can.
Please state your name as Belfort, a stenographer.
Vasily Gydov.
V-A-S-I-L-Y.
And last name Gydov.
G-Y-D-O-V.
I do swear or affirm to tell the truth, the whole truth,