a living space and not a business space okay all right thank you for your testimony is there any
other uh hands in the virtual audience i see another hand up by the name of leslie roman
I'm going to allow them to speak. Okay. Hello. Hi, could you state your name and spell it for
the record? My name is Leslie Roman. First name spelled L-E-S-L-I-E. Last name is R-O-M-A-N.
All right. And do you swear or affirm to tell the truth, the whole truth and nothing but the truth?
I do. Okay. Are you a near neighbor? Yes. I actually live on 1469,
okay all right and do you support or oppose the project i i only support if it's going to be
residential i am against a commercial okay all right thank you for your testimony thank you
any other hands i see no more hands at this time chair okay thank you uh planning commission thank
you chair and good morning david effecto with the city planning commission chair and board members
the comprehensive plan recommends no change to the rsa5 residential single-family zoning at this
location the city rezoned this neighborhood in 2014 in accord with recommendations in the
comprehensive plan this property has a documented history as two dwelling units with a commercial
ground floor at some point a prior owner appears to have converted the ground floor commercial
unit into a residential unit without the benefit of permits through no fault of the current owner
the city planning commission recommends that the board grant their proposed use
variants for three dwelling units okay all right thank you so council we are going to hold this
dwelling units okay all right thank you so council we are going to hold this um but we're going to
close the record i'm sorry for revised plans okay yes we'll close the record except for
a revised floor plan for the board to review prior to voting okay okay all right thank you
you okay case number 15. mi-2025-006985 8310 busselton avenue gavin valentine is the attorney
good morning counsel can you state your name and spell it for the record
Good morning, Madam Chair. My name is Kevin Valentine, K-E-V-I-N, Valentine, V-A-L-E-N-T-I-N-E.
Okay. And do you swear or affirm to tell the truth, the whole truth and nothing but the truth?
Okay. I do.
Could you identify? Oh.
There you go.
Thank you. I can hear you much better. Can you identify your client and is that the relationship to the property?
Yes, my client is Eduardo Salgaro, and he is the lessee of the property at 8310 Busselton.
Okay. All right. Thank you. So we have, this is for use as an assembly and entertainment.
And as this instructor, you have unanimous support from the Ron Hurst Civic Association,
and also a letter of non-opposition from Council Member O'Neill?
Okay. And our board, Secretary Gaskin, we'll ask you a few questions.
Good morning, counsel.
Good morning.
Do you submit your documents and exhibits five days in advance of this hearing?
And do you waive the reading of the refusal and stipulate to its accuracy?
Thank you. You can share your screen and begin your presentation.
Sharing my screen, this is over.
Thank you.
are you able to thank you i got some okay it's here let's see just make sure i'm sharing it
right that's what i'm looking for boom here we go here we go there we go
here we are yeah well good morning again um
My client applied for a permit in 2025, and as you can see here with the refusal, that refusal was issued in October of 2025.
The refusal was based upon, if I can go down, the refusal was based upon two code sections.
14602 does not allow for a CMX 1 property, the use for assembly and entertainment.
Section 148025 also has parking requirements for a CMX 1 facility.
um so those were the two um features that the um that l and i identified
um my client has been using the facility as an event space for the past three years
in 2022 he acquired um a permit for use um as commissary and catering
Last year, he realized that that was not the use that he needed.
He actually needed assembly and entertainment.
Because what my client does is conduct events for post-baptism celebrations, weddings, and bridal shows.
weddings, and bridal shelves.
Can you show us some photos as you're speaking about this?
Can you show us some photos as you're speaking about this?
So it's already being used as an event space?
Yes, it is.
And the photos should be coming up shortly as I scroll down.
And this is the whole building?
uh no it's just the ballroom actually we do have i'm sorry i'm sorry we have another location wait
we want to state your name and spell it for the record eduardo e-t-u-a-r-t-o uh s-a-l-g-u-e-i-r-o
it's a lot of letters that's okay and do you swear or from to tell the truth the whole truth
and nothing but the truth okay all right what you're looking at here is the um
um, zoning, um, notice meeting poster, but that is the front of the, um, facility. I'm going down
a little further, more, um, more photos of the, um, zoning poster will then move into, and there
is a larger frontal, um, photo of the facility. Um, this is an overhead picture. Um, and one of
reasons that i had shown this was that um 14802 had a restriction on parking um but mr socato can
you identify where your um so it is uh close to the corner on fox chase road and like right between
the mall and the fox chase road and okay we can't see that here that's not identified so yeah all
right cursor on your let's see okay here we are yeah is that where you are uh one more one more
yeah right there okay right right well one of the reasons that was shown was that um 14802
had um a restriction on parking that um that said that the parking for this facility had to
align with the adjacent category. The adjacent category is CA1, I believe, which is for shopping
malls and things like that. And so the parking matrix for a CA1 is, I believe, four spaces for
each thousand feet. My client's facility is 2,500 square feet, which would mean that he would require
about 10 spaces currently he has two um deeded spaces in the rear of the location um but what um
makes what i think really alleviates the parking requirement is that his hours of operation are
from seven to ten the parking that you see in front of the facility goes free at six o'clock
in the evening so basically um there would be parking there do you have pictures of the two
spaces in the rear and also like photos of the interior well here are photos of
the interior and I'll just scroll down if you're okay this is the entrance the
vestibular foyer area. This is the rear. As you can see in the rear, there is a display case for
soft drinks and things. I wanted to point out that my client's use for this is BYOB. There is no food
prepared on the facility. In fact, he has another facility at 8010 Castor Avenue that prepares food
and actually delivers it here the only thing that takes place here is that the food is served on
chafing dishes and then served to um patrons and here you can see the um chafing dishes
in the rear of that photo let's see this is um the basement um area which is used primarily for
storage there again um all right and so do you have pictures of the parking the the parking that
already exists on the property see if i i know you said it was two spaces i think right right
let me see if i can get get it from if i can go into the overhead
Let's see how I get it.
so you said that that they can use parking and all of all these parking lots that we see now
that they are yes do you have to have an agreement for that or just folks just parked there are you
talking about the two spaces in the rear or no the remaining parking you said it was after six
o'clock well after six o'clock there is um there is no um it's free parking there okay in the three
in the three years that they've been operating as an event space there have not been any issues
with respect to parking or noise which is one reason i think why he was able to get the um
letters of support from his um adjacent neighbors on the aerial view there's the uh okay
I'm sorry. Can't hear you. Sorry about that. So right behind the property, there's like a parking lot and a loading dock, whatever. And we do have like two space assigned to us. And basically it's like offices and they just close it down like 5 p.m.
so usually there's like plenty of uh parking spaces on the the fox chase okay and bustle
avenue and also there's like across the street there's the decepta terminal and most of the
gases nowadays they just rather go to those places using uber across the street also there's
like a parking spot uh but it's basically free after 6 p.m it's like a riding horse
oh right across the street is an equestrian center so yeah anything else
not anything else okay you can ask your client to adopt your testimony
mr salgaro um you are the um lessee of the property yes i am yes and do you adopt my
testimony that i've given it here this morning in front of the board yes okay questions from the
board yes for deliveries are they coming through that same front door entry or and what's that
busselton deliveries yes uh so usually we just bring our own things from the other side and we
use our loading deck which is like a we do have a gate to the basement on the the back side okay
and there's like two exit doors emergency doors so we use that and basically we use the the
basement as storage as we do like events like weddings outside and we do have like stagings
like uh church settings and flower arrangements so everything is basically used on the the loading
we just go through uh to the loading dock in the back and then so one i guess the question is for
the facility are you all the exclusive caterer no no no no so what happens if somebody hires an
outside caterer uh so basically we just do like um like food wise we're the only ones you are the
exclusive outside here okay but sometimes with people just ask to use for like celebration
ceremonies and for example like training certifications so the location is very good so
sometimes constructors they didn't they just need like permits to get like a
license in the terminal like something and they just got all the employees to
get like a training section there we do have all the visual like oh you're
talking about that Commissioner your question was about the cater another
catering is that if there's an other vendor that's not you okay and what
about um furniture oh furniture we do provide our own so you do so literally like most things that
people would have to order for an event are already on site yes that's what the basement level is for
the storing for the but that doesn't mean that every like you know you might need four extra
high tops i'm trying to figure out these extra things where are they coming in chairs tables
exactly yeah okay any other questions from the board yes um what size events are we talking
about here so usually we do have the the other one and this one we use mostly for like a religious
ceremony so we can use one side for like the chairs and the other side for like celebrations
like tables so no more than 50. okay okay and you've been doing this for how long uh over there
three years okay and you said you have another facility is it the same at 80 10 cast revenue
they have like industrial kitchen there and they have a venue for up to 50 guests
okay and then uh in terms of uh this space you say you bring the food in do you have some place
uh this space you say you bring the food in do you have some place to store the food do we have
oh yeah so we just uh use the the the the square footage is like 2500 but we use less than 2000
because there's like the bathrooms like big ones and also the the back uh service area when we have
like a chest freezers we do have like a vertical uh fridge for like non-alcoholic beverages and
we do have like um food warmers in the back okay and what about water of some sort so that you can
like mop floors oh yeah we do have it you like yeah like yeah supply what there is um in one of
photos if i can get to it there was um um a display case where they have um soft drink
sodas and things like that right across from that um display case there is a sink where they can
wash out three states okay all right there is no need for dishwasher because most of the parties
are like disposable so we just whatever no no no no i'm not i'm not necessarily saying you need that
but you still need some source of water outside of the bathroom wash down tables and yeah yeah
mop floors things like that so if you if you look at that picture and you look at that um
the display just across from that display is the kitchen where they will wash out you know
whatever dishware or you know cutlery they might use okay you you keep calling this a display it's
a bar um well it's a bar has wine people would right people would come up to get sodas and
soft drinks and things like that and again what a bar does no alcohol yeah yeah yeah well i know
i'm just getting any beverage at a event right i just you just kept saying that display and i
thought it was like some sort of image or picture or video but it's but it literally it's a walk
it was not selling alcohol so all right that was just thank you for that questions from our attorney
um no questions i just wanted to make a note because i think the refusal was a little bit um
incorrect well the use the use is not permitted in cmx one so you need a variance for that but
the use is also more than 2 000 square feet so there should have been a variance also for that
that so it's it's okay that it's not there I'm just noting for the record that that um that if
this is granted that variance is incorporated in it as well understood okay all right questions
from our virtual audience or there's no one here but anybody from our virtual audience I see no
he's at this time chair planning Commission thank you chair and good morning David Fecto with the
City Planning Commission chair and board members the comprehensive plan recommends a change in
zoning at this location from cmx1 to cmx2 commercial mixed use the city rezoned this
commercial corridor in 2022 and a council requested map change the city planning commission recommended
against the zoning map change the previous cmx2 base zoning permitted the proposed use by special
exception the proposed use is adjacent to a strip mall with abundant parking the city planning
commission recommends that the board grant a proposed use variance for an event assembly
facility and for not including off-street accessory parking okay and my two zero two five zero zero
six nine eight five eighty three ten busselton avenue my vote is yes michael johns my vote is
yes cheryl gaston my booty shifts mcadams my vote is yes i win my vote is yes okay all right thank
you and and the rco said you keep it clean so continue to keep the place clean uh our kitchen
the the floor is like white can you believe that thank you okay thank you number eight
MI-2025-004243, 2654 South Alder Street.
Xin Jin is the attorney.
It's for a sit-down restaurant in an existing structure.
Zen Jin will be coming in as a panelist.
Good morning.
Good morning, counsel.
Can you state your name and spell it for the record?
My name is Zen Jin, Z-H-E-N, last name J-I-N, here on behalf of the applicant.
Okay. And do you swear our firm to tell the truth, the whole truth and nothing but the truth?
And do you swear or affirm to tell the truth, the whole truth and nothing but the truth?
Okay. And could you identify your client and their relationship to the property?
Yes. My client is 2652 to 54 LLC. They're the owner of the property. Salvatore Dinovile will be the representative for the LLC.
Okay. And our board secretary, Ms. Gaskin, will ask you a couple of questions.
Good morning, counsel.
Good morning.
Did you submit your documents and exhibits five days in advance of this hearing?
Yes. Some of the documentation were submitted within the five days, but most of it was submitted
ahead of the five days requirement. Okay. And do you waive the reading of the
refusal and stipulate to its accuracy? I do. Thank you. You can now share your screen
and begin your presentation. Thank you. I'm going to share with the board what was previously