0:09The proposed conversion at 120 JFK Boulevard aims to transform a structure currently housing a laundromat and one residential unit into a two-family dwelling. The existing property, situated on an undersized lot measuring 25 by 52 feet, necessitated multiple C1 variances. The lot’s current area of 1,448 square feet falls short of the required 3,000 square feet, prompting requests for variances related to front and rear yard requirements. The front yard currently matches neighboring properties at zero feet instead of the required 20 feet, while the rear yard spans only 7.5 feet.

An architect and planner presented the case, arguing that the conversion would remove a non-conforming use, thereby aligning with the neighborhood’s residential character and the city’s master plan. The witness emphasized that the building’s architectural integrity would be preserved through enhancements, such as masonry headers and seals above the windows, following a planner’s recommendations. The modifications included replacing a proposed balcony with a window to improve aesthetics.

The architect also identified the parking variance as a minor issue. The conversion from a laundromat, which required only one parking space, to a two-family dwelling would increase the demand to 2.25 parking spaces. However, since the building would house two two-bedroom apartments, the requirement would be 2.5 spaces.

15:45Discussion extended to the layout and functionality of the building, with particular focus on the basement, which would serve as common space for utilities and garbage disposal. The basement’s design, featuring a concrete block wall and a concrete floor, ensures it remains unfinished and prevents illegal apartment conversions. Both tenants would access the garbage room through a shared entrance, and the utility meters would be housed in the same area.

The conversation shifted to the exterior, specifically potential improvements to the sidewalk and patio. While a new sidewalk was planned, there was no initial intention to upgrade the patio. However, a suggestion to add a small concrete patio with landscaping was accepted as a condition for project approval.

City Council members were generally supportive of the application, citing the project’s potential to revitalize the aging structure and enhance the community. The irregular shape and size of the lot were acknowledged as challenges, but the conversion was viewed as a positive change from the current dilapidated state. The applicant’s willingness to meet conditions set during the meeting, particularly regarding landscaping, was noted as a commendable aspect.

The meeting concluded with a motion to approve the project, subject to various conditions, including collaboration with city professionals on landscaping efforts. The council’s decision to support the conversion reflects its alignment with broader efforts to encourage residential development consistent with the city’s zoning ordinance and master plan.