spaces that we're proposing on the ground floor thank you um so again you know as you can see
here leo if you if you want to um you'll you'll uh kind of move your way over to the to the right
side um and again when we get into the floor plans you'll you'll understand this a little bit more
But, you know, on the right-hand side, Building B, you've got 64 units.
The way this building is designed is in the top sort of right-hand corner of the screen.
You'll see the building is partially overhanging parking spaces that are proposed on site.
So you have a combination of open air and some covered parking spaces.
You'll kind of zoom, Leo, right into the very back there where those balconies are.
And that'll kind of just touch on the refusal we got for the rear yard.
Um, so again, the, the, uh, the rear yard refusal that we have is because each of these
buildings has a three foot, uh, projecting balcony on floors two through five.
Um, so while the building itself, you know, meets and exceeds the rear yard dimension
that we need for the minimum, um, because those balconies protrude out into the rear
yard, um, L and I counts that, uh, they take their yard dimension basically on every floor.
So what happens is on those upper floors, units two through five, those balcony projections, which as you can see, there's four of them that are about 12 to 15 feet wide.
Those are the only portions of the building, which again is really just the floor of the balcony and some metal railing.
That's the only portion that technically protrudes into what's otherwise a compliant rear yard dimension.
okay can you discuss the layout of the roofs of these properties please
Sure. So again, like I mentioned, both of them have green roofs and both of them also have roof decks that can be used by everybody in the building. On the big building specifically, you'll see there's two pilot houses, one on each side, left and right.
sure um so again you know like i mentioned both of them have green roofs and both of them also have
The sort of basket weave style texture that you see on there is the green roof.
And again, this will be much clearer when we get to that illustrated site plan.
But, you know, that's green roof.
And then the hatched area that looks like little dots, the sort of more solid poche is the occupiable roof.
You'll see, again, we've got two elevators going up there.
And then you've also got kind of two air lights in the middle marked with X's.
So kind of think almost of the building as kind of like a square donut, where that central void space has additional opportunity for windows, light and air, so we can lay out our units inside the building.
So, Logan, I'm going to advance now to that illustrated drawing so we can give the members of the board a little bit better ideas of what we're talking about.
So moving for a purpose of the record to page 96, as indicated below in the orange. Do you see that, Logan?
Mm-hmm.
Okay, can you please explain to the members of the board what we're looking at then?
So, again, this is a little bit more of an attractive version of the zoning plan that we worked on for CBR.
So here, you know, the things I would point out again is because we were developing, you know, a good portion of the site with parking, you know, we obviously had to keep stormwater and things like that in mind.
So, you know, we designed these buildings to have, you know, green roofs.
You know, we aren't seeking any sort of bonuses or anything from those green roofs in the
industrial district, but, you know, we felt it was important that, you know, as a trade-off
for having the on-site parking, you know, we try to integrate as much green space as
possible.
So we've got, you know, green roofs on both of the buildings that comprise about 60 to
75% total roof coverage.
Those brown areas you see are the portions of those decks that people can walk on and
occupy.
Again, you'll see the pilot houses and the elevators on both buildings for full ADA access.
Again, that centralized green space we have and the parking is in line with that easement that's on the property and also that little portion of Pascal Avenue you can see down there kind of goes back to that extension visually of the street.
um as as we look at at the larger building you know some things i would i would point out that
again we work close to a civic design review to improve was uh the integration with the landscaping
screen over there at the dog park that you have all the way over to the right um we also um we
also have uh worked into the design um essentially a reconstruction a partial reconstruction of south
52nd street um to leo's point previously where it's you know kind of gated off and being used
um as as some sort of um parking or storage you know the part of this plan and to really engage
that larger building of 52nd street was to to return that street to you know its use as a street
so you've got you know sidewalk there with five street trees um and the buildings are set back
from the sidewalk the large buildings set back from the sidewalk so you've got additional
opportunities for uh so landscaping you can see there as well as some green space uh and again
the previous iteration of the design we didn't have that extension of the street but um after
working with civic design review as well as um some of the community groups you know we really
wanted to make um that building not only accessible to people living in it but also people uh from the
community that you know can directly engage with the spaces on the ground floor um because we'll
see on this, you know, it's a, it's a multifamily residential building, but on the ground floors and
cellars, you know, we have all sort of public, public spaces. So it's not a fully residential
building. We've got, you know, amenity and some public spaces. And we, we really aim to make the
ground floors of both of these buildings as active as possible, both through the floor plans and
their connection to the street and the streetscape with, you know, details like the street trees,
lampposts and direct paths that you know take you into some of those common spaces. Now Logan just
speaking for one moment about the easement that you mentioned earlier can you please explain
specifically to the members of the board how this easement is located and how it works in relation
to the subject property and why that affected the design? Sure so again if you kind of look down at
the very bottom center there you can see Pascal excuse me Pascal Avenue. The easement lines up
with that and runs directly through the site. So anytime there's utility easements and things like
that, you know, what happens is in this case, I believe, and I'd have to look at the plans, but
the easement itself is about 80 feet wide. Usually what happens is an easement is, you know, a width
that's much wider than the actual utilities running down the center of it. All I'm getting
much wider than the actual utilities running down the center of it.
All I'm getting at with that is basically you can't build any sort of structure on top of easements.
out with that.
What it will let you do, of course, if there needed to be any sort of maintenance or any sort of redoing of utility lines and things like that,
you know, it does provide for you to do built improvements such as landscaping and the paving on top,
with the understanding that it's obviously easier to dig up pavement and grass and replant plants
instead of, you know, having to dig through a building. So again, you know, we use that as an
opportunity to, you know, start the language of spacing between the buildings. And then we also
expanded upon that total space just to, again, have that central green space and work in,
you know, as much accessory parking that we could. And does that constitute a unique feature
to this lot that would constitute a hardship in your experience i would say yes because generally
you know the most um the most efficient build might be one building where you've got then
additional room for green space and things like that on the side but because of where this easement
was located not right down the middle sort of almost one third to the left um you know it
constituted something where you were either going to build on one half of the site and max it out
the other half of the site and max it out or you know some variation of the two so it does present
a unique challenge in that it really shaped this into becoming two structures with some open space
that we luckily had some flexibility with that I think at the end of the day actually you know made
it a little bit more attractive in the prospect of you know green space and site amenities like
parking something that you know a lot of other more urban sites in the city might not have the
flexibility for just because it's, you know, usually surrounded by much more dense urban
context. Now, Logan, I just moved to page 101 of my presentation packet. Do you see the page that
I'm indicating now? Yep. And what is this? So this is a, this is a site, a more or less an aerial
view of the site. The one thing I would just point out for everybody's clarity and, and, you know,
It sort of helps understand what we're doing with that extension of 52nd Street.
If you look kind of right there in the middle where it looks like the street's extended and there's a kind of mess of cars and things like that there, the rendering's a little outdated because what happened was when we went with CDR, we initially just proposed this much of an extension that you see there.
Leo, if you can kind of motion with your cursor there, that pavement.
that, so we started with a partial extension of 52nd Street, but again, after, you know, working
with CDR, we've extended that essentially all the way down to where you see that tree line there by
the railroad. So the trees would stay, but the extension of 52nd Street, you know, continues
where all of those cars currently are at. And again, what it does is it allows us to have then
very similar to the small building, connection points from that new sidewalk, some additional
street parking but more importantly the the ability to access the ground floor of the larger
building the whole entirety of that building you know rather than just putting a fence up and
calling it a day so we felt that that really helped create much more engagement both physically
and visually with the ground floors of that building and the program that's inside. Thank
you Logan. For purposes of the board's edification this is just another site aerial photo
indicating our subject lot by this red dot here 161 south 52nd street for purpose of the record
page 102 of the packet mr mobile hill she's in a room could you go back to that previous
uh photograph the rendering chair yeah the one that's uh yeah the one that mr dry did yeah
um behind the larger building to the left are they what are they active warehouses
to yes to the right to the left behind where i'm indicating with my cursor
yes yes and that's my understanding is that mr horowitz mr fineman who are present on the line
represent the owner of that parcel mr chairman mr chairman can i i can just identify i can
identify that where you mr fineman mr fineman please spell your full name and i'll swear you
in? S. David, F-I-N-E-M-A-N. Do you swear
if I'm to tell the truth, the whole truth, nothing but the truth? I do. Thank you. Please
proceed. Judge, Mr. Chairman,
hopefully you can see what I'm pointing at, where
that FedEx truck is. Yes. That is
D.C. Humphreys slash Cover Sports.
D.C. Humphreys is who we represent in this matter.
is who we represent in this matter uh dc humphreys cover sports um has been a philadelphia manufacturer
D.C. Humphreys Covered Sports.
for over 87 years located in the city of philadelphia mr feinman i i don't mean to
interrupt you i just want it is an act we'll get to your testimony is that it's a manufacturer
it's a okay plant that manufactures uh it's operational now as well absolutely and and
you'll hear testimony as to how it's going to extend okay the area the area the area
next to it on on one side is basically um owned and is a storage facility for buses
and actually operates on a general on a on a daily basis sending out school buses and other
buses and that's over here okay everything around it is active okay thank you we'll get back to you
we'll get back to you thank you mr mobile i didn't mean to interrupt you i just was wanting to make
sure what i was seeing was an active commercial industrial use understood so logan i'm now going
to proceed to the floor plans for the property this is at page 106 of my zoning packet
can you please explain what we're looking at here sure so so much like the zoning plan this is a
full site plan that shows both buildings but what this one does show is sort of one of the
intentions of our design you've got the ground floor plan so the inside of each building again
building a to your left building b to your right this plan is helpful in showing again when we
designed the building, how we designed the ground floors of these to be active spaces. So if you
look here, you don't see any sort of residential units. You don't have any private residences that
are on the ground floor here. Instead, what you have is you've got the site parking with that
loading space that you see right there in the middle per CDR's request. You see towards the
lower right-hand side of the screen that extension of 52nd Street that again allows for the
opportunity for street trees, lampposts, and direct pedestrian access from the sidewalk to
some of these active spaces on the ground floor. You've got event spaces, conference spaces,
you've got an outdoor pavilion area, you've got the building lobby. That's all in the large
buildings. So again, all of these spaces, you know, in the large building, we wanted to be
able to have accessible from both outside and inside the building because they're, you know,
non-residential uses um kind of working way over to the left again the same sort of thought was put
into the design of building a again you see your accessory parking spaces the street trees and
things like that on the sidewalk that we've integrated and you'll notice that again there's
there's co-working spaces there's lounge spaces lobby spaces gym conference centers
as well as some outdoor space over to your uh very left as well that work in conjunction with
those, um, conference and again, more active public spaces. Um, you'll also note that, you know,
we have sort of, uh, trash and things like that, uh, more utilitarian uses, uh, located towards
the back of the property far away from, uh, 52nd street. Um, so that, that's kind of what you've
got here, uh, just the ground floor that kind of shows everything in context, but it's important
because again, it shows, you know, we feel the design of this departs a lot from other multifamily
see going up where it's all residential here you know we felt like we provided a pretty good
opportunity of amend these spaces for the residents as well as you know residents of
the community too all right so logan let's go to the floor plans from building themselves starting
with building a yep i'm now at page 108 of the packet yep so to orient everybody this is you
know 52nd street is over to your left side and then towards the bottom of the screen would be
that common central green space, as well as the parking that you saw in the renderings.
Here you'll see in the cellar, we've got the bottom floor of the work share spaces. So these
work share spaces are actually two stories. So they would be entered from the ground floor,
and then you've got additional expansion opportunity down in the basement for those.
You see your bike storage, as well as your building mechanical and storage for residential.
And you'll also see the gym space, which is also bi-level with the ground floor.
All right, moving to the next page then, Logan, we're looking at the ground floor for Building A at page 109.
Yep. So, again, you can kind of just get an idea, 50-second over to your left, your portion of the parking lot down to the bottom of the screen.
You know, you've got your lobby and things like that right off of the parking lot area.
You've got some lounge space, again, that bi-level gym space, conference spaces, and the co-working spaces, again, with some outdoor workouts.
conference spaces and the co-working spaces again with some outdoor workout space as well as space
for you know outdoor uses right off the conference spaces as well and you'll see kind of again
towards the top right that trash and recycling area as well as the you know general site access
for that back there. Okay Logan so I'm going to move to the next page and this is the typical
floor plan for pay for floors two through five would you please uh explain this to the board
sure so again typical meaning you know this is the exact same floor plan that you'll find on
floors two three four and five um each unit i mean sorry each floor has 10 units um that again
uh range and size from 525 square feet 640 square feet they're all primarily one bedrooms there's
a couple studios in this building as well um the things i would point out again is just your two
staircases to the left and right um your elevator in the middle there for again full ada access
and then each one of these units has its own private outdoor uh own private outdoor space
in the form of balconies um that you can see again on the sides and the fronts
in addition to that shared roof deck so again we felt it was really important to give everybody
their own you know little slice of the outdoors in addition to that shared amenity space on the roof
which I think is the next slide probably.
Yeah, so Logan, just to orient the members of the board as well,
you see my cursor where I'm circling this staircase to top of the 2nd Street?
Is this the pilot house that causes the height refusal?
Correct.
That's the only reason why we have that additional refusal for four extra feet
is because that pilot house is counted as part of the overall building height.
Is this staircase required under code?
For anything over, let's see, what is it?
anything over four stories at this point with this number of units, definitely you would need