Iowa, my vote is yes with proviso.
So, thank you.
Okay, let's see here.
Are you right with you?
Number 10, MI 2025-001-853, 1224 North 20 A Street.
Al Nockmson is the attorney.
There's a letter of support from Ruritown Chargerswood Community Civic Association
and non-opposition from Council Member Young.
Good afternoon, Mr. Nockamson.
Could you please state your name and spell for the stenographer?
Alan Nockamson.
Oh, A-L-A-N, last name Nockamson, N-O-C-H-U-M-S-O-N.
Yeah, well, we have your name on speed.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Could you identify your client in relationship to the property?
My client is KMPM Holdings, LLC, the owner of the property.
I apologize.
I did not enter my appearance.
So, I mean, I entered my appearance.
I didn't like enter it right now.
So just give me one second.
That's a first.
So let me just do that for two seconds.
Let's see.
So sorry about that.
Let's see.
It's got to get into the calendar.
Let's go in here.
One last thing.
12, 24.
Sorry about that.
if I could just be promoted to a panelist
perfect yes you have been promoted to panelists
thank you and I'll just
share my screen just make sure I have the right
one up okay
I'm going to share my screen
All right. So I'm here to present 1224 North 28th Street. Again, to my left is Mike Randolph,
the owner of KMPM Holdings, LLC. And we're here to legalize a triplex that has been a triplex for
as far as I can see on Atlas. Our presentation includes 13 exhibits. As the chairman stated,
We have a letter of support from the community, and 198 addresses were notified of that community meeting that took place a few months ago.
So this is an RSA 5 property.
We're not changing the structure at all.
We're just trying to legalize the use of this structure that has been a triplex for some time.
Mr. Randolph is intending to do a complete gut job at the property.
So he understands as part of that process is that he's going to have to sprinkler the building.
So that's something else for the board to consider, that he's going to bring it up to current code.
Even though it's been used as a triplex, there is no fire suppression system in the building.
As stated in the letter of support, it was a well-attended meeting, overwhelming support of 12 in support, 2 in support and 1 abstain.
uh they you know the community stated that they acknowledged that this has been a multi-family
property for some time it's a corner property at the corner 28th and style street and then you
can see from the history here uh there's some indication that this was applied for for as a
applied for as a triplex. There's no history at all that I can find of any single family use here.
triplex there's no history at all that i can find of any single
Again, Mr. Randolph is purchasing this property based on the fact that it was advertised to him
as a triplex. He's here now to legalize that use. And that property has not been maintained well,
and you'll see from the photographs. So he's just trying to bring it up to date and up to code.
not out of character to have multifamily nearby we have 2800 master street 1239 north 28th street
1241 north 28th street as well as 1225 north 28th street so i try to provide a couple properties
nearby three of which is on that block in particular all triplexes and as you can see
here we're at the corner 28th and style street there's a mix of different zoning classifications
including rm1 and cmx2 and a half we are near commercial corridor on west gerard avenue as well
so this density will help uh you know the commercial corridor uh sustain itself and then
this is just a google maps perspective of the property from where the property's at
and then photographs of the property uh against corner property uh has two doors one facing here
on 28th Street. The other one facing, well, actually you can't see it here, but there's a
lower level door that's existing here. It's not the greatest photo, but it actually has steps
leading down. I know the board's always concerned about lower level living. There's direct access
for this bi-level unit on the first floor and lower level. You can also see here, there was
a former garage here. My client plans to repurpose it in the form of having trash in there, storage,
so we would agree to a proviso trash stored inside as well as additional maybe tenant storage as
well and then these is this is proof of our notice posting so you can see from both 28th street and
styles that we posted our orange notice posters for today's hearing and then this is north 28th
street to the right of the property to the left of the property west style street to the right of
the property to the left of the property our photographs so again my client is you know hoping
to purchase this property we have a we have an agreement of sale that shows us that we have a
closing date up through the end of august but this you know the deal is continuing obviously
for zoning approval but here's just some interior photographs showing the multi-unit nature of the
property and again my client intends to completely gut the property install a fire suppression system
and comply with the updated building code requirements
and then just our plans here um as you can see here uh let's move this thing over uh so you go
through the front door uh you make a left for unit number one uh it's an open floor plan here
you go to a lower level there is a bedroom down there in a flex space but what i'll say is is
there's a separate entrance with a door uh to go to a lower level um instead of going to the
bi-level unit which is a two bedroom one bath you go to the second floor which is its own unit which
is a one bedroom one bath you come in there's a kitchen there's a dining room there's a bedroom
there's a ton of light in there because we're a corner property you know for all of the all of
the units and then instead of the second floor with unit number two you go up a third flight
and that's unit number three which is also one bedroom one bath you can see an open floor plan
you can see bedroom you can see a bathroom and obviously storage for the tenants
hold on for a second you said that you had a direct walk out from the basement that plan
doesn't show that where's right here right here that says egress well i know it's incorrect that's
what it states it's we're not doing any changes that that's it you're right that's incorrect on
the actual floor plan the floor plans are for illustrative purposes only this is a use application
only but that's an existing and i maybe if we go on google street view maybe if i hit it a
different angle you'll see that but um is there coming out of the basement right here there's
right here there's two steps so no so there's actually a stairwell because you said you made
it sound as if there was a direct stairway access into the basement well i'll yeah i'll defer to
mr randolph who's been to the property can you answer mr board member john's question mr randolph
could you state your name first and spell for the stenographer turn on your is your missing one
right hello yeah mike randolph m-i-k-e-r-a-n-d-o-l-p-h do you swear affirm to tell the truth
told truth nothing but the truth yes please proceed yes is are there direct steps leading
down to the basement or leading up to the basement depending on your perspective from
the exterior yeah correct where it says walkout egress there's actually i think five or six steps
Yeah, correct. Where it says walkout egress, there's actually, I think, five or six steps leading down to a door that enters you into the basement from the side of the property.
leading down
Okay. So you go into, you go down steps and then to a door.
Correct.
So I do apologize for, this is not an accurate appraisal of what's actually happening there.
If you see it from Google Street View, which you can check yourself, you'll see those steps.
RCO meeting notice, we met with the community on June 19th.
like I said, overwhelming support. Brewery Town Shardswoods Community Civic Association is a
well-known, respected, and knowledgeable RCO. They have a two-step process. They require documents a
few weeks before the community meeting. They vet those documents. They review those documents. And
then they make their own recommendations after hearing community input. So this is a very
experienced RCO. The fact that the community and the RCOs in support of that speaks a lot about
this project and again you know mr randolph is also a member of the brewery town shardswood
community so he's a well-known quantity who has developed in that area as well
here is proof of mailing of that community notice we mailed it again to 198 addresses
proof of mailing to those addresses or you know application to the zba for the zoning variance
request and then our agreement of sale most importantly i just want to point out to show
the settlement date and it's like a little bit has a settlement date that we extended to june
i mean august 27th of 2025 so if the board does grant this variance we will have the ability to
close on this property uh certificate of tax clearance actually i told mr randolph to make
sure that he's tax compliant that the property owner's tax compliant he personally paid those
taxes to make sure that we can have tax compliance today so we can move forward to a settlement
with that being said i would ask um mr randolph given that he's already been sworn in three
questions you heard everything i had to state today about your zoning matter yes it's a true
and correct yes and do you adopt this your own testimony yes thank you questions from the board
questions or comments from our attorney not at this time mr chair questions or comments from
the virtual audience i see no hands at this time chair any commission thank you chairman and good
afternoon david fecto with the city planning commission chairman and board members the
comprehensive plan recommends no change to the RSA 5 residential single-family zoning at this
location the city issued a rental license in 2005 for one dwelling unit and an alteration permit
for a single-family dwelling in 2017 it appears that after some point in 2017 an owner appears
to have converted this to a three to three dwelling units without the benefit of permits
this is a primarily single primarily single family block face a complete rehabilitation
as stated in the appellant's testimony would allow the appellant to reduce the number of
dwelling units to be closer in compliance with the existing zoning the city planning commission
recommends that the board deny the proposed use variance for three dwelling units
the only thing i would state mr chair that this property has not been kept up for some time we
we're purchasing it as a three unit it's a corner property and i believe it's a responsible use of
that property especially since we have that secondary form of egress in the lower level
and the deal is contingent on receiving such zoning approval so we hope that the board agrees
and allows us to activate that corner in the brewery town shardswood section of philadelphia
MI 2025-001-853-1224 North 28th Street, I vote yes with Proviso. Trash stored, stored inside.
Michael Johns, my vote is yes with Proviso.
Cheryl Gaston, my vote is yes with Proviso.
Tanetta Graham, my vote is yes with Proviso.
Brian McAdams, my vote is yes with Proviso.
Ayoed, my vote is yes with Proviso.
Thank you.
Thank you, Councilman.
Number one, MI-2022-007-291-430 West Burke Street.
David Orfanides is the attorney.
David Orfanides will be rejoining us as a penalist.
morning mr good afternoon mr chairman just for the record you've already been sworn today please
state your name certainly my name is david orphanetes last name is spelled o-r-p-h-a-n
Certainly. My name is David Orphanides. Last name is spelled O-R-P-H-A-N-I-D-E-S.
And this is a resumptive hearing?
Correct.
And my understanding the way we're going to do this today is you will present revised plans that are being reviewed for an amended refusal.
You will also update on conversations with the neighbors.
There will be questions from the board and council, public testimony limited to today's presentation, and any change with the Planning Commission.
So that's where we are today.
Correct.
And we're not going to vote on this today because the board has to view the video.
Correct.
So, okay, may I proceed?
Please.
I'm representing Gladwell Properties, LLC, which is the owner of the property.
The property is shown up here, outlined with a...
David, you don't have anything up.
There's nothing up.
Oh, sorry about that.
I jumped right to it without doing that.
Hold on a second. I thought I'd already hit share.
How was that?
Okay. So the property is the clouded area that you see here.
My client originally owned this.
Well, originally this clouded area in this area here to the left was one parcel.
He subdivided into two parcels, developed this parcel right here with a number of eight units.
That was phase one of this project.
So this is the third phase of the project.
And the first phase was four eight-unit buildings that were stretching down here along North 5th Street.
One portion of this project is to put in a fifth building right here, where the property extends to North 5th Street, another eight-unit building.
And I can show you those plans if we need to.
The second phase was to construct a buy-write.
These were done by variants.
And again, you'll see in a minute, the building that's proposed here is the same as the buildings that were granted variances by prior zoning boards.
Phase two was a number of six, eight-unit buy-write buildings over here along Cadwell Otter Street.