with 48 dwelling units built behind us. Notably, there is, and this was raised by the RCO,
you know, there's never any parking up here in the front. However, there's a complete rear drive
aisle that goes all the way from Geary to Handcraft here and that would service not only would there be
parking for the existing house that has existing parking you'll see that photo in a second
but it would also include three additional car off-street car parking spaces.
uh three additional uh car off street car parking spaces for the new property
um so again this just sort of gives you we're right at the curve right at the curve it just
splits in two and you know there's a large triangular parcel on each side um the parcel
next to us has a very large uh one-story addition already built onto it um and you know we have one
there as well which will be demolished we will be keeping this existing one story
existing house demolishing the existing one story addition and we're seeking to build one more house
right there so the the application that's in front of you right now is actually just for
a subdivision of the property here's a street view again looking like this would be the property line
right here. Here's the other triangular parcel right there. This is the existing home. Essentially
what you'll see is we're proposing another house right next to it, just one more in the line,
and here the opposite house has already built out considerably on its property.
So what do you propose to demolish?
sorry so you can't see it i'll show you in the next photo we have but it's not it's not 3218
denfield so so 3218 denfield um is going to remain in place this is an existing home
and we're going to subdivide right along the property line right along the building line so
that building this house will become a uh another another row house and then we'll be building
another row house immediately adjacent to it. So instead of being an end unit, this will become a
interior unit. Okay. So and I think again these are just photos showing the build out in existing
conditions. So here's a little bit better. It's tough with overgrowth. This house will stay and
then right next to it you'll just see there will be another house, another single family house built
there. So again, the same condition right next to us. This is the rear access drive aisle.
You can see it's very wide. There's rear access parking for everyone.
Right here starts on the left, our property. It's just over 100 feet long. That will be part of the
new property. This is proposed parcel B if you're looking at the packages. So parcel A would be the
existing house and that would be by right the only issue here this might be a better scene so
here you see a one-story addition that was previously added that's going to be demolished
and basically the new home is going to be built where that is now out over to the pool
these are the multi-family buildings right immediately behind us that also share that
rear drive aisle. Are they the ones behind Holy Spirit? Yes. Yeah, exactly. Okay. Excuse me.
So what you can see is we have two refusals, both with just regard to the only refusals we have
deal with the very front portion of the properties. I think we can see it here. So
this is the existing house. This is the proposed subdivision line. And then you see we have to
have street frontage for the proposed parcel B. So that's this narrow portion here to just have
street frontage. Really, the house will have rear access. I mean, again, you have over 100 feet
of access in the rear along this enormous triangular parcel. So just to put this into
context, the average size, again, of all of the row home properties in along both Denfeld and
Hussleman is between 18 and 1900 square feet. When we go through with this subdivision, this
existing home will be on 1965 square feet. And this triangle will actually be 5300 square feet.
So you're talking about an enormous lot for a single family house that will be built by right, will meet all of the conditions and setbacks and whatnot, and then would have rear access here.
So we got a refusal because you can see this narrow street frontage here, and we got a refusal for this narrow street frontage here.
The issue that I said I could not stipulate to, this width right here is 11.3 feet essentially.
It only needs to be under the code two-thirds of 16 feet, which is the required width for a lot.
two-thirds of 16 feet, which is the required width for a lot, which comes to 10 and two-thirds feet.
So that is actually allowable by right. So we should have and do have a refusal for this
angle right here. But again, we're not appealing LNI. We're just saying that we want the variance.
We believe that to be a de minimis variance that the board can overlook. So we went in front of
the Packer Park Civic Association. They opposed the project. To be fair, they had a difficult
meeting. It was, my understanding is, from their chairwoman, Barbara Kaposi, it was their first
in-person meeting. They actually had a split in-person and Zoom meeting. So I presented the
matter by Zoom, but that was not necessarily heard by everyone in the audience. And it was
very confused and jumbled. So we received an opposition vote, we believe mainly because of
parking and traffic along Denfeld and Hussleman. However, there will be no, this house will have
no parking or traffic congestion along Hussleman or Denfeld. Again, it has three cars off-street
parking in the rear along that drive aisle and has over 100 feet of access in the rear. So
there, you know, nobody's going to be parking along that frontage. So because of the confusion
that we felt happened, we asked for a second meeting, and we were denied a second meeting to
present in person, which we thought would better allow us to present to the community. I'm, I don't
know if Ms. Kaposi is on the, on the line, or anyone from Packer Park Civic is on the line today,
But, you know, for some reason, we were declined an in-person second meeting.
Because of the outcome of the RCO meeting, Dominic Novelli, who's on this call on behalf of the LLC owner,
went door-to-door along Denfeld and Hussleman and up South 18th, the nearest major street,
and got an 18-person petition in support, 12 of those people being people who reside on Denfeld
and or Hussleman themselves. So, you know, he went door-to-door for the most immediate neighbors
and got all of their support when he had the opportunity to explain the project to them.
so again we have a very large awkwardly shaped parcel we're trying to just all that's before
you today is to subdivide the parcel to make the end unit building into a it will become a middle
building and then we will have a by right building that's actually not in front of you today
a by right home. Obviously, if that's not by right, Elle and I will require us to get a
refusal on a variance and we'll be back in front of you. But I can attest that that's not going
to happen. So that is the entirety of the project. And I would just happy to answer any of the board's
questions. Otherwise, I would just call my witnesses and have them adopt my testimony or
answer your questions does the board have any questions no no um are there any witnesses
yes uh so i would like to call uh vince is he on
mr mancini you can please unmute yourself and please wait for the
oh and i apologize i did it myself uh is mr mancini on the call yes
Hi, Mr. Mancini. Name and address. Spell your last name, please, and then I'll swear you in.
Vincent Mancini, Landmark Architectural Design, 1325 Snyder Avenue, Philadelphia, 19145.
Do you swear for him to tell the whole truth and nothing but the truth?
Okay. Sean, are you asking him to adopt your testimony?
Yes, I will.
Thank you.
Mr. Mancini, have you heard all of the testimony that I've presented today?
Yes, I have.
And do you believe it to be true and correct to the best of your knowledge?
Yes, I do.
And would you adopt it as your own?
I would.
All right.
And just finally, if there's anything pertinent or necessary for the board, please let them know.
Otherwise, I'll offer you up for questions from the board.
I have one additional thought that I thought it would be an important fact.
the lot that's being subdivided is in fact over 5,000 square feet, which is three and a half
or more times the required lot of 1440 in a residential district. However, I want everyone
to rest assured that that's not the size of the home that's being constructed on that lot.
The home that is being constructed on that lot will afford
The home that is being constructed on that lot will afford approximately 67% open area.
Thank you.
So the home would be very similar to the homes that are adjacent to it.
And the majority of the lot will remain open.
As I said, 67% or thereabouts would remain open.
So I thought that was a very important fact rather than being misconstrued to that we were building the entire footprint.
Thank you. Does the board have any questions for Mr. Mancini?
Okay, are there any virtual witnesses?
Yes, one final witness, Ms. Tenere. Dominic Novelli, please raise your hand.
Please unmute yourself, Mr. Novelli, and wait for the chair.
Hi, Mr. Novelli.
Can you put your name and address on the record and spell your last name?
Dominic Novelli, N-O-V-E-L-L-I, 1818 Holzman Street, Philadelphia PA, 19145.
Do you agree to wait?
No, strike that.
Do you swear or affirm to tell the whole truth and nothing but the truth?
Thank you.
You may proceed.
All right.
Thank you very much, Mr. Neri.
Mr. Novelli, you are here on behalf of On Point Development, LLC, correct?
And did you hear all of the testimony that was presented today?
And do you believe it to be true and correct to the best of your knowledge?
And would you adopt it as your own?
Thank you very much, Ms. Tenere, Madam Vice Chair, I should say.
I offer Mr. Novelli up for any questions that the board may have.
Otherwise, I am concluded.
Does the board have any questions?
Okay, is there anyone here from Packer Park Civic?
I see no hands, Madam Chair.
Okay, Planning Commission?
This is Ron Bednar, City Planning.
Ron, have you been sworn in?
Yes, I have, but if you want to do it again, I'm fine.
No, go ahead.
property is indicated for a single family residential use on the city plan believe the
applicant has not demonstrated a necessary hardship regarding requirements of the code
the application is not consistent with the requirements uh subdivision requirements we
recommend that the request of variance not be granted calendar number one two four five three
218 denfield place denfeld place my vote is no my vote is no my vote is no my vote is no
calendar number 1248 720-22 south hicks street that's you again
you're just that lucky today madam vice chair i know name and address and spell your last name
please? Of course. Sean, S-E-A-N, last name Whalen, W-H-A-L-E-N, Vintage Law, 6 Coulter Avenue,
Suite 1000, Ardmore, PA, 19003. You were already sworn in. Do you agree to waive the reading of
the refusal and stipulate to its accuracy? I agree to waive the reading. There is one refusal,
again that I think is de minimis but is I believe erroneous but I will agree to just move forward
with the variance request. Thank you. Have you emailed the exhibit packet with proof of ownership
tax compliance refusal referral photos and or plans of the property five days in advance of
this hearing and have you met with the RCO and do you have a letter? Yes to all. Thank you you may
proceed okay uh thank you again we have a letter from sasna uh in opposition yes your honor
uh yes madam vice chair okay um
sorry let me have to get uh denfeld out of the way okay
all right let me share my screen
I am here asking on behalf of Katie and Matt Ostroff for another single-family home request.
We received a number of refusals that I'll walk you through.
So again, this is right on South Hicks Street in between Bainbridge and Fitzwater.
And it actually backs up to South Mull Street where it curves into Senate Street.
uh senate street so just pictorially you can see uh most of the single family homes
So just pictorially you can
along 15th street front on south 15th street and south hicks is actually the rear access
for most of those homes that front on south 15th and then you can see we have an existing
one-story warehouse that has 100% lot coverage, and we are seeking to demolish that and replace
it with a single-family home. You can also see this is the Scottish Wright house. It's a 12-story
building, multifamily apartment, and our one-story existing warehouse actually backs up to a large
surface area parking lot here's just the frontage you can see there are a number of new homes built
at the end of hick street here all three stories in height and we would be in line with with those
properties so here's here's a couple of the newer homes that have been built looking down south hick
Street. Again this is looking kind of further north on South Hick Street. This is the existing
it's actually one story because it's all one inside has an existing curb cut and existing
front access parking which I believe is the one refusal that is not proper from the refusal that
we have. So this is what's immediately after across the street from us. This is what I was
describing these are the homes up front on South 15th Street and these are the rear access parking
areas for those homes. Here is this picture is taken from leaning up against the rear wall of
South Hicks Street so you can see there's just a large surface area parking here and then this
this would be what's right behind this is again you can see these couple cars in the last photo
this is the 12 stories right there. Here's the rear of South Hick Street, our property,
and here are the new homes. You can see this one double wide, that one single wide.
Again, just a cleaner image of our rear area. The rear area is important here because we are
seeking to have no rear yard setback. It is 100% lot coverage now, and we are seeking essentially
to include the open area which is a refusal on the second and third floors and because this is
a parking area we are not impugning on anybody's light or air and you know there's no rear property
to be protected back there so again here just some more of the photos and nobody can read that so
this is an rm1 district so it could be a multi-family but instead katie and matt
ostrov who are here to testify today are actually very excited they live in this area and they found
this in this neighborhood immediately and they found this property and are looking to build
their home their personal home here to keep their kids in the same catchment and you know continue
you living in this neighborhood immediately. Most of the houses or most of the homes that I showed
you up and down the block are on lots of approximately 750 to 850 square feet. This
is a situation where we actually have a double wide lot. It's 1,600 square feet.
So it's twice the size of most of the lots on the block.
um and uh you know we obviously back up to that large parking lot in the 12 story