And then three structures also on the narrower Chadwick Street to the east.
And those are the structures we'll be talking about specifically today.
It'll make more sense as soon as we get into the actual drawings and the site plans.
This is a mixed RM1 and RSA A5 zoning district.
But as I stated, this has been a number of condo units, eight in particular, for a number of years.
We received refusals because we're looking to, like I said, take those properties on Chadwick Street,
demo them, and create what is essentially three new single-family dwellings.
We do have my architect, Logan Dry on the line, and I believe the principals of Courtyard Condo Associates and Regis LP, my clients, are on the line as well.
So we receive refusals from multiple principal buildings on one lot.
As I stated before, this has always been multiple principal buildings on one lot, at least since the early 90s.
And multiple principal uses because we have single family and multifamily essentially on one lot.
um the hardship in this instance is this is already one lot one condo association um the
banks that own each the different notes um have made it almost impossible for us to try to re-subdivide
everything and re-assess each of these properties as single family dwellings the way that it's set
up right now would also be a detriment to the current condo association condo owners as they're
only responsible for everything inside the structures from drywall in rather than everything
on the outside. And I'll get into all of that in a moment as well. So members of the board,
here's our area zoning map. Let me zoom in on this and get a little bit clearer. So this is
South 17th Street. We're talking about these three lots here. They're split zone RM1 and RSA5. But
as I said, there was a lot of consolidation that was done back in the 90s. So here's the actual
parcel we're talking about. So this is 723 South 17th, which is two condo units, not part of this
application necessarily. 725 and 727, each of these two condo units, part of this whole condo
association, but not subject to this particular application. These three buildings here on Chadwick
Street are actually two different units. So this first unit is on the first and second story of
this two-story building and then goes into the second story of this unit. And then this unit of
Chadwick is first and second story and then also uses a garage. We're proposing the demolition of
all of those and building new structures of essentially the same floor plan. This is the
condominium declaration beginning on page eight. I'm just going to scroll through that.
this is my client's commercial activity license at page 38 tax clearance at page 39 our zoning
notification letter that went out for south south neighbors association
this is our proof of mailing oh maybe there's our proof of mailing at page 43
and this is a letter that we received from sasta sosna on july 8th 2021
sorry to interrupt could you enlarge that please yes
thank you so initially we had proposed a slightly different plan that did not have
a mansard style roof and also had some days based on feedback from the neighbors we changed
some things around. And at the initial community meeting, SOSNA asked us to come back for a second
meeting. We just attended a meeting of their architectural review committee the other day
and received additional feedback. We have now been slated to appear on their agenda for I believe
August 18th's RCO meeting. We've already sent out notices for that as well for a final vote.
What I'm showing now is page 46. This is an application that was submitted back in 1990 with respect to
That was submitted back in 1990 with respect to this current layout of the structure.
So it's an eight-family dwelling.
So there's, like I said, there's eight condo units.
There's two-car off-street parking on Chadwick Street.
Six families altogether on 723 to 27 South 17.
Two families altogether on 722 to 26 South Chadwick.
I'm going to scroll through that as well.
That's just for purposes of edification for the board.
And everything's going to be a little bit clearer now that we get to the phone number.
So looking to page 125 of our zoning packet, this is actually looking northbound on Chadwick Street.
You'll see 720 right here.
This is not part of the application.
We see new development, new additions going on to some houses north or on the block.
So 722, this is part of our application.
724, 726. These are all part of our application. So this, members of the board, as I discussed
before, 722 and into the top of 724, this is one condominium unit. Scroll into the next page,
128. This is also one condominium unit for the use of the two-car all-street parking.
These three will all be demolished.
and that's just a 360 view going through to page 136 these are the structures that currently exist
on south 17th we're not touching any of these these are either being rented out or are owned
by individual owners there's two units per structure and this is just a quick 360 view
of what we have going on here and then this is across the street
these are just some other existing structures in the area
showing there's significant multifamily in this area
and new construction
these are pictures of the zoning signs that were posted
and on Chadwick Street as well
all right Logan would you mind raising your hand
so you can be unmuted and testify for the record
well what you're showing us now is that chadwick street this is chadwick street yes
you're three single family well they are essentially three single family homes but
they're all part of one lot because it's just all part of one time association but
the demolish and create three single families correct yes correct
uh logan dry are you still on the line
oh my apologies my computer decided to go a little haywire on us
yep i'm here here we go
dr please identify yourself spell your first and last name i'll swear you
sure uh logan dry l-o-g-a-n last name d-r-y uh kca design associates 6525 tulip street
philadelphia pa 19135 architect of record you swear for him to tell the truth the whole truth
nothing but the truth I do thank you okay Logan so we're looking at page 163 of the zoning packet
that I submitted these are the revised plans uh that we submitted for review of the architecture
committee can you please explain to the board what considerations you took into effect when you made
this design sure so one of the things we did because it was a condo association um we had the
overall site plan back from the association's formation um so as a result we basically had
the footprints of the existing homes on Chadwick Street, you know, sort of in our possession.
Okay, so Logan, I'm going to go to the next page that's going to show that site plan.
For the record, this is page 164.
Yep, so what we did is, yep, so what we did to your right of the screen, you'll see the
existing homes on 17th Street that aren't being touched. And then to your left side,
you'll see the three proposed homes that you just saw the renderings for. And what we did when we
went through and did these is we kept the the footprints of the new homes identical to the
footprints of the existing structures on the site a just because contextually it lined up with
the other homes on the block and also because we wanted to keep the different elements of the
condo association intact so we didn't want to affect you know anybody's yard space anybody's
fence lines and things like that within the association so we took the approach of keeping
you know keeping the existing footprints as they were and building new construction there which
also worked out with with the zoning that you kind of see towards the top there of the screen
which is actually reversed but we felt building single families on the RSA 5 portion of these
We felt building single families on the RSA 5 portion of these split zone bots made sense.
split zone bots.
And then we left the, you know, structures on 17th Street, which happened to be an RM1 alone.
So, you know, we kind of came to this design based upon the context of the existing houses on either side of us,
the existing houses that we're demolishing and hope to replace the new construction.
And then really when it came to, you know, meeting with the RCO and things like that,
There was some concerns with, you know, the three-story massing, which we can get into and talk about, you know, why we changed the mansard and things like that.
But, you know, that's sort of how we arrived at this design, you know, initially with the massing on our end.
And then, you know, the renderings, you see we work closely with SOSNA to sort of form those, you know, to be a little bit more respectful of the massing and some of the other new development on the block with the design of our mansards and our overall massing.
So, Logan, originally, these did not have a Mansart-style roof, correct?
Yeah, originally, they were three stories, and they also had a typical, you know, like you see in a lot of new construction, the two-story window bay on the front.
That's sort of where we started at, and then through, you know, two or three iterations, we removed the window bay, added a little bit more brick, did, you know, more contextual window openings on the second floor.
And then a third floor, like you can see in some of your previous photos, we wanted to mimic the additions that a lot of the other homes were putting on that had a mansard-style roof, a true mansard with a true dormer window.
And then we also, you know, matched things like cornice lines, you know, and window lines and sizes and proportions.
So, you know, we worked through a lot of that with SOSNA as well as their architectural committee to kind of make these fit in as contextually as possible.
all right so let's just go to the elevation so logan we see the elevation here the height of
these buildings is not to exceed 32 feet nine inches correct correct that's the height from
grade to the top of the roof structure and then you know obviously your pilot house which is set
back towards the middle of the building you know has the additional 10 foot there again we didn't
have any sort of dimensional variances for this project and we just got two variances as they
relate to use and multiple principal structures which again partially because of the condo
association formation and partially because of the split zoning nature of the lot.
Okay. Now, Logan, I want to direct your attention to this white space off to the right at 7,
what would be 722 South Chadwick. What is that?
So what we did there is there's currently a breezeway type alley that exists on the homes.
So, you know, we maintained that in the new construction just because, A, we felt it was a
better detail. That way everybody in the back has, you know, egress out to the front. Everybody will
have access to that easement in terms of condo association. And secondly, you know, we've done
ones where we've stricken those alleys and built over, but it ends up being a complicated process
that takes much too much time to survey district. And it's just not a good detail to have landlocked
buildings. So, you know, we've maintained it in the new construction that way. These three homes,
as well as the ones on 17th Street all have legal access and emergency access out of everybody's
rear yard. So it's just a better, safer detail. Okay. So overall, let's just get to the floor
plan quickly. I'm going to rotate these just so they're easier to see. So in the cellar,
we just have mechanicals and a bath, correct? Yep. So you got your mechanicals, bath and a den
in the front. So again, we didn't want to do any sort of egress. Well, in the front,
We have the egress in the back to keep the sidewalk, you know, which is kind of small, as clutterless as possible.
Your first floor plan, you'll see there, the building there, Leo, if you want to point to the home of the breezeway,
that's corresponding to that breezer that we talked about.
Otherwise, the three ground floors of these homes are all identical, you know, main living, kitchen, and dining space.
You take a set of stairs up to the front, in the middle there.
We should take you to the second floor.
Rotate this for the purpose of the record.
Pardon me.
Yep, so here over to your right-hand side, you've got, you know, your floor plans.
You've got two modestly sized bedrooms.
You've got a shared bathroom and your shared laundry.
Bedroom in the front and back.
Take that same set of stairs up to the third floor.
And there you can see the mansard in the front there.
towards the bottom of the screen and this floor has your master suite so you've got your dormer
window there you've got your bedroom that's size for a master suite you've got you know walk-in
closets by the stairs and then you've got your master bath in the back and then continuing that
same set of stairs up this takes you to the roof deck and pilot house level where again
you can see the the uh yeah you can see the denotation there of the mansard roof and the
uh yeah you can see the denotation there of the mansard roof and the dormer um and then again our
pilot house is kind of located as centrally as possible to minimize the overall massing from
you know front and rear building facades um let's go to the next page it's just the final elevation
showing the front and back page 169 of our zoning packet what kind of materials are we using for
the front logan yep so so you know we we you know revised our our plans from before that had you know
window bays and things like that on it to something that's a little bit more traditional
looking uh brick brick for the first two floors of the building um you've got your your double
hung windows with your grates um in them you've got your staircases for each of the buildings that
um you know take you in that are all masonry and then when you get up to the third floor there
you'll see a standing seam metal roof to be used for the dormer window as well as the
the mansard the other thing i would say leo too if you kind of go there contextually
over to the left you can kind of see some of the other heights of the building for instance on the
corner as well as then the heights of the buildings next to us that we you know match that cornice
line to and then for the and then for the rear facade we're just proposing a hardy panel
in the back. And then again, you can kind of see reference to that, you know, egress breezeway that
again, all of the homes will have access to. Okay. Do you have anything else you'd like to add at
this point, Logan? Nope. So members of the board, in this instance, the hardship is that we already
have an existing condo association and a, what is essentially one lot with principal structures on
it we're seeking to take away oh i'm sorry my camera's turned off there we go we're seeking
to demo what are essentially three existing structures and then build three existing
structures the hardship is that we have split zoning we have one lot um we can't really
subdivide the lots as they exist right now due to the nature of the condo association having
been in existence for quite some time um due to the fact it would adversely affect people
who are already in the association um and that's essentially it members of the board we're happy
to take any other questions at this time and if gary or eric if you guys are on the line would
you please raise your hand we can get you sworn in eric you can unmute yourself and please wait
for the board hi this is eric eric please uh identify yourself your full name my name is eric
Reisner, E-R-I-K-R-E-I-S-N-E-R.
You swear if I'm to tell the truth, the whole truth, nothing but the truth?
Thank you, Mr. Mulvihill.
Hey, and good morning, Eric.
Eric, what's your association with the applicant in this case?
So I'm representing the ownership of this condo association, and it's Matt.
And Eric, you've heard my testimony today?
How long have you been involved in the condo association and the management?
Well, our family originally bought it, I'd say, 30 years ago.
And I recently came into the business less than four years ago.
Okay. You've heard my testimony today with respect to this application?
And you've heard Logan's testimony as well with respect to the application, community meetings, and design?
Is there anything that you would like to add at this time, Eric?
All right.