property on Siebert, property sold left on the property on Siebert. And then just examples
of Philadelphia City properties. They self-manage their properties and they also obviously build
their own properties. They take great pride in the craftsmanship and workmanship and these
are just interior examples of some of their similarly situated properties. And then our
plans and drawings. I'm just going to kind of zoom out a little bit. Again, this is a three-story
structure, a brick facade. You know, we have a lower level unit and an upper level unit. What I
like to highlight is that similar to the project at 1705 Siebert Street, which this board approved,
They have come with a design where there's a separate garbage room in the entryway. So you walk into an open area, a vestibule area, and they create a garbage room actually in the front of their property so that there's appropriate and responsible garbage storage for both of the units, not just a lower level unit in the backyard, but both of the units.
BECAUSE THERE'S A GARBAGE ROOM TOWARDS THE FRONT, ALSO BECAUSE NO ONE WOULD BE FORCED
TO PULL THEIR GARBAGE THROUGHOUT THEIR UNIT. AGAIN, THIS IS WHAT THE BOARD APPROVED BACK
IN AUGUST OF LAST YEAR FOR 1705 SEVERT STREET. AND THEN HERE'S THE LETTER THAT THIS BOARD
just received in opposition. As you can see, there were no votes, and it just state number
of attendees for due to technical difficulties on Beach Community Services, and there were
no residents on the community meeting. BCS, which is Beach Community Services, reach out
to the Community Land Trust Corp. and Friends of the 47th Ward. Both representatives noted
that their community residents are only supportive of single-family household living, not multi-household
living. So I actually spoke to Vivian Van Story of Community Land Trust because we've
done a lot of projects in this neighborhood. I reached out to her and asked her, is she
only in support of single family? And she stated no, that she cannot support a variance
project without the input of the community. And because there was technically no community
meeting, she couldn't vote for it. Even though last time, this board and this community and
Ms. Van Story and Beach Interplex supported this five to zero. Same exact circumstances
for 1705 Sieber Street. They supported it unanimously when they did have a community meeting.
And if you notice, one of the provisos dealt with the control trash room, which is the same
same configuration that we have for this project. So one of the provisos was to put a trash
storage inside in the front, just like this project.
JUST LIKE THIS PROJECT. SO UNDER SAME CIRCUMSTANCES WITH A COMMUNITY MEETING, THIS COMMUNITY ACTUALLY
SUPPORTED IT. SO THE INDICATION FROM THAT LETTER IS NOT CORRECT. THIS COMMUNITY HAS SUPPORTED
THIS PROJECT AS LATE AS AUGUST OF LAST YEAR AND SUPPORTED SIMILAR PROJECTS ON THIS BLOCK
OVER THE YEARS. HERE'S JUST PROOF OF OUR MAILING OF THE COMMUNITY NOTICE FOR JUNE 24TH AT 530
PM. We sent it to 162 addresses as noted by the City Planning Commission. And then the rest of
it is just the addresses that we sent it to. So with that being said, I'd be more than happy to
take any questions. But before that, I have the owner's representative. Steve, can you just
virtually raise your hand so you can adopt my testimony? NEW SPEAKERS WELLS,
to speak, sir. Yes, can you hear me? Yes, sir, can you please identify yourself for the records
by your first and last name? Yes, my name is Steve Shklovsky, S-T-E-V-E-S-H-K-L-O-V-S-K-Y
at 1626 Fitzwater Street, 19146. Thank you, sir, for understanding the truth, the whole truth,
for nothing but the truth? I do. Thank you. Please proceed. Yes, Steve, you heard everything I stated
today. I did. And is it true and correct? It is. And do you adopt it as your own testimony? I do.
Okay. So with that being said, just another point is that, you know, what frustrates me is that we've
probably sent over in excess of at least 20 emails over the course of eight months to plan
a community meeting we attended a community meeting in good faith and through no fault of
our own that community meeting did not happen and under yes and under similar circumstances
this community and this board has been supportive of this project now for all those reasons we
believe that the board would should grant this this variance request excuse me council yes
do you have uh bedrooms in the basement we have an open floor plan in the basement i will
hold on and this is the same floor plans that were for 1705 as well
i just know that because this is you know this from recent memory but hold on let me just uh
so hold on let me just make sure
Here, 50%.
Trying to tell me some technical difficulties here.
Sorry about that.
Mr. Chairman?
Mr. Chairman?
I would like to request
no bedrooms in the basement proviso.
All right.
Thank you.
You're welcome.
Anyone else here that would like to speak in this matter?
I see no other hand, sir.
Planning Commission.
Good afternoon, Chair.
Peter Bernard for the Planning Commission.
This property is indicated for single-family residential use
in the city plan this lot is smaller than the new RSA 6 zoning which has a minimum lot size of 720
square feet and only allows for single-family homes this proposal is for multi-family the
applicant has not demonstrated necessary hardship regarding the requirements of the code the
application represents an inappropriate overuse and is not consistent with with our adopted plan
Accordingly, we oppose the granting of the variance.
Okay. Thank you.
All right. Calendar number MI 2020-002-607-1713 Syberg Street. This record will be closed.
we will vote this matter in the next uh in 30 days for some internal discussion okay
thank you you're welcome good luck all right have a great day you too calendar number mi 2020
dash zero zero two six zero five twenty seven twenty one west cabot street
Mr. Mulvihill has been promoted to panelists.
Mr. Mulvihill has been promoted to campus.
Excuse me, this is Sharon.
Excuse me, this is Sharon Saleta.
We have received opposition letters from the RCO and from Councilman Clark.
Thank you.
Good afternoon, Chairman, members of the board.
Leo Mulvihill here today on behalf of the applicant.
Spelling my name is M-U-L, V as in Victor, I-H-I-L-L.
Address, 213 Green Street, Philadelphia, Pennsylvania.
1-9-1-2-3. Thank you. And you swear
to affirm and tell the truth, the whole truth, for nothing but the truth? I do. Do you agree
to waive the reading of its refusal and stipulate to its accuracy? I do.
Have you emailed an exhibit packet with the required documents, proof of ownership,
proof of tax compliance, copy of the refusal, or referral, photos
and plans five days prior to this hearing? I have. Thank you. Please
proceed. So good afternoon, members of the board. Leo Mulvihill again on behalf of
xeon real estate that's z as in zebra e-o-n llc uh up on the screen now is my presentation
packet for this matter we have the refusal appeal and project information form of page one
zoning map at seven deed at nine commercial activity license at 13 tax clearance at 14.
zoning notification letter to the community at 16. rco letter you see three asterisks i
received the letter only after i submitted my zoning packet but i have included it in this
packet for purposes of today's presentation photos of the property are at 19 plans are at page 58
now members of the board this is a proposal for a new three family dwelling on a deacon lot
at 2721 west kabbat street on the brewery town shardsworth area of the city this property is
directly next to a property that's been previously permitted uh for purposes of today's hearing
I'll call it 2719 Cabot Street.
The lot itself is a little bit irregular and goes through to Thompson,
but it's been being subdivided and a new multifamily building is being built there.
We'll see that in the drawings when I present them to everybody,
but that's just to alleviate anyone's concerns going forward when you see both of those buildings next to one another.
So we're proposing today to build one new structure with three units.
We received refusals from multifamily in the single-family district and an open area refusal.
We have a similar open area to the existing properties on the block, which puts us at 15.97% versus the 25% that's required under code.
One moment, members of the board.
Let me just pull out my sidebar here.
There we go.
So here's our area zoning map.
Members of the board, we're here on Cabot Street.
Thompson's here 28th and 7th and this is a lot that I'm talking about this is
the lot that would be next door to what a lot that we're discussing where
there's already been a multi-family building that's permitted we have some
RM1 I believe this is 15 separate condos we have some condos across the street
located here as well and there is a more multi-family that's been permitted as
you go north in the area but generally speaking it's RSA 5 with some RM1 in the
area it's an overhead view again this is our parcel here
you'll see when we have pictures is a big tree in the middle of the parcel
and this is the parcel where there has been a previously permitted new
structure that's going to be built as well permits are currently on the fence
in front of the building it's the same applicant
here's our deed commercial activity license
is our tax clearance information showing zero balance too again the tax compliance certificate
app was not giving me the necessary required certificate itself but i was able to get this
information for purposes of showing the board this is our zoning notification that went out
to the community group along with our copy of our refusal and our proof of mailing we did just
received this letter from Broomytown Sharswood. Our meeting was held some time ago back in,
if I recall correctly, March. And ultimately, after discussion with the neighbors,
there was a vote that was held. I was not present for the vote. There were five votes in support,
17 in opposition, four in non-opposition. So community was a little bit concerned about
the ultimate, pardon me, about the multi-family use here. The reason that we're seeking multi-family
has generally to do with the prices of construction these days, allowing for pricing of the units
themselves to be a little bit less expensive than if you were to build one single family
home, and continuity with the previously approved structure that's being built next door at
2719 which we'll see in a moment this is a zoning poster this is our existing lot this is the tree
that i was discussing earlier this is the parcel whereby the new construction will be built as
This is the parcel whereby the new construction will be built as previously permitted.
can produce a permanent, you'll see those.
You'll see those permits posted on the fence in a second.
This is looking down Cabot Street to the east.
We have a commercial garage across the street.
Westbound on the street.
It is largely a two-story and some three-story single-family homes.
As I noted, there are condos directly across the street.
One faces north and one faces south.
We have a third-story, three-story home with a setback back here as well.
This is rotating again, now looking east.
New construction looking to the south.
Then again, completing that 360-degree view of the lot.
This is that permit for next door, again, 2719 West Cabot Street,
which goes through, again, as I stated, the 2720 Thompson Street, the street directly to the north.
this is just photographs that were taken previously across the street which we used
in our zoning presentation to the neighbors pass those
so members of the board here's our rendering so these are these renderings here represent the
existing houses they're not entirely accurate but they're about as close as our guys could get
this is the new building that's been previously permitted this is to the left is our proposed
structure um it's three stories with the mezzanine um although it appears to be four here it does
not exceed the 38 foot maximum height and then this is us again usually mostly a red brick facade
in the front this just goes on to our elevation so again this structure this is the existing two
story single family home that's next door 2723 this is us the proposed structure 2721 this is
previously permitted structure at 2719 West Navarre Street, which is not yet being built
appropriately. As you can see, we have our rear yard. It's nine foot six, apartment three eighths
inches deep. The glasses are a little foggy. So it's a significantly deep yard. It's just
not quite deep enough to meet the open area requirement under the code.
And we'll get into the layout of the three units in a moment. Backyard is open to the first floor
unit page 59 in my packet for purposes of the record just looking to the left because that's
the structure that we're discussing today the building to the right is the one that's been
previously permitted so this is the basement so for purposes of this building we have mechanicals
common area storage for all of the units a b and c and then we have a trash and recycling
room down here because we always know there are community concerns regarding the trash and
recycling, but there's a common area for that, and it's going to be vented.
With respect to the first floor, you come in through the front step. We have our meters tucked
away in a nice little entryway. Come in through a vestibule, and then going to the right, you get
into unit one. Unit one's a one-bedroom, one-bath unit. It's about 732 square feet, a decent amount
of size. Living area to the front, dining in the middle. Kitchen, and then across you have your
washer, dryer, mechanicals, and your bath. And then to the rear, you have the bedroom
and the rear access door to allow you to get into the rear yard.
Now, if you wish to come in through the foyer, you can go down these stairs, and that's
down to the common area of basement for trash storage or storage of personal effects and
other items as well. You go up these stairs.
Then bring you down to this hallway, and you go to the front for unit B and to the back
for Unit C. As I said, these units have a mezzanine, so we'll get to that in a second
for the purposes of the location of the bedrooms. So to get into Unit B, you hang that right,
come through this door, you have living and dining here, kitchen area. Unit C, same thing,
living and dining, kitchen area. Bathroom back in here in Unit C. And bathroom back here
for Unit B. So more or less, they're near images of one another.
Now, once you've gone up, we have our sleeping area for each of the units, bedrooms in the
front, bedrooms in the rear, large bath, washer, dryer, mechanicals, and same thing here as
Then, with these spiral stairs, that's how you'll be getting up to the roof deck, which
going to be for outdoor space for both units B and C.
Here's our mezzanine. Then here's our roof deck which is set back both from the back