ZBA Hearing - November 10, 2021

we can stipulate to that but i don't see the point of mr quinones continuing to testify where our

witnesses won't be able to testify uh if it's okay i would like to have my voice heard if that's okay

um so with that being said uh rachel you've you've given me a tall order but um

let me properly introduce myself i am an owner on the block

I live in zip code 19132. And to fully introduce myself, I'm also a Temple University graduate

and a eight and a half year veteran of the United States Navy. It's literally the Navy

that brought me to this fine city in 1985. And afterwards, I chose to stay, continue my education,

and then became a real estate investment professional after some years in corporate

America. Let me also say that I kind of came in the middle of this conversation. And so let me

just speak to what I know and what I understand. So looking at this through the lens of a developer

and as a businessman, it seems straightforward to me. The proposed variance, from what I

understand, will give the community a net plus two parking spaces. Let me also say that,

to be quite honest, as an investor developer, I understand how the refusal of such a variance,

which will net two parking spaces for the community can actually destroy a project.

This young man, Logan Kramer, has based his performer on selling out at a particular price.

And that selling out at a particular price is being able to provide the prospective new owner

who will probably add value to the community off-street parking.

an off-street parking. If he can't do that, he'll sell out significantly lower. He could

If he can't do that, he'll sell out significantly lower.

basically lose a ton of money. I know Logan Cramer to be someone that has developed,

oh Lord, at this point, probably hundreds of units in this very same community.

Looking at this through the eyes of a developer, adding units, redeveloping units in this community

is a plus, not a minus. However, I think that my unique position is that I sit at the intersection

between race, community, and politics. And as an African American who has a particular value system,

I never have and I never will go up against the best interests of my community.

I had an opportunity to talk to the community, which I have not been given. I could better

understand the issues and the objections here, but I haven't had that opportunity. Although

I will just for my own edification, get a better understanding of what the community's objections

are. But in the absence of being able to have that conversation and to be able to better understand

what is the heart of these objections because for me just the math I don't quite understand

and so in absence of having that conversation let me just say that in my 35 years as a servant

leader in this community which started when I was a freshman at Temple University I never have

and I never will oppose the best interests of my community which again as I stated in my opening

I live in. Just to clarify one comment you made, Mr. Canonez, you stated that the parking that

we're proposing will be a net positive on spaces for the community. Could you just clarify if you

meant two spaces per building? Because as you may know, we're proposing nine parking spaces

with 24-inch curb cuts, which will only remove less than two cars off the street per building.

So if you could clarify that comment, that's all I have.

Okay. Just as someone that operates in my community as a developer,

based on my assessment, probably about 150 new units are coming to market. So if you want to

talk about losing parking spaces race for shock um especially when the rec center does events

it's going to be like trying to get parking around city hall and so if the net is is that

this project will give a net one parking space for a property then just doing the math it seems

that that would be a good space because that's with three units i guess that would be three

additional parking spaces and again i'm not that familiar with all the facts but just back of the

envelope it seems to me that your project would add a net one parking space for each property

thank you and just because you brought it up um if you could just briefly speak to the rec center

and the events. I know that Ms. Franks also mentioned the rec center. Are you aware that

the rec center has events that bring in individuals outside of the community? And are you aware that

the rec center currently has no parking provided on its property? I'm going to object to that's

been confirmed by the testimony to date. And I don't see any relevance into why Mr. Quinonez

has to testify to that.

We have other witnesses that are going to say new things.

And I know that-

Objection sustained.

Objection sustained.

We're running up against the clock.

We're going to have to continue this case.

There's no other way around it.

Yeah, Rachel?

Chairman, just to be considerate of time,

I think you got the point from Mr. Canones

and you're aware of the outside events at the rec center.

All rec centers have events.

and people from everywhere come to those events so not unusual uh it is now 12 44

uh tanya

i'm here chair uh we're out of time yes chair we're out of time and i'll apologize and take

any uh criticism on behalf of the board uh for those out there who have been waiting we apologize

uh for those out there who have been waiting we apologize we understand sometimes it can be

We understand sometimes.

frustrating but we have rules on our end that we must abide by as it relates to employees

does mr chairman does mr master believe that the additional testimony he's looking to provide is

going to be different than what we've already heard because i don't know and i asked that at

the onset um yeah either way absolutely it will be mr chair because it will be it will be leaders

of the rcos and it will be people we have a representative from the rec center to testify

um so okay so having said that um

tanya we're going to need to have a resumption hearing but bear in mind um i won't be here

yeah you know next wednesday is my last day on the board so i it doesn't work for us chairman

we don't want you to go anywhere unfortunately I gave my resignation in back in July I think it was

so uh in any event I'm only putting that out there so that Tanya understands that

since uh I guess Ms. Tenere was not present at the first one she can I guess it's her choice

review testimony from the first time we had a hearing and that would bring her up to date and

you would have a quorum, even without me.

Yes, Chair.

So if we do a resumption,

it would have to be January the 18th at 9.30 a.m.

Okay.

So MI-2021, that's 000242, 1720 North 22nd.

MI 2021-000784-1744 North 22nd Street, and MI 2021-000242-1750 North 22nd Street.

This hearing will be resumed on January, what was that date again, Tanya?

January 18th at 9.30 a.m.

So stated.

Thank you.

and again to the folks out there we apologize uh but we have rules and regulations staff needs to

have a break uh thank all of you for attending and i'm sure you'll be back at the next hearing

in january thank you thank you thank you all see everybody back at two o'clock okay okay chair all

variety. Does everybody need a couple of minutes? Nope, everybody's sitting here waiting.

God, you are so efficient, Ms. Sunkett. Good afternoon. My name is Carol Tenere, and for a

while today, I'll be chairing the Zoning Board of Adjustment. I'll be participating in today's

hearing along with board secretary confessor plaza and board members thomas holliman and james

i went really fast

thomas holliman are you present

present okay our board administrator will also be sitting in but lakeisha today will be the

Administrator. Is that correct, Ms. Zunkit? Yes, Chair. Thank you. Sharon Soleta is our board

attorney. No, Chair. That would be Melissa. I have it right here. Melissa Freeman.

Thank you so much. For those of you who haven't yet participated in one of our

virtual hearings. That sounds as if I've never participated in one of these hearings, so I

apologize. I'll go through some of the basics of what you can expect. First, we will be administering

oaths to individuals' participants prior to their testimony. Second, we'd like to advise everyone

that this proceeding is being recorded and that by participating, you acknowledge your agreement

to be recorded. This is available to the public and also by contacting Tanya Sunkett at tanya.sunkett

at phila.gov. Third, for anyone participating by phone, if you wish to testify, you must raise your

hand by hitting star nine, then star six to unmute yourself. That's star nine, then star six to

unmute yourself. To enter an appearance statement, call 267-270-5548 and leave your email address

and leave your email address and address of the property at issue the number again is 267-270-5548

and address of the property at issue.

the question and answer box is not for testimony any comments are to be directed to miss tanya sunkit

or to akisha

If you are an LLC, an LLP, or a religious organization, you must be represented by an attorney.

I have on my paper for the two o'clock list continuances that I'd like to read in, and then I will ask if anybody has any objections to those.

For 2 o'clock, number 5, calendar number 3220-2801 Grant Avenue.

That case is continued.

Number 7, 400 Wolf Street.

Calendar number 3231.

That case is continued.

Calendar number 3235-824-30 Catherine Street.

that case is being withdrawn. Does anyone have any objections to those continuances? If you do,

please raise your hand. Chair, we have Alan Nockmson. Mr. Nockmson, you can meet yourself.

Good afternoon, Madam Chair. Alan Nockmson of Nockmson, PC.

123 South Broad Street, Suite 1600, Philadelphia PA, 19109.

Thank you. Do you spare a firm to tell the whole truth and nothing but the truth?

I do.

Okay, you can move forward.

Number seven.

400 Wolf Street.

So this isn't a matter where we have the community meeting next week.

It's a non-controversial matter.

It's form over substance.

So I would like to just present the matter, wait for the letter from the community group,

and then, you know, obviously the board would hold it under advisement until then.

Okay.

Unfortunately, we need the letter first.

Really?

You need it. So this case is calendar number 3231 is continued.

Does anybody else have any objections?

Chair, we have a call-in user.

4969.

Call-in user, you can unmute yourself and wait for the chair.

Thank you, Lakisha.

Is the call-in...

Call-in user press 6, I believe, to unmute yourself.

Okay, Chair, I guess we can move forward.

Okay.

Does anyone have any requests for continuances or withdrawals?

We have Allen Knuckleson again, Chair.

Okay.

Mr. Knuckleson, can I unmute yourself?

Yes.

Hi Alan, you're already sworn in. Yep, 622 North Shedwick Street we would ask for a continuance.

What number? Okay, that's number nine. Calendar number 3233, 622 North Shedwick Street,

there's a request for a continuance. Is anyone opposed to that?

and would you like to comment on it please raise your virtual hand

no hands at this time chair okay great thank you thank you mr knockamson

i'm going to try this calling user one more time um calling user and then in 4969 please unmute

Please unmute yourself.

yourself.

Call the user test six.

Hello, this is Stephen Russell.

Can you speak a little bit louder, sir?

Yes, my name is Stephen Russell.

i'm at that's my ending in a telephone number 4969 okay uh sir can you spell your last name

r-u-s-s-e-l-l do you swear for him to tell the whole truth and nothing but the truth

i do okay you may um speak

i mean what i can't hear you you may speak to a continuance oh no i'm good i'm listening

so why are you calling in because i'm i'm going to support the project that's going on with okay

well we're we're just taking continuances thanks thank you um whoever did that yes you can continue

Chair. So are we ready to begin the regular list? Yes, Chair, we're ready. Thank you,

Ms. Sunkett. Calendar number 3232, 1100 Pine Street. The attorney is Alan Ockamson.

And he's coming in now as a panelist. Okay.

Thank you.

Good afternoon again.

Hi. You're already sworn in, but put your name and address on the record, please, and spell your last name.

Alan, A-L-A-N, last name Nockamson, N-O-C-H-U-M-S-O-N, 123 South Broad Street, Suite 1600, Philadelphia, PA, 19109.

Do you agree to wave the reading of the refusal and stipulate to its accuracy?

I do.

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, we have a letter of non-opposition.

Thanks. You may proceed.

May I share my screen?

Sure.

So I do apologize. My internet is rather slow and lagging behind.

so today there's a lot of prissy problems happening so we understand yeah and it's a

rather large packet but i'm going to try to keep it really simple uh so in front of you is 1100

pine street uh along with me is uh gabe deck of gnome architecture who's the architect for the

project as well as the owner's representative for the project leonard till uh who will adopt my

testimony as you can see we're at the corner 11th and pine this is the rendering of the property

It's a very handsome-looking property that we propose to build.

We propose to build a four-story structure, brick facade, kind of matching the scale of what's around there in the 1100 block.

What you'll see in our presentation package is our notice of refusal or letters of non-opposition,