And that concludes my business may be.
Yes, yes, sir. Yes, sir. Thank you.
All right. We're going to hear number two and number nine together.
MI-2023-004796, 1940 North 22nd Street.
And number nine is...
We're hearing two and nine together.
Am I right, Hillary?
That is correct, Mr. Chair.
Okay, so number nine is MI 2023-004-633-2672 Braddock Street.
Mr. Nockamson?
I believe, Mr. Chair, you want to hear 1938 and 1940 North 22nd Street together?
Yeah, we got this wrong here somewhere, Hillary.
what what number is the other one now hold on one second it's okay it's okay it's 10 it should be 10
number 10 okay all right good so the the second one is sorry am i that's okay hillary that's right
the numbers got shuffled am i 2023 004 797 1938 north 22nd street um both had meetings uh with
St. Elizabeth's RCO, but we do not have letters up yet.
Do you have any?
Yeah, so, Mr. Chair, for record-keeping purposes,
my name is Alan Nockamson of Nockamson, P-C-A-L-A-N,
last name Nockamson, N-O-C-H-U-M-S-O-N.
So we noticed the meeting.
I stood out in the cold for 30 minutes with my client and everyone else.
No one from the community showed up.
None of the community meeting leaders showed, community leaders showed up.
Our office, like just to get the meeting, took like probably a dozen or so communications.
And we finally got something.
Since the meeting date and time, we've reached out to St. Elizabeth's.
Since the meeting date and time, we've reached out to St. Elizabeth's. No one's responded to us. So it's our position that a meeting did take place. We can only do what we can do. And this is a pretty straightforward project.
No one's responded.
so i i think yeah unfortunately i if i had known this ahead of time this would have been handled a
little bit differently um mr knockamson did you reach out to rco notification or for the council
office for assistance we have and you know as you know also i believe this is the fifth
councilmanic district it's been difficult yeah it's it you know it's it's been very difficult
and challenging given the change in administration
within the 5th Council of Meta District.
No one's gone back to us either in that respect.
So, and, you know, this RCO, St. Elizabeth's RCO,
you know, again, you know, they're dutiful
in their volunteer commitment in some ways,
but getting community meetings,
we've never been able to get one.
And I don't know why they keep getting appointed
as a coordinating RCO.
i don't know we had we we had them yesterday as uh witnesses i guess i just have bad luck mr chair
hillary can we go on without a meeting um
like i said i really wish i had this information ahead of time um because then i could have checked
to verify the efforts that had been made
to have the meeting and see if it was an opportunity
if the board, because I don't consider if the presentation
wasn't made to community members, I don't believe that meets the code
for having a meeting, even though the notices went out.
So, Alan, here's what
we're going to do. We're going to continue both these cases. And what we'll do is
you know when we come back for me must be heard please we'll do a must be heard absolutely okay
and then when we get back we'll figure out how we can move this along a little quicker
so mi2023 i'm so sorry to interrupt no you most certainly can may we put a timeline on this i i
i um i would i would like to see this happen within the next 30 days wonderful thank you
very kindly, Chair. Okay. So MI 2023-004-796, 1940 North 22nd Street, and MI 2023-004-797-1938
North 22nd Street. Both cases are continued. Mark must be tried. Looking to have this done within 30 days.
Let me see where I am here now.
So I'll go here.
So number three, MI 2023-005-336-2628 Latona Street.
Alan Nockmson is the attorney.
Letter of support from Grace Ferry Community Council.
Could you identify your client, please, in the relationship to the property?
uh yes uh hold on one second uh 2628 the total ministry uh is owned by helping hands llc and
then the virtual audience should be its member joe ross okay and our vice chair has just a few
questions counselor do you agree with the reading of the refusal or stipulate to his accuracy i do
have emailed in all the required documents and exhibits that is needed and required to
proceed with this case, Bob is in advance of this hearing.
Yes, I have.
Please proceed and share the screen.
Thank you.
We're here to present 2628 Latona Street.
This is a proposed single-family home on an RM1 lot.
We'll review the notice of refusal.
There are some technical dimensional refusals which are not out of character to the surrounding neighborhood.
We did meet with the Graysbury Community Council, and they support our project.
Again, not very often you take an R-in-one property and put a single-family use there, but that fits within the character of that community.
I have an aerial view of the property showing that what we're offering in terms of some of the dimensional variances are not out of character with the surrounding properties.
We have maps of the area, which again shows that this is an RM1 property, and all we're trying to do is put a single-family structure there.
Photographs of the property in the surrounding area are plants and drawings, are RCO meeting notice, and we met with Gray's very...
Our plans and drawings, our RCO meeting notice, and we met with Gray's very community council in the pre-community meeting.
They bedded our project.
We, you know, they liked our project.
We met with the community.
They liked our project.
So we have a letter of support from them.
But we have an RCO meeting notice showing that we met with them for the community meeting, our application for appeal, our deeds of property, and a certificate of tax credits.
Again, at the conclusion of my presentation, I would ask that Mr. Ross virtually raise his hand and be sworn in.
Notice of refusal.
So this is a single-family structure, and we have a few dimensional refusals, which are de minimis in nature.
Our occupied area is proposed 82.8 percent, not the biggest lot in the world.
Our lot area is 651 square feet, so in order to do a functional floor plan, we need a little bit more occupied area than would be allowed as of right.
um we're going up uh three stories uh which you know you know and straight up and that's a
technical refusal because we're uh in between two two story structures but that's not the most
common because our block is a mix between two and three story structures so what we're offering is
not out of character either and in order to have a functional floor plan on the third story we need
to actually go straight up we're not asking for a height variance we're just asking for a setback
variants in the front. Our rear yard, de minimis, we're only, we're asking for an eight foot rear
yard setback. Again, not out of character. And again, given the size of the lot, you know,
this is something that we desperately need to have a functional floor plan for the single family
structure. It goes kind of hand in hand with the rear yard area where we're proposing to have 112
12 square feet of rear yard, again, because of this small size of the lot, and because we want
to have a functional floor plan for this single-family structure, we're asking for that as
well. And the height is a misnomer. Because of where we are, where the pilot house is,
really the height from a roofline perspective is 34 feet. But because the pilot house hugs
in the back, it's counting towards the height. But it really is not an issue in the community
did not see that as an issue either.
So we met with the community and, you know, they support the project.
And then from an aerial view point of view, this is a vacant lot, but you can see that
there are some structures which would run afoul of the Philadelphia zoning code from
a rear yard setback situation, an occupied area, you know, situation as long as well
as a rear yard depth situation.
And then maps of the area. Again, I think because of the size of a lot, it's appropriate to have single family use.
And that's what we're embracing here, even though this is considered a multifamily zoning section of the city.
And then photographs of the property here, as you can see, we're between two two story structures.
It's not the widest lot in the world. That's what's giving us problems in terms of conforming dimensionally.
But this lot has been vacant for well over 15 years, and it's just very difficult to build here because of the size of the lot.
And we want to put a functional single-family house here, and that's why we're asking for these variances, which is a lease modification that's available under the Philadelphia Zoning Code under circumstances.
Here's our proof of posting for today's hearing.
As you can see, there are three survey structures on both sides of this block.
from, you know, both the left and right of Latona.
So you can see that it's not out of character
to have it go straight up three stories.
And then our plans and drawings.
Again, we try to mimic, you know,
from an architectural standpoint, a brick facade.
We have lentils.
We have a pronounced cornice line.
Even our windows are like, you know,
a lot of light and air in there.
And then just our floor plans, basic floor plans.
You know, you walk in, open floor concept on the first floor.
You have three bedrooms, two on the second floor with one in the front, one in the back.
And then we have a master suite on the third story.
It was a well-attended meeting.
And, you know, we met on November 28th.
Proof of email of that meeting's notice.
And then 194 addresses were notified of the meeting, listed the addresses.
Proof of mailing to those addresses or application for appeal that we filed on behalf of Helping Hands LLC,
along with the notice of refusal and the project information form or detail property showing that, you know,
Helping Hands LLC is the owner of the property. And finally, the certificate of tax clearance.
So with that being said, I would ask that Mr. Ross.
With that being said, I would ask that Mr. Ross virtually raise his hand.
Mr. Ross, if you are in the audience, please raise your hand.
I see no hands.
Okay, thank you.
Mr. Nockamson, your office of the court, will accept your testimony.
Questions from the board?
No, Chair.
No, Chair.
Questions or comments from our attorney, Hillary Emerson?
Mr. Nockamson, did you show a tax clearance?
Because the page that I saw said you were still working on the tax clearance.
Yeah, so I would ask, so I'll take a look at that.
I thought we had one.
I can, you know, ask Mr. Goldberg, maybe, you know, while I'm presenting, I'll ask him
if he has one in his possession.
Maybe this is an older version of our presentation materials because we submit those five days
beforehand and if there's outstanding items like that.
So I'll find out from Mr. Goldberg.
So from that.
So if you just want to give me one second, I could just ask him.
Thank you.
Thank you.
Thank you.
all right um well let's let's hold that let's hold this one under advisement and i'll i'll
get a tax when i get the tax clearance certificate then the board can vote okay
fine with me um hillary we won't give this a date right we'll wait to see when it's available
yes that's that's fine Mr. Chair thank you do we want to make sure that
yeah we can go to the public and go to planning yes we'll do everything else
comments from the virtual audience please
I see no hands planning commission
good afternoon chair peter bernard for the planning commission
the comprehensive plan recommends no change to the rm1 multi-family zoning at this location
we feel the undersized dimensions of this property represents a hardship that justifies
the dimensional variances accordingly the planning commission recommends the board grant the variance
Thank you. We will hold this until we have the tax clearance straight.
Thank you.
All right, we'll go to now number four.
MI 2023-004-635-1906-12, North 6th Street.
Mr. Nockamson is the attorney.
Letter of support from APN.
Thank you.
Alan Ockamson, Ockamson, P-C-A-L-A-N, last name Ockamson, N-O-C-H-U-M-S-O-N.
Can you identify your client and relationship with the property?
Yes, 1900 North 6th Street LP, and in the virtual audience is Jim Maransky, one of its members.
Our vice chair has a few questions, sir.
Counselor, do you agree to wait a reason or the refusal or stipulate your agency?
have you emailed then all the required documents that is needed and required to proceed with this
case five days in advance of this hearing i have thank you anyone let me change the screen please
all right thank you all right so i'm here to present
uh 1906-12 north 6th street uh this is an adaptive reuse of a property which had