exhibit we have already submitted to the board. Can everyone see my presentation on the screen?
yes thank you so we have submitted the copy of the refusal rco letter photos plans
proof of tax clearance and other required documentation i'm going to address the
refusal first this is actually an rem1 property and as the board can see here we are what we're
really requesting is a small dimensional variance almost de minimis in nature the
buy right three unit that we're proposing would require a lot of 1275 square feet.
We have a lot that is 1267.5 square feet. So to have a buy right three unit, even under the
expanded 425 square foot per unit, based on the overlay, we're only off by less than eight square
feet the same can be said for the maximum occupied area we're actually off by 2.6 or not even two
square foot and a little bit less than two square foot for maximum occupied area the design of the
building actually is designed around the size of the lot with 25 open space a 15 foot rear yard
what i'll do is jump to the zoning plan so the board can see what i am stating here to be the
fact as presented on the plans. The zoning plan itself when it was presented for review
includes a 15 foot 10 backyard and includes a little side yard which gives the total open
space of 25 percent. So there's actually 316 square foot of open space. The main thing about
the use difference is that even with the overlay if we had just a little hair more space in the lot
we would be able to have this as a by right project the community supported this because
they realized this is a rather large lot almost fitting of the triplex use and it's not inconsistent
with what's being proposed in the area so we did get ultimately get support from the community i
do want to point out there is a two foot alleyway as well. So again, we have space between us and
the next property behind us, in addition to the base lot size. So based on the small difference
in lot size that would otherwise allow us to have the three units, we're asking the board's
favorable consideration for three units. The layout is very straightforward. It will be basically
one unit per floor. I'm going to zoom out first in order to better see the plans. So it's basically
the first floor and basement is one unit, second floor is one unit, third floor is one unit.
The first floor and basement is one unit, second floor is one unit, third floor is one unit.
We're not proposing a height that's beyond code.
We're certainly providing everything else dimensionally within code.
So again, it is not different than what is being built in the area on even smaller lots.
And again, we have a very de minimis amount of difference between what we could have had by right
versus what we're proposing
based on a few square foot difference in lot size.
So again, I'm happy to answer any questions.
My client is here with us as well
if the board wish to have him affirm my testimony.
Thank you.
Why don't you do that?
Why don't you have your client?
Mr. Bader, Chagai Bader,
can you raise your hand in Zoom
so you can be identified?
He's been allowed to speak.
Thank you.
Hello.
good evening hi could you state your name and spell it for our court reporter
yeah my name is chagai bader c h a g a i my last name is bader b a d e r you swear for him to tell
the truth the whole truth and nothing but the truth yes proceed thank you uh mr bader uh did
you see my presentation to the zoning board on zoom and have you heard my testimony before the board
yes can you verify that my presentation and testimony is true and correct and adopted as
your own testimony yes thank you questions from the board no mr chairman mr chairman no
questions from the virtual audience
i see no hands mr chair planning commission
Brian Bednar, City Planning. This property is indicated for multifamily residential use
on the city plan. Given the constrained site physical conditions, we recommend the request
for variance be granted. Thank you, sir. MI 2021 003553 2415 North 10th Street, I vote yes.
Carol Tenere, my vote is yes. Thomas Holliman, my vote is no.
James Snell, my vote is yes.
My vote is yes.
MI 2021 002321 3701 Frankfort Avenue.
At this point, no RCO letter from Harrogate Civic Association.
Sean Ward.
Good afternoon, Mr. Chairman, members of the board, Sean Ward, on behalf of the applicant,
S-H-A-W-N, last name Ward, W-A-R-D, 331 East Street Road, Trivos, PA-19053.
Our right share has a few questions.
Okay, Heshwan, do you agree to waive the reading of refusal and stipulate to its accuracy?
Yes, I do.
Have you submitted the required documents?
Yes, I have, and it includes the RCO letter of support.
From Harrogate Civic?
That is correct.
Okay, great. You may proceed.
again mr chairman sean ward on behalf of the applicant property is 3701 frankfurt avenue
philadelphia i've submitted my typical exhibit packet which includes a1 is the notice of refusal
this is a permit for multi-family living totaling 33 units in an existing building with all
previously approved uses the refusal non-residential uses and non-parking uses must account for at
60% of the total ground floor area of all buildings on the lot where we propose zero.
Accordingly, we seek a use variance. A2 is the deed. A3 is tax clearance. A4,
site and elevation plans. A5 are floor plans. A6 are the photographs. A7 is the letter of support
from Harrogate. If a councilman's letter has been submitted, I would ask that that be marked
A8. I don't believe we have one. A9 is the relevant zoning history. This is a former public
School. It was known as the George Hand School. It's on the National Register of Start Places and
we are undergoing an adaptive reuse of this property. In 2019 we obtained a zoning permit
for 29 dwelling units and four business office spaces with an accessory gym. We are looking to
change those four business offices into four additional apartments. So the project remains
substantially the same, but for the business office space. A-10 is the zoning map. A-11 is
the aerial photograph. Again, IRMX requires at least 60% of the ground floor space to be
commercial or industrial. All marketing efforts to date for these office tenants has proven
unsuccessful. And therefore, we call for the conversion of those four previously approved
office spaces to residential units, thus increasing from 29 to 33. Those number of
to residential units thus increasing from 29 to 33 those number of dwellings and we believe that
is the highest and best use of those spaces is for residential use so moving on to the to the plans
the red dots indicate the previously approved commercial spaces along with the accessory gym
for the residential units and then there was three apartments on that level and we're just
looking to make these four into uh residential units so this was the previously approved plan
permits were issued and it was undergoing a renovation however spaces one two three and four
uh were intended to be business offices thus complying with the 60 percent uh first floor
or ground floor requirement however again it just isn't feasible at this point because there's no
interest uh this is a picture of the structure it's a frankfurter caster uh a beautiful building
quite frankly it's in a gothic gothic revival i think uh tom holliman would know better than me
but um it's a it's a beautiful structure we look forward to converting it into residential units
and uh that is basically the sub and substance of the uh the application it is in an irmx adjacent
to RSA 5 across from additional ICMX. And that is my presentation. I believe George Groves
is my applicant representative today. If George can raise his hand and he can verify and adopt.
I'll have to speak. Good afternoon. George, could you state your name and spell for the
court reporter sure george hurrows g-r-o-v-e-s uh george uh oh you gotta be sworn in i'm sorry
do you swear or affirm to tell the truth the whole truth and nothing but the truth
yes sir george george you've heard my representations to the board
yes are they true and correct to the best of your knowledge information and belief
yes and do you adopt them as your own testimony yes questions from the board
no mr chairman mr chairman no mr chairman questions from the virtual audience
i see no other hands mr chair planning commission
from bednar city planning the property is indicated for residential industrial mixed
use on the city plan based on um the uh community comments we recommend the question variance
thank you sir mi 2021 002321 3701 frankfurt avenue i vote yes carol tenary my vote is yes
thomas holliman my vote is yes james snell my vote is yes ishmael shaheed my vote is yes
MI 2021-003381, 533 East Allegheny Avenue, RCO Impact CDC, letter of support, Sean Ward again.
Good afternoon, Mr. Chairman, Sean Ward on behalf of the applicant.
My name is SHAWN, last name Ward, W-A-R-D, 331 East Street Road, Trevos, PA, 19053.
Our vice chair has a few questions.
Mr. Ward, do you agree to wave the reading of the refusal and stipulate to its accuracy?
I most certainly do.
Based on the notes I have, I see that you've sent in the required documents.
Can you confirm that?
That is confirmed.
You may proceed.
Can everybody see my screen?
Thank you.
Excellent.
Again, Sean Ward on behalf of the applicant.
I represent M&R Property Investments, which is the owner of the property, as well as citywide
Community Counseling, which is the applicant and tenant of the property. They are related entities
with regard to this property. It's 531-33 East Allegheny Avenue. We filed an application for
the expansion of a group medical practice currently existing at 535-39 East Allegheny
to include 531 and 533 East Allegheny. Group medical was not permitted in RSA 5. Accordingly,
we seek a use variance. A2 is the proof of ownership, the two deeds for the property.
A3 are two proof of tax clearance. A4 is a four plan for 533 East Allegheny. 531 is not designed
yet, but I can safely say it would be the mirror image basically of 531, I mean 533. A5 are
photographs. A6 is the aforementioned RCO letter of support. I don't know if we have a district
council letter if we do i would ask that that be marked a7 pardon me uh as far as relevant
As far as relevant zoning history goes, back in 1985, it was a group home for four persons.
zoning history goes back in 1985 it was a group
2012, there was an expansion of a medical office, but that appeal was withdrawn.
I brought this to the board in 2017 for the group medical practice.
Again, that resulted in a three-year temp, which expired during COVID, and therefore
we are now here before the board.
In 2019, we got a permit for the installation of an ADA accessible ramp for the group practice.
there is no zoning history found for 531 that's currently a vacant boarded up building
for 537 through 39 it's been a medical office with three apartments
back in 1990 but has been used for this medical practice for many many years a10 is the zoning
map a11 are the aerial photographs community-wide counseling is a mental health counseling psychiatric
pediatric evaluation, an individual family, a group therapy, and other social services business.
The existing conditions, they're attached two-story structures adjacent to the existing
counseling services center, and the days and hours of operation will be Monday to Friday,
7 a.m. to 8 p.m., Saturday, 7 a.m. to 5 p.m. I don't need to bore you with all the exhibits
that I just identified, but they are in the packet. With regard to the floor plans, this is
the floor plan for 533. Again, we were granted a permit for this. It did expire, and we were
seeking to renew that, but also want to include 531. And again, 531 would be, if we're looking at
the first floor, 531 would be attached to this wall here and would basically be the mirror image
of that structure and right now 533 has a waiting room at the first floor front
with four or five offices behind it and a lavatory steps leading down to a basement
which is basically storage and utilities as shown at the bottom of the plan and at the second floor
you have one two three four five six seven counseling offices and again another lavatory
to service those uh there is a emergency egress from the back of the building and as far as
photographs go. You can see these from here over is 535 through 539. This would be 533. And here
is 531. So that would be fully renovated to be incorporated into the whole structure. The corner
property 529 is not owned by us nor involved in this application. That's just an existing peach
shot so just a couple more uh photos of the property it's on allegheny avenue
uh the letter of support from uh impact services uh position is full support
and then we have the uh you know the zoning history of the permits that were granted
for the medical office at 533. that is basically the sub and substance of my presentation i do have
a representative from citywide, I don't know if it's Claudio or whoever's from,
citywide, if they could raise their hands so they could be allowed to speak to
verify and adopt, I would appreciate it. Mr. Claudio Roman has been allowed to speak, sir.
Could you state your name and spell for the court reporter?
Claudio?
Well, Mr. Chairman, as an officer of the court, I would ask the board to stipulate that Mr.
Roman would verify that my representations were true and correct and that he would adopt
them as his own testimony.
Questions from the board?
No, Mr. Chairman.
No, Mr. Chairman.
Questions from the virtual audience or comments?
Mr. Sloan, folks, has his hand raised.
I will not at this time, sir.
mr folks good afternoon uh chairman bergman zba board sloan folks sloane fsm fire or lks
representing councilwoman maria quinones sanchez 7th district room 508 city hall
you've already been sworn sir proceed thank you sir uh the applicants having met with the
coordinating rco and receiving a letter of support the councilwoman has no opposition
to this variance request. Thank you. Thank you. Any other comments from the virtual audience?
Planning Commission? Planning Commission?
Run Bednar City Planning. While this property is currently indicated for residential use on the
While this property is currently indicated for residential use on the city plan, given the physical site conditions and documented use history, I recommend the request for variance to be granted.
city plan, given the physical
Thank you.
MI 2021-003381533, East Allegheny Avenue, I vote yes.
Harold Tsunari, my vote is yes.
Thomas Holloman, my vote is yes.