It is.
Walkout, yeah.
It doesn't show that way on your plan.
On the plan, it shows it's a window well.
We couldn't get you, Michael.
We were waiting for you to jump in.
I have the architect, God of Reister, on the line also.
Why don't we bring him on and talk to him about the basement.
I've got a Reister.
I'd love to say yes, it is.
Hopefully he says yes, that's incorrect drawing,
and you can go out from there.
That would be a good thing.
What's his name?
Agata Reister.
A guide is coming in now.
Board. Could you please state your name and spell it for the stenographer?
Agatha Reister, A-G-A-T-A-R-E-I-S-T-E-R, and I am with Landmark Architectural Design.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Counsel?
Yes. Thank you, Ms. Reister. You are here as the project architect, correct?
That is correct.
and were you able to hear the the question that board member johns just asked and what
mr fritz just responded to regarding the rear patio uh yes uh presently it is not a walkout
patio but that is not something that uh we cannot change this this can be easily changed to a
walkout patio to to come into the lower level okay so we could revise the plans to show
a walkout patio, because the patio does have stairs down from the first floor, so it would
be accessible then from both floors, correct?
Yes, yes.
I can lower the lower patio area slightly a bit and also provide stair that directly
connects to that lower patio.
That is not a problem whatsoever.
Thank you very much, Ms. Reister.
You're welcome.
Any questions from anyone else on the board?
questions or comments from our attorney hillary armerson not at this time mr chair
questions or comments from the virtual audience no hands planning commission amy boy with the
planning commission the comprehensive plan recommends no change in zoning at this location
from the existing rsa 5 residential single family the proposed three units is in character with the
majority of the multifamily nature of this block. However, the appellant has not shown
that there are unique physical conditions or circumstances of the property that would
they would prevent it from being used in conformity with their roof deck and rear yard
prevent it from being used in conformity with their roof deck and rear yard setback requirements.
setback requirements the planning commission recommends that the board grant their requested
variance for multi-family but deny the requested variances for rear yard side
rear yard setback and roof deck kilry uh is is that enough to say they're going to do it i mean
how do we um how do we um um let me see the site plan again it's right there this is well no this
is a floor plan I believe yeah this is the floor plan and sees it because I
don't know if
Michael I don't know I don't know if you it shows that there's a like that you
need to show the patio access on the site plan or not yeah I don't I don't
know and they could just change this note to say accessible from basement also you know what i mean
something that just says that yeah have them do it and just resubmit it or what do you want to
we can um yeah we can we can request that change and just hold the vote for um revised plans okay
all right all right um yeah yeah okay other than that they're nicely made out units all right did
you hear that sean yes we're okay with with that one revision we're happy to we can make that
revision and get you uh proviso plans right so everything immediately everything's closed except
for that and then as soon as we get it we'll vote on is that okay is that okay perfect thank you
very much. Thank you. Thank you. Can we just say the vote is next week? I'm sure we can get you
that plan by the end of the week. Sure. Yeah, absolutely. Okay. Next Wednesday at 2 p.m. How's
that? All right. Mix it up a little bit. All right. Thank you very much. Thank you so much,
everybody. Number six, MI 2025, 005-550-6236 North Broad Street. Darlene Treat is the attorney.
good evening commissioners charlene three on behalf of the applicant um ingrams housing
investment group okay you've already been sworn um there's a letter of non-oppositions from oak
Lane community coalition 16 total votes a letter of non-opposition from a concerned community
association and they have some other issues here relative to that our vice chair has a few questions
good evening have you submitted your documents and exhibits five days in advance of this hearing
yes and do you waive the reading of the refusals and stipulate to their accuracy
yes all right thank you you can share your screen and proceed with your case thank you
good evening commissioners i represent michael ingram of ingram's housing i have a couple
individuals with me today i have mr michael ingram i have mr stephen kelly the property
manager and i also have ian smith design group i believe mr smith as well as mr
is on the line today.
Commissioners, we applied
to license and inspection
to build an
apartment building at this location.
I submitted a package of documents
which contains the syllabus
refusal appeal, property information
form, general property information
form, taxes
to know that they're paid to date,
a deed, pictures of the prior
building that was there, prior
plans, management information,
new plans, the community flyer,
proof of mailing, and the posting.
I'm going to start by just giving you
a little history of this property.
I'm not going to go through every single document.
Here is the refusal.
We stipulate for the refusal.
Basically, we were refused for the number of units,
the height, and the open space.
I did file an appeal with
the Zoning Board of Adjustment.
um here's just some information to show you that um our taxes are clear we we have all
all of your documents darlene okay why don't you just get to the heat of the issue okay i just
really want to give you uh i'm going to get right to it i want to give you a little bit of history
um of this of this building okay yeah so uh mr ingram um oh i don't know what happened hold on a
hold on a second oh boy
Thank you very much.
i don't have the other guys
i believe it's going to come back i'm going to keep talking uh mr ingram
purchased this building many years ago. It had been damaged by a fire, and it was his intention
to rebuild the building. Unfortunately, the building was in such disrepair. Here's a good
picture of it. It had a fire. It was in such disrepair, it couldn't be saved, and it had to
be demolished. I just really wanted to give you a little history of the building. So currently,
we would like to replace that old building and this looks like a building there but this is
actually a lot there's an apartment building in the back of it but we would like to replace that
prior building and build a new structure here misty ingram uh has been in this area for
approximately 45 years he owns ingram's plumbing which is located right here and he owns additionally
about 11 other properties on this block which he rents out this is a better look
at the space that we propose to put the building in and I'm just going to give
you a big picture of the lot I'm here so you can see where we plan to put this
building I'm going to jump out of here and to my little photo presentation here
I just really want to give you a look of the area and what we are proposing.
So this is the intersection, this is Broad Street, and this is Spitton Avenue.
This is the apartment building which would be behind the building we're going to build.
And I only show these pictures because it's important to see how we're going to access the building from the rear, the driveway, and how we get to the parking spaces.
i'm not going to go through all the pictures because we've been here a long time today
but i just want to show you a couple uh
those are the houses across the street i really wanted to show you how we get in and out of the
building here bear with me a minute
Here we go, this is Stitton Avenue and to access the parking in our building,
you will come down Stitton Avenue and you will turn into an alleyway easement here.
Here's a better picture of it.
These are our properties on the right.
This is the alleyway that we will access to get to the parking that we have proposed in our building.
That's a better picture of the long alleyway which we'll drive up into to get into our parking,
which will be somewhere down here.
You will come into the right.
I wanted to show you the show of how Mr. Ingram owns all of these properties,
and sometimes for his plumbing business,
he would park his truck back here in this area.
I'm just gonna flip back to the other presentation
and start to go through the plans.
I just wanted to show you some information from the prior building.
It had approximately 31 units.
There was a approved design,
but when it was time to actually get into reconstruction or repairing the prior building,
there was just too much damage and it was demolished.
Now we have a new building that we are proposing.
and i'm going to reduce that a little bit for you and show you the site plan
this is basically the site plan um for our building i wanted to show you that mr ingram
owns the property here he owns the property here he owns the property here this is where
we're proposing our new building he owns the property here he owns a property here he owns
a property here these are generally duplexes and he manages them and he has a current staff to
manage this this is really the site plan for our building this is really the uh ground the
this is really the uh ground the footprint of the building in the back here we have some shrubbery
footprint of the building and
over here i'll show you on a different design this is where we agreed with the community to
um provide some open area and some open space area so they wouldn't have to stand in front
of the building and hang out they can have a little area uh in the back of the building and
and I'll show you a rendering of it a little bit later on.
In the front of the building here,
we have the trees that are required
by the city of Philadelphia.
And basically when they're in full bloom
during the fall, spring and summer,
it'll be hard to see the building.
This is the site plan of the bottom floor.
Basically, we have a commercial space here.
We have the parking in the back here.
You would access the parking through the, I tried to show you the picture, you would come through the back and get into the parking this way.
When we went to the community meeting, they had some concerns about not being in any open area and concerns about the roof on the deck.
We did make some provisions with the community to alleviate their concerns.
so we did provide some open area in the back which i'll show you later and we did restrict the roof
deck for like utilities only air conditioned units etc like that there will be no residential use of
the rooftop deck uh this is just a rendering of what the building would look like and now i'm
just going to go down to the layout and I'm going to ask if Mr. Ian Smith may be promoted
and he could just kind of go through the size, the flooring and the makeup of the building.
Mr. Smith, Mr. Smith, I see his hand raised. Okay. They've been promoted.
thank you thank you Doreen you're welcome I'm here hi could you please state your name is
spelled for the stenographer my name is Ian Smith I-A-N-S-M-I-T-H do you swear or affirm to tell
the truth told truth nothing but the truth I do counsel please proceed good afternoon Mr. Smith
could you explain to the board the first of all what do we have in the basement down here
we have a small area for um i believe it's a vault room and 1a class bike storage with an
elevator access point um plus uh other meter room space um with a stair access point as well
okay and how about on the first floor here what is the makeup of the first floor all right so
the pink area which the cursor is pointing to is a commercial unit um currently vacant but
proposed to receive some commercial street frontage with ambulatory traffic so people can walk in and
walk out much like his adjacent, the owner's adjacent business, which is a plumbing facility
to the north, which would be plan right of the site plan. And then like an office space in the
back, we're showing like an accessible toilet room, the bare minimum for a white box, vanilla
box type space. Behind that, well, let's go right to the opposite of the toilet room to this white
area you'll see a a box with an x in it come down a little bit further no further further further
further slide to the right all right there we go all right so this is a trash room receiver space
where we have a trash shoot up above for the residential tenants um there'll be a bend in
here that can be wheeled out through the parking space to the rear for trash pickup in the rear
with our our wonderful amenity of the alleyway in the rear um so just um sort of plan north of that
if you move the cursor up please i don't know i might be able to draw in here can i draw yeah i
can draw all right so um that is the parking area um we're currently showing um i believe what 18