mention that and i see their their expediter is um raising their hands so they are in the audience
thank you good all right so um for that case i vote yes with proviso certificate of occupancy
to be obtained michael johns my vote is yes with proviso maybe you want to
así así que para ese caso este yo voto que sí con los este condiciones de
certificado de ocupancia que obtenga un certificado de ocupancia
proceed
did he do that? Michael already voted. Oh, you already voted. Okay, Cheryl Gaston, my vote is yes
with proviso. Cheryl Gaston, el voto es sí con los permisos. Taneta Graham, my vote is yes with
proviso. Taneta Graham, el voto sí con las condiciones. Ryan McAdams, my vote is yes with
proviso. Ryan McAdams, el voto es sí con las condiciones. Taya Wynn, my vote is yes with
Interpreter, thank you very much for your help today.
We appreciate it.
No problem.
Is there any other case that requires interpretation?
No, I don't believe so today.
All right.
Well, thank you for using the service.
All right.
So we're going to go to our first case, which will be number 20.
Mr. Chair, I believe there's another add-on.
There's one more?
Yes, there's one more add-on.
Number two.
Oh, okay.
I'm sorry.
MI 2025-001-557-6012 Hasbrook Avenue, I vote no.
Michael Johns, my vote is no.
Cheryl.
I'm sorry.
Cheryl Gaston, my vote is no.
Tanetta Graham, my vote is no.
Ryan McAdams, my vote is no.
Hyowin, my vote is no.
We're going to go to our first case that we're going to hear is number 20.
MI 2025-001-754-3317 North 16th Street.
Rachel Pritzker is the attorney.
There's a letter of support from Nicetown Tioga Improvement Team RCO.
Who would provide those?
Good morning.
Good morning, counsel.
Could you please state your name and spell for the stenographer?
Yes, it's Rachel, R-A-C-H-A-E-L, Pritzker, P-R-I-T-Z-K-E-R.
You swear or affirm to tell the truth, the whole truth and nothing but the truth?
Do you swear or affirm to tell the truth, the whole truth and nothing but the truth?
Did you identify your client in relationship to the property?
One second.
I'm going to pull up the document.
So it's Nadal Hassan on behalf of WCQ Properties LLC, which is the owner of the property.
or board member tenetta graham has a few questions okay good morning morning you submitted your
documents five days in advance of this hearing yes and do you waive the reading of the refusals
and stipulate to their accuracy yes okay thank you you can show your screen and proceed with
your case thank you and can we promote um brenna uh deck from um for our architecture firm on
behalf of i'm sorry brenda merch sorry um on behalf of gnome architects llc sure bring her
bring her one and then uh one when she's ready to test files swear just have her ready okay
thank you so can you see my screen yes okay so this is uh 33 17 north 16 street
This project proposes the erection of a semi-detached building with a roof deck
and two roof deck access structures for the use of seven multi-family units as per our plans.
It generated two use refusals and three zoning refusals. I'm going to go to
the site so you can see it as I go through the refusals. Here's our project information form.
the deed for the property
zoning map so this property is owned rsa3 as are many of the other properties on the surrounding
blocks although there is multi-family specifically seven units on the adjacent properties and a lot
of vacant properties as well in this area as you can see from the aerial here this is these
long-standing vacant lots, sort of scattered vacancy on this block, and as you can see,
the properties on this side of the street, a lot of long and deep properties in this area.
Additional aerial view, again showing these lots.
This is the front view of the lot as well. Zoning posters.
This is zoning permit that we have for the adjacent site as well, just showing what we're
proposing and also the variances that were approved adjacent to the site.
this is just to show that on this block in particular and for this property it has a
long-standing history of multi-families since back to 1964 that's three units for proposing
seven but obviously this was back in the 60s so prior to that there was obviously one single
family home but since then there's either been multi-family or a vacant lot on this property.
This is just the zoning code section showing that as the board well knows multi-family is not
permitted in RSA 3. The other refusals that we generated for the project, one was for the use
obviously for multifamily. The second was generated due to insufficient side yard where
three feet is proposed, eight is required. Our architect will go through that, mostly due to
the thin nature of the lot and the surrounding structure. The other refusal was for rear yard
depth, proposing 10 feet instead of the 20 feet that was required. Again, that was for the RSA3
nature of the property the fourth refusal was for proposed occupied area we're proposing 64.8
whereas rsa3 is 50 or less and then the last refusal was because for rsa3 you required one
parking space per unit it's not really an ability given the grade here and also it would be out of
character provide an off-street parking space in this neighborhood nobody has off-street parking
on that side of the street and also given the grade you'd probably be taking a car and a half
off the street to maybe get one on and have to dig sort of into the side of the hill again
given the grade. We met with the community back in June 17th virtually as mentioned with the
as mentioned with the Nicetown Tioga improvement team.
Nice Sound Tioga Improvement Team.
We sent out all the proper mailers
and we got a letter of non-opposition from them with some considerations around the
floor plans which we've changed. So maximum of seven apartments, a bi-level unit, two bi-level
apartments with the certain square footages. They just wanted to be clear on what square
footages that we were actually going to be proposing and to build out. We included things
like egress, enclosed rear yard for trash, recycling storage, and removal of that storage
at least once per week. It'll be commercial trash pickup, given it's six or more units.
They want us to prioritize low-income and long-time local residents as tenants and accept Section H
vouchers, which we absolutely will do, given you cannot discriminate and not accept vouchers.
To keep the rental rates at the following monthly rates, which we have on here as well,
which we discussed with them. Importantly, matching the front facade with the existing
structures, including the bay windows, porch structure, ornamental details, and red brick.
Allow roof access for maintenance only. And they want us to share the property managed information
with the RCO and hire locally. So share with them around construction and subcontractor jobs
and using some of their resources to help with that. And also have the owner attend monthly
meetings to help updates on the project. I'm going to have Brenna go through the plans for
the project, which will help kind of better explain some of the refusals that we have mostly
based on the RSA-5-based zoning for this, and then happy to answer any questions.
Brenna?
Good morning.
Good morning.
Brenna, could you please state your name and spell it for the stenographer?
Brenna March, B-R-E-N-N-A-M-A-R-C-H.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Please proceed, counsel.
Do you have the plans, Brenna, or do you want me to go through them?
um you can continue with this presentation okay so we'll start here okay starting here similar to
what rachel had explained before we're a rsa3 lot along north 16th street moving to the next page
we just included a few aerial views of the site as you can see there are a lot of vacant lots
but the other properties along this area are built as twins so we're continuing in that fashion
So just our view on our site, as you can see the yellow portion is where our proposed building
will take place.
It will be attached to this existing twin with the white bay next to us.
And just a view on the other direction.
Moving into some nearby context, most of the properties around this neighborhood have a
redbird facade. Many of them have a pretty detailed bay, an ornamental cornice, front porches. So we
really wanted to tie in with that existing contextual nature. It's also worth noting that
this one is new construction right here. I think that's 3323 North 16th Street, if I'm not wrong,
and that was approved by this board for seven units under permit number ZP 2021-002887.
Just a few more examples of the nearby context.
Again, the same notice of refusal.
And then moving into our proposed zoning plan.
So as you can see, we're proposing seven dwellings in a three-story structure.
Our building is set back to match the adjacent property for the primary building,
as well as providing a bay that matches the width and depth of the bay.
And then a one-story front porch that, again, will match the neighboring structure.
our property width is just under 20 feet. So as you can see, we held off a side yard of three
feet for access to the rear yard, but we are not proposing the full eight foot side yard in that
space. And then again, the rear yard is at 10 feet deep. Just so we're clear, what's the width
of the lot, Brenna? 19 foot 11. So if we were to provide the full, what is it, eight feet,
how much building space would we have? Just what would that do to the project if we provided the
full 8 feet? 11 foot 11 inches. So it would be small for walls and all the requirements.
Moving into the zoning section, as you can see, we're proposing a three-story structure in line with all the neighboring context, as well as a front porch and a bay.
Moving into the zoning section, as you can see we're proposing a three-story structure in line with
We have two pilot houses accessed by the upper units.
Again, they will be for roof maintenance only.
At the floor plans, as Rachel discussed, we did talk through this with the community group.
So at the first floor, we have three bi-level units. The front unit is the largest. It is a two-bedroom unit. The living spaces are on the first floor and the two bedrooms are in the cellar. And then we have at the rear of the building two additional one-bedroom bi-level units.
Again, the living spaces are at the upper floor and the bedrooms are in the cellar.
All units will be entering through this main porch and then every unit will have access
to the side yard which allows you to get to that proposed trash area.
And then moving up to the second and third floor, at each of these levels we have two
one-bedroom units.
The front unit is on the smaller side and then the rear unit is a little bit larger
but again one bedroom and then at the third floor we transition to units that do have access to the
roof deck it will not be a shared common roof deck. For the proposed design of the building
we're proposing to try to match the existing twin as best as possible so we're proposing a red brick
exterior a covered front porch and then a metal bay with some important nape detailing at the
cornice and the bay. The proposed structures to the right are those projects that were
approved that have a zoning permit. They have not yet been built but we did show them for
reference as part of the streetscape. And then looking in the other direction and you
can see down that alley we're returning the brick for a portion of the building just so
it continues that brick facade that is prominent in this area and again a view of the other side
i think we went you went through the zoning plan okay um
that's all we have as far as our presentation and i'm happy to answer one of you why don't you bring
your client on to adopt your testimony. Yeah, is Nadal Hassan in the audience?
Do we see anyone?
Chair, counsel, I do not believe I see them in the audience this morning.
Okay, Chairman, if as an officer of the court, I can...
We understand that your officer of the court will take your testimony.
Questions from the board?
Firstly, I just want to tell you, I appreciate the fact that you really took time to match or at least closely relate to the existing fabric of the block.
So that is very much appreciated.
I think it, from an elevation standpoint, it really, it works well.
I think it'll be an asset to the neighborhood.
I do have to ask the question that I normally ask, and that's, what's the depth of the basement below grade?
So we do have some sloping on our property.
So from the front, we actually are, I think, five steps above grade.
So if I were to pull up the section here.
So because of that, because of that, we're not as far beneath grade.
So in certain areas, we might get down to about six feet below grade, but we are pulled up above grade.
So it shouldn't be too deep. Right. So that that's a good thing, too, because you've got that height.
You're able to bring that that basement level up.
I would just encourage you, particularly in the rear area, if you can, if there's a way to kind of lower the grade to get more of a window well, a deeper window well, potentially access out from the from the lower level to the yard would be great.
I know you can't do it on the the the side yard, but there may be some opportunity there to do that and possibly in the front also.
But those are my comments.
Thank you, Michael. Questions?
I think my concern is about the three foot width of the side yard. I think that, yes, you've done what you could to try to mitigate the depth of the basement, but I do think it's going to be really dark and you've got three units now.
the depth of the basement, but I do think it's going to be really dark, and you've got three
units now with principal living happening in the basement and regular window wells. I guess my
question for you is, what's the plan to try to get more light into those spaces with those windows
along an alley, and you've got the porch overhang? Yeah, so I think the primary concern would be for
those front two units, since the rear one will have larger access at the back. Along that side,
we'll have the full depth window well to leave the basements, but we should have some depth as
well that we can add some additional transom windows along that facade. So that should help
add in a little bit more light. And then again, the properties currently next door are vacant,
but when buildings get built there they will have a side yard as well so we'll have greater than a
three foot side yard for the light capacity in that area and then my second question is like