on a letter
the RCO was received yesterday and the tax clearance
yesterday, but I've sent all those documents as of
yesterday or this morning over to everybody.
Thank you, Council. Please proceed and share the screen.
If I may, may I share my screen or is it shared?
It's not shared. You may share it. Please proceed.
We can see it now.
Okay, so this is 2005 South 4th Street.
Some of you may be familiar. It's in South Philadelphia.
It's just off of, just north of Snyder Avenue.
It's sort of the last remaining lot here.
And I'm here this morning with the architect who's done the plans for the property.
This is a request per the refusal, and the lot runs from 4th Street through to Moyamensing.
The request is to put a duplex, which faces 4th Street, with a garage facing Moyamensing
with the entrance and exit on Moyamensing Street.
So it would be completely new construction.
The property is in a single-family district, but the corner property is multifamily.
This is the block.
Across the street, there's four units.
I think it's in a condo or an apartment setup.
What I'd like to do is have Jerry Gutierrez, if he can raise his hand and be sworn in,
he's the architect of record and he would be able to speak more definitively to the plan either the
one i have here or anything that he wants to share if i may jerry can you be noted
i have napoleon gutierrez's hand who's raised allow them to speak thank you okay
good morning could you please state your name good morning my name is napoleon gutierrez
napoleon is spelled n-a-p-o-l-e-o-n gutierrez is spelled g-u-t-i-e-r-r-e-z my nickname is jerry
if that's easier for anybody do you swear for him to tell the truth the whole truth nothing but the
truth? I do. And you're the architect? I am. Please proceed, counsel. Thank you. Jerry,
do you want to use my drawings? Is that okay? Can you see those on the screen? Yes, I can see
the screen. Thank you. Okay. So could you explain briefly, having been sworn in, what
So could you explain briefly, having been sworn in, what the owner trying to win is actually the owner of Jack's Investment Group, but this is going through his LLC.
Can you explain what we have here and go from there?
Yes, of course.
Thank you, Roger.
The owner or client stated to us that he would like to develop the property for two dwelling units.
He's currently living or co-housing with his sister, basically two families.
His sister has two children.
He has two children, and they're currently sharing a house on the eastern side of South Philly.
And as much as he loves living with his sister, he would like a little bit more independence, which is why he wants to have a duplex unit on this property, along with a parking garage facing Moya Mensing.
The property actually, historically, before the buildings were demolished, had a single family with a garage accessed off Moy Messing, very similar to all the other properties to the right of this property.
So the duplex unit is accessed directly off of 4th Street.
They go into a common vestibule and then the first unit is the first and second floor along with the basement.
And the floor plans will show this, Roger.
So there's the common vestibule off of the first floor coming off of 4th Street.
so you turn left and you go into the unit number one which again is the cellar the first floor and
the second floor and then the stair then continues all the way up to the third floor and the fourth
floor which constitutes unit number two there is a proposed roof deck which is accessed off of unit
unit number two only.
Both units will share a backyard area which is open and then they also have access to
your Moya Mensing via either the alley which is gated will allow you to get onto Moya Mensing.
If there are any more questions, I'm happy to answer them.
Well, do you think, based on your experience, and you've done, I know, hundreds of properties,
that this particular use will adversely affect either the public safety, health, or welfare in this neighborhood?
I do not.
And this property is fairly close to Snyder Avenue, is it not?
It is.
And Snyder Avenue is an access, you know, to Center City and Broad Street and so forth.
And there's also mixed use in terms of commercial and apartments.
Counsel, let me ask you this.
What, the property next door, is that a single home or multi-unit?
I think the property next door is this one.
And I think this is a...
Well, where's your property?
Show me your property.
uh property is right over here so the that one on the corner is multi how about the next one
um the next is a street i think well do you know what these are jerry
as i understand it uh so the property was a single parcel that was developed into
four uh single family condominium units sharing a driveway in the middle that accesses the the
parking garages okay our property is located to the right of this property this is that's correct
all right and so the property next to your client going south what is that uh going south that's a
good question let me look do you know what this property is over here i believe that is well all
the properties south uh are zoned single family single family okay and then and then muy mensing
avenue where that you can enter for a garage is that whole block garages yeah most going south
towards uh snyder here so you see seven and so forth and on more immensely
And on Moyen-Mensing, okay, do you know what these along here on Moyen-Mensing, Jerry?
Yes. A majority of the existing parcels south of our property enjoys the same kind of configuration, homes, properties facing 4th Street, with garages being accessed off of Moyen-Mensing.
and that goes like that completely south to snyder that's that's correct although i i'm not
sure exactly i i believe corner properties uh on these blocks typically have a mixed
use commercial designation okay all right um you want to bring your owner on mr perry
yeah I don't know
I didn't see if Jack was on
it would be Twang Nguyen
Jack Nguyen
is he on the
yes they have been allowed to speak
thank you
could you please state your name and spell for the stenographer
Jack Nguyen please unmute and wait to be sworn in
i'm all right mr chair i believe that they may still be having technical difficulties on their
end it's no mr perry you're an officer of the court will will consider your testimony
we'll take your testimony questions or comments from the board no mr chairman
no chair questions or comments from our attorney hillary emerson
not at this time mr chair questions or comments from the virtual audience
kate mooney has their hand raised i've allowed them to speak
good morning could you please state your name and spell it for the sonographer good morning
mr chair my name is kate mooney k-a-t-e last name mooney m-o-o-n-e-y you swear or affirm to
tell the truth the whole truth nothing but the truth i do are you a neighbor i am please proceed
um so i live at the block just north of this on fourth street and the block on moya mensing
that's being proposed for the garage use um is frankly an ice war block a number of cars
utilize the sidewalk of Moyamensing as driveways in front of these garages. And frankly, it's
difficult to traverse without cutting into the street. I'm looking currently at the street view.
There are two beautiful single-family homes on the corner that have taken advantage of the wide
sidewalks of Moyamensing Avenue. And, you know, I would, if we're going to allow
variances for things like this.
It should really be in the best interest of the neighborhood.
And I just honestly, as a neighbor, don't think that this single-story garage
is in the best interest moving forward in the neighborhood.
Thank you for taking the time to call us.
We appreciate it.
Is there anyone else in the virtual audience?
Unless, Mr. Chair, Dr. Wynn had their hand raised again.
Do I allow them to try to speak this time?
Jack Nguyen, please unmute and wait to be sworn in.
We're going to move on.
No one else in the virtual audience?
No further answer, Mr. Chair.
Planning Commission.
Hi, Meg Cavanagh, Planning Commission staff.
The comprehensive plan recommends no change to the existing single family residential zoning
at this location. There is no unique physical condition or circumstance that would prevent
the property from being used in conformance with the zoning code. The City Planning Commission
recommends that the Board deny the use variance for two-family household living.
Thank you. MI 2023-006887-2005 South 4th Street, I vote no.
Thomas Holloman, my vote is no.
Ishmael Shaheed, my vote is no.
Thank you, counsel.
Thank you, sir.
Number 14, MI 2023, 006-888, 4823 Longshore Avenue.
Alan Notkinson is the attorney.
There's a letter of non-opposition from the Taconi Civic Association.
I'm back in as a panelist.
I'll come back in as a panelist.
Thank you.
Thank you.
Good morning, Mr. Nockamson.
Good morning.
Would you please state your name and spell for the stenographer?
Yes, my name is Alan Nockamson, A-L-A-N, last name Nockamson, N-O-C-H-U-M-S-O-N.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client in a relationship to this property?
My client is 4823 Longshore F. LLC, and in the virtual audience is its member, Danielio Burgos.
Our vice chair has a few questions.
Good morning, counsel.
Do you agree to leave the reading of the refusal or stipulate to its accuracy?
have you emailed in all the required documents and exhibits that is needed
to proceed with this case five days in advance of this hearing
yes we have thank you counsel please proceed and share your screen
all right so we're here to present 4823 longshore avenue um which is on a commercial corner
However, this is a CMX2 property, excuse me, and we're trying to use this property for visitor accommodation use.
So during our presentation, we'll review the notice of refusal or letter of non-opposition from the Taconi Civic Association, nearby Airbnb listings, because it's not uncommon to have Airbnb listings in this neighborhood,
Reviews about my client from occupants of this property who used it for Airbnb use.
Maps of the area.
Interior photographs of the property so you can see how nice the condition of the property is from the inside.
And then also photographs from outside the property and then surrounding the area.
Simple floor plans showing the layout of the property.
Our RCO meeting notice, our application for appeal, the deeds of property showing that 4823 Longshore Ave LLC is the owner of the property, and a certificate of tax clearance.
Again, at the conclusion of my presentation, I would ask that Danilo virtually raise his hand, be sworn in, and then we'll have a few questions for him.
Alan, before you start, just so we're all on the same page, in 2012, it was approved for four units?
Yes. Right. And then there was plans for zoning permit for lot line adjustment and the plan chose seven units. So it went from four to seven.
I'm not familiar with that. I can ask my client, although he purchased it in 2021. So I could quickly look at that. So Hillary, am I correct in asking that so we at least understand where we are with that?
yeah so the the lot line um the permit for the lot line relocation did not include a change of
use however there were plans with it that showed that there were now seven dwelling units plus the
commercial space um so it was the we were just a little bit confused as to like the last approval
being four dwelling units and now seven and as you know in visitor accommodations the number of
units doesn't matter um but it was just a little bit confusing because it was noted on the refusal
that it was previously approved for four and now there are seven um we're also confused as to
whether the commercial use was remaining or whether that had been converted to a residential
dwelling unit yeah i think when we go through the floor plans we can go through that and then
And, you know, again, I have Mr. Brogos online who can answer some of those questions as well.
All right. Thank you.
Hi. Yeah.
So, yes, as Ms. Emerson stated, with visitor accommodation use, there's no requirement, you know, to have in the permits how many units we're just using for visitor accommodations.
But, again, we did not apply for this.
Our clients originally applied for it.
So I guess there was some indication in the notice of refusal itself for seven units.
So we did get a letter of non-opposition from the Tonkoni Group.
Again, my client's a well-known entity in this neighborhood.
They do a lot of business in this neighborhood.
They personally help support the commercial corridor through their efforts.
And, you know, we're not too far off of 95.
So, you know, there's definitely a need within this community for Airbnb use.
and then again not uncommon people who are looking for a cheaper airbnb use
And then again, not uncommon. People who are looking for a cheaper Airbnb use, not looking to get a traditional hotel in Center City, Philadelphia and wants to be close to 95.
And what we see is in a lot of neighborhoods, people have overflowed during the holiday season and they, you know, they can't accommodate having all their family members in their house.
So this is a different way of helping out neighborhoods through like these cheaper versions of visitor accommodations.
And you can see there's a substantial amount in this close proximity right here.
And then my client is not only well-regarded in the community, but within the Airbnb community as well.
This is just an example of some of the reviews they have.
And just as just as an aside, you know, again, just like, you know, landlords get reviewed, so do tenants.
And there are some preventive measures my client puts together for his Airbnb occupants, first of which the tenants have to be reviewed.
You know, he's not going to just approve anyone. So the tenant has to have good reviews.
And if any tenant proposed tenant, you know, has any negative reviews, he's disinclined to rent to them.
So they at least have to have one minimum review, and it has to be good.