It will have a total of 36 units in it.
11 of them will be one bedroom, there will be four accessible one bedroom units, 19 two-bedroom units, and two two-bedroom accessible units in this building.
And then adjacent to that is an open play area. And to the top and left of that is an area for trash and biking and where the transformer would be.
and to the far right of the site is the parking lot.
There'll be 15 total units. Three of those would be accessible.
This is the first floor plan.
The green units to the left are two-bedroom accessible units.
The pink staircases lead up to bi-level two-bedroom units above, which we'll look at in a second.
And then the purple units are the one-bedroom units, some that are accessible and some that are not.
And then to the far right is a community room for the residents of all of the project.
project and there will be a PHA management office in that area as well.
So this is look at the second floor.
Uh, the pink units are by level, uh, 2 bedroom units and the orange is a, uh, a 2 bedroom flat.
The pink units are bi-level, two-bedroom units.
Uh, all of the units, uh, have individual entries from, uh, from the streets. This is a request that we heard from the, uh, the neighborhood. So, um, made sure to allow for that in the design of this building.
Here's the 3rd floor. The 2nd floor is mostly living and dining, a kitchen area and the 3rd floor are the bedrooms.
And here's what the units would look like in the typical 1 bedroom unit to the left. Again, the pink is the stairs that are separated that go up to the units upstairs.
stairs, and then the green to the right is the two-bedroom accessible units.
And then these are plans of the bi-level two-bedroom units that occupy the second and third floor.
uh this is an elevation of what the building would look like uh along north uh dover street
uh and then to the bottom is just a a blow up of uh part of that building to give you a better idea
of the um the articulation of the different pieces um so this is a view uh standing on
On the north end of North Newkirk Street looking south, you'll see the community room on the front side and then the residential goes along Newkirk Street.
The play area is visible in the foreground and then beyond that are the town rooms, which will be in the next project that we'll talk about.
uh and then this is a view standing on the southern end of dover street the town of
zoo left the multi-family building is to the right
uh and this is a view of the uh the courtyard of the um the multi-family building um there's some
uh landscaping strips and a way for people to get out of the back of the units
to York Street.
These are interior renderings of the lobby to the community room and a rendering of what
the community room will look like and another image standing in the community room.
Uh, and then this is a, uh, interior rendering of, uh, one of the, uh, first floor, one bedroom, uh, units, uh, standing in the, uh, the living room, dining room.
Uh, and then this is the, uh, the zoning plan.
Yeah, we've already gone through the refusals.
We have all the documents.
all right um rachel could you bring on the pha rep to adopt your testimony
yeah it should be zia uh robin there's three individuals from pha but just for
the purposes of that if we can promote zia
they will be joining us as a panelist you're only going to use one to adopt your testimony right
are they coming on yeah he's on
we can't hear you Zia
Zia we can't hear you
is there anyone else from pha you can bring on uh michael crawley or enum adnan can is on
i don't see anyone in the virtual audience by either name
i see someone by the name of does that work yeah we can hear you nausea okay can you yes hi could
you please state your name and spell for the stenographer yeah my name is zia urrahman z-i-a-u-r
and last name r-a-h-m-e-n you swear or firm to tell the truth the whole truth nothing but the
truth? Yes. Counsel? Zia, can you just state your title with PHA? It's Senior Vice President Capital
Projects Division. Okay, and you have the authority to testify related to this project? Yes. Have you
heard my testimony today? Do you believe it to be true and accurate and do you adopt it as your own?
Yes. Thank you. Questions from the board?
Questions or comments from our attorney?
None at this time, Mr. Chairman.
We're going to go on and present the second one, and then when we're done that, we're
going to present them both at the same time to the community.
Rachel, start your second presentation, please.
okay you see my presentation is mi2026 000200 2416 north dover street okay
i'm just going to go right to the refusal um this application seeks approval to relocate lot lines
consisting of 24 tax parcels at 2416-62 North Dover, currently deeded to the Philadelphia
Housing Authority under a deed of condemnation, under one unified 16,800-square-foot development
lot, and to construct 19 new townhome units on this long-standing vacant site in Strawberry
Mansion. The project implements a PHA-approved redevelopment plan issued through competitive
HUD rental assistance demonstration, RAD, and request proposals consistent with the 2035 plan
and the North District. The project also includes, as mentioned before, the widening of Dover and New
Kirk Streets to provide additional off-street parking for residents. All the refusals are
generated based on the RSA 5 base zoning, which does not allow. It considers these parcels once
consolidated, even though they're individual single-family townhomes, as multifamily. Given
this is a rental project which will be owned built maintained by PHA there's no need to subdivide them
into individual lots but they are going to be all individual townhomes that's the first refusal we're
also asking for five feet of relief from the nine foot minimum rear yard depth we're providing
because we're not providing basements we're providing extra shed and storage space in the
rear of the property. The basements are not being provided mostly because of the cost associated
with doing that in order to keep them for affordable housing and keep the construction
costs low. But we wanted to provide that additional storage space. So we need to show five feet in the
rear for that. That's the ask for the rear yard. And then because of that as well, we are supposed
to have only 75 percent maximum lot coverage given this is considered an intermediate parcel
although we're proposing a slight increase from that to 83 percent so two mostly de minimis
dimensional relief requested from variances and then again it is 19 single family homes but
they're on one lot so that is the other consideration for for use i'm going to scroll down
uh some of the application and the tax information and tax clearance which is all included
in the packet and has been submitted to the board just going to go through the aerial
similar to the other project this is directly across the street
it's not the entire city block it's the parcels as mentioned right here
again an aerial view where the 19 townhomes will be which is at the rear
for the across the street from where we just proposed the multi-family homes
zoning posters same situation here
Zoning posters, same situation here.
This is where in the code we don't comply.
As mentioned, the property spans most of the front of this block.
The rear yard and the requests and the additional lot coverage are due to adding storage in the rear, which we believe will actually complement the project.
And again, the use variance requested is because we're putting the single-family homes all in one lot instead of creating 19 individual parcels, which does not make sense for this applicant and the ownership structure.
Again, we had the RCO meeting, as previously mentioned, on April 29th.
And we have the same letters of support, just so the board's aware these projects were presented to the community together.
So we didn't have two separate meetings for to go through two separate projects we showed both the multifamily and the townhomes in one project.
Same letters of support and some of the correspondence that was discussed earlier.
And then if I could just bring on or Darren's on just to go through the townhome proposal and as mentioned, this one doesn't include off street parking.
there's no room to put it on um these lots um but that's why it was important that the streets were
widened those ordinances have already been passed and approved through city council so
once we get through construction there will be winding in the streets so additional cars can be
parked on the screen do you want to explain what's going on sure uh so in the uh light blue rectangle
That's where the 19 townhouse will be built on the west side of North Dover Street. They will be three bedroom units, two stories and here are the floor plans.
You can see the storage unit in the back of the, or to the left side of the plans here.
That's what's extending into the backyards.
The first floor have living, dining, and kitchen, powder room, and laundry.
And then upstairs, there are three bedrooms and a full bathroom.
And here's a view of what the front elevations would look like from North Dover Street, an enlargement down below.
And then to the right is what the townhomes would look like looking across the street.
and then to the left hand side is what the townhomes would look like on the Dover Street side
and here's a view of the the back of the townhomes you can see the
The storage units on the bottom, they are back-to-back, so the row homes kind of mirror one another as they go down the street.
And here's an interior rendering from the first floor, standing in the kitchen, looking towards the front of the home.
This is the zoning plan.
we already went to thank you do you want to bring someone on from pha to adopt yeah i think if zia
is still on yeah sir could you please state your name my name is zia rahman all right council please
proceed zia as i mentioned um have you heard my testimony do you believe it to be true and
accurate and do you adopt it as your own yes thank you questions from the board
questions or comments from our attorney yes um counsel i have a question i think there's some
issue with regard to the refusal i think there was some discussion about a corrected refusal
if you can tell us what's happening with regard to that um they were just randomly sent to us
some corrected refusals mentioning how many opa accounts that were being consolidated that was
the only change and we submitted those to include them in the packet and included them submit them
to your you all and also um to the rco and council office that was the only change that was reflected
on it just included how many opa accounts rachel this is this is hilary um so the the scope of the
project in the application indicates that for 24 16 there is a consolidation um and then what's
There is a consolidation, and then what's, I don't remember what was listed on the first refusal,
but in the second refusal that was issued that updated the number of OPA accounts,
it talks about a subdivision, which I think is actually referring back to 2401.
Is there any, because there was a lot line adjustment plan,
although it wasn't clear what was being adjusted, submitted with the application to L&I.
so i just i would i just want to clarify what's supposed to be on this refusal because i think
that it does need to be corrected again unfortunately there wasn't what they added
to correct one thing they they um and put it on incorrectly for another part so yeah i mean it was
um nothing we submitted to l and i triggered any of this so i'm happy to talk to the examiner they
sent them yesterday randomly so asked for them because okay because the parcels when they when
there's a when there's a different number of deeded and tax parcels they're supposed to specify them
and they didn't so we have requested them so that's why they did them but we did not request
the change related to um the the lot whatever lot adjustment is on here but there was one
indicated in the scope of work but but what they have on here seems to be for the wrong project
So, I mean, Darren, I don't know if you or our civil engineer can jump in on the consolidation component.
Right. So the subdivision should be on the 2401 parcel where the north end of that is being bifurcated from our property or from our project.
right but for the 24 16 is there any sort of lot adjustment that's part of that application because
it seemed to indicate that in the information that was submitted to l and i but it wasn't clear from
the plan that was submitted what was happening if there was anything like that happening on on this
parcel or set of no my my understanding is is that uh we were consolidating lots and there was no
for their subdivision on on this project so there was a request to consolidate all the lots that
under the deed are under 2416. yeah that's what we're proposing is a consolidation okay so then
the refusal needs to be corrected to say that that's what's happening here they took the wrong
it says it's for 2401 it says it says parcel 8.1 and 8.2 is what's being created that's for 2401.
but see on the bottom notes is eba this one deeded parcel consists of okay so you're saying
this needs to say for the consolidation yes of the two okay so they took the wrong language
from this got it okay yeah we i'm happy to deal with that with them and that can be probably done
I can even send I can send them an email today and just ask them to fix that okay in order to vote
but we're not we're not going to vote on that we need we need the date of the refusal to add as a
proviso so we just need a new new refusal for that but I'm happy to request this okay that I'm not
sure why that got changed okay so okay all right all right yeah all right thanks Hillary can I ask
a question I know I declined a question earlier but I do have a question um okay
i have a question either for the architect or for pha there are four existing single family homes
on the block where you're intending to put the town homes and i want to know for the proposed
town homes what's the height of those town homes in relation to the existing house on the block
and are you continuously holding the existing cornice line pha could you answer that
If we are batting against our adjacent unit, and I do not have the data in front of me
in order for me to, I guess, to say how many feet it is up to the roof line, but we will
be matching up to the uh the cornish line okay okay um we're going to go to the questions or
comments customer comments from the the audience why don't we start here and then we'll go to the
virtual audience for for both for both yeah yeah for both both places
who councilman do you want to go come on
good afternoon sir could you please state your name and spell for the stenographer yes good
afternoon uh councilman jeffrey young j-e-f-f-e-r-y-y-o-u-n-g you swear we're
affirmed to tell the truth told truth nothing but the truth sir yes please proceed thank you
Thank you. I'm here today to—I understand you guys heard continuing requests earlier today.
um i'm here today uh to uh i understand
You guys heard the cases. I'm asking you to hold the vote on these cases because there has not
been a vote taken by the community rather regarding—from a meeting hosted by the RCO
in support or opposition of this project. We're seeing that there are technical issues with the
refusals and holding the vote until the community has an opportunity to weigh in
does not unfairly prejudice the applicant because these applications for tax credits are due in
February. So that gives enough time to have continued communication as well as the attorney
noted that there are other things that need to be done in order for this development to happen
regarding streets and things like that. So it does not unfairly burden or prejudice the applicant
to hold the vote until the community has the opportunity to weigh in on that.
Thank you, sir. Appreciate it. Um, next person. Why don't we do that?
How are you, sir?
I'm doing fine. Thank you.
All right. Could you please state your name and spell it for the stenographer?
Yes, Warren Marshall, W-A-R-R-E-N-M-A-R-S-H-A-L-L.
Do you swear or affirm to tell the truth, hold truth, nothing but the truth?
Please proceed, sir.
And if you could, what we try to do when we have a lot of people on a test fight, keep remarks through a couple of minutes, if you could, and get to the point about whether you're for it or against it.
Uh, I'm in total support of the project. Oh, thank you, sir. Thank you.
The, um, the community and that area has been, uh, in the condition that you see it now.
for housing. There is a dire need for affordable housing in our community and to continue to just
delay and delay and delay
is counterproductive to the needs of the community.
I appreciate what has been