ZBA Hearing - July 8, 2026

the plan recommends no change in zoning at this location from the existing cmx 2.5 commercial

mixed use the appellant has not demonstrated that there are unique physical conditions or

circumstances of the property that would prevent it from being used in conformity with the zoning

code moreover the requested deviation from the code is not the least minimum the planning commission

recommends the board deny the requested variances for sign height size and proximity

I would just say in terms of unique circumstances, I mean, this is an abnormally large blank wall right on Broad Street.

It's a good opportunity for advertising and it's supported by the community and it helps support to local businesses.

Okay, so, MI 2026, 000, 500, 4527 and 31 North Broad Street, I vote yes.

so guest and my vote is yes tenetta graham my vote is yes i'm mcadams my vote is yes

lela bb my vote is yes are you taking the next one which is the next one um

uh 6169 oxford i am okay so mi number five mi 2026 000 860 6169 oxford

mr goldberg could you uh um you've already been sworn but just state for the record your name

alex goldberg mr goldberg could you identify your client a relationship to the property

sure my client is a tenant of the property um it is called united automotive care and it's

It is called United Automotive Care, and its representative Adnan Kadri is to my left.

REPRESENTATIVE ADNAN CAUSE.

Our Vice Chair has a few questions.

Good afternoon. Have you submitted your documents and exhibits for this case five days in advance of this hearing?

I have.

And do you waive the reading of the refusals and stipulate to their accuracy?

I would object to their accuracy, and I'll raise the reasons why when I share the refusal.

Sure, thank you. Share your screen and proceed with your case.

okay so another triangular parcel um in northeast philadelphia we are seeking to

legalize uh kind of an auto sales use here

uh and um personal vehicle repair um the reason why i objected to the refusal and i'll go to that

now as I go to full screen is because we are seeking a refusal or we're being

asked to seek a refusal for the personal vehicle repair and maintenance on this

lot which is owned RM1 personal vehicle repair and maintenance has operated

continuously here since 1977 there is an active motor vehicle repair license on

the property that is that my client holds which is a you know the zoning for

that as a prerequisite of the license so i'm not i don't agree that we need to seek that variance

it is what it is the other variance we we uh understand and accept that we do need to seek

it which is for personal vehicle sales and rental my client has a successful used car sales business

in south jersey he uses this lot in addition to fixing cars to hold some of the cars before they

go to the mount laurel i think mount laurel the mount laurel lot to be sold and in some cases to

be fixed before they can be sold. So, you know, we're seeking to legalize that use. I think it's

very few and far between. And you can ask my client at the conclusion of my presentation

that he actually sells a car from this location. In addition to those uses, we are legalizing,

which does not need zoning relief from this board, a trailer that was put on the parcel a couple

years ago that serves as the office space for this vehicle sales business.

Counsel, is this a disagreement with L&I?

Is that we're okay?

Okay.

Okay.

All right.

I do not, no.

So this is the RCO letter.

We met with Burr Hometown Watch, which is also kind of the 53rd Republican Ward.

It was a pretty well-attended meeting.

There was no one in opposition.

There were some members that were in support of a proviso of three years.

I will say my client has operated here since the mid-2010s. He has a current lease that takes him through 2029 with options to extend on a yearly basis beyond that.

The RCO asked for a proviso for a temporary permit to reflect those three years.

What I would say is if the board chooses to adopt temporary variance, I would ask that it not apply to the personal vehicle repair and maintenance because, again, I believe that we are legally operating as such.

And I would ask for the board to approve at minimum a five-year temporary variance just based off of the time and expense my client has gone through to get here, which included an expediter that ripped him off before he got to us.

And he's been operating as a responsible business operator with the necessary licenses to fix cars for a decade about.

So that's the RCO letter.

It was a positive meeting.

um most of the people in the meeting were like you actually fixed my cars we you know we think

you're doing a great job here's the 1977 zoning permit that says uh you know auto repair and

rebuild and and repair transmissions um in the in the description there um it's a one-story

masonry structure here is a tire dealer license that is also on the property but at this time

my client does not sell tires um here is an about us section of his business

they are a car dealer in bridgeton new jersey um they are very well reviewed

here's a zoning map so we're at a triangular portion portion

uh at the corner of oxford and devereau ave with a little piece on algon avenue

photo so this is that trailer right there this is the oxford avenue perspective

you'll see interior photos of this trailer as well here's from algon ave i'll also note that

there is another tenant on this lot that you can see in a photo coming next i believe right here

which is fenced off entirely separately is an auto tags business that is not part of our zoning

permit application and has nothing to do with his business so that's what that trailer is right there

Um, so that's what that trailer is right there.

you're still right on oxford

Here's to the right on Oxford and to the left, the right on Algon and to the left, and then

Devereaux to the right and the left.

We have a large cemetery, um, and I think abandoned school in close proximity.

Hosting photos, there are three of them for all three street frontages.

Interior photos, so the photo on the, um, these photos are, are of the auto body shop.

His cousin is the only mechanic that works there.

So he kind of, Adnan handles the car sales business.

His cousin is the mechanic.

It's just a three-person show with Adnan's wife who's sitting in the back.

Another photo of the auto body shop.

These are photos of the trailer.

It's a small office space.

Plans and drawings.

So here's the site.

um this is the uh sort of auto body shop building structure it's about 1500 square feet of floor

area there there's three garage doors storage bathroom office and waiting area and the scope

of his work is engine work transmissions and suspensions the trailer which is identified

here as building b is 12 by 40 uh it's a waiting area and two offices and this is just for the

auto sales use and then this other trailer over here also 12 by 40 is the one that is occupied

by a different tenant this trailer was installed sometime between 2022 and 2023

the hours of operation are 9 30 a.m to 6 30 p.m they're closed on sundays and their dealership

in south jersey is 10 to 6 closed on sundays the exterior of the building structure is hammered up

they have commercial trash pickup once per week if there are any bad tires to pick up from from

Cars he's worked on, they have those picked up separately by, you know, a responsible operator.

And that, let me zoom out here, is the zoning plan.

Here's the floor plan.

So this is the garage.

No work proposed to any of this.

And here's the floor plans of the trailer.

Just three small rooms.

We met with the RCO on May 14th, notified 11 properties, not a very dense area, but the meeting was well attended, the lease for the property, and the certificate of tax clearance.

That I'd like to ask my client to adopt my testimony.

Sir, could you please state your name and spell it for the stenographer?

Adnan Quadri, Adnan, A-D-N-A-N, Quadri, Q-A-D-R-I.

Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

I do.

Counsel?

Adnan, did you hear my testimony today?

Yes.

Was it true and correct?

Yes.

And do you adopt it as your own?

Yes.

Thank you.

Questions from the board?

Okay.

uh my question is

you say your main business is in where mount laurel new jersey how far away is that from

one hour and 30 minutes

so it's in another state state so okay i mean

And I guess my question is, why would you have your business here that far away from the main one and in a different state?

Is there a specific reason why you've done it this way?

No, the only thing is that I was trying to get zoning in the beginning over there.

I couldn't get it, so I ended up getting my New Jersey license to operate, to sell cars legally in the correct way.

So the only way was to get a New Jersey license, which I was able to obtain easily while I was trying to get Philadelphia, like you said about the expediter, didn't do his job, I guess correctly.

And I reached out to Alan and then they're trying to help me to get zoning so I can move out of New Jersey and come next to my mechanic shop to make it easier.

Yeah. So the plan is to, once this is approved, to move out of New Jersey and just operate here. Correct. Okay. All right. Because that was... Yeah. That's my first question. How... What's the timeline for that? What's that? Meaning, is that the long-term goal? Or like, are you planning to close down the New Jersey location if you're able to get this variance immediately? Yes, immediately. Okay.

Okay. And then what kind of things are you doing at this facility and how will it change if you get rid of the other? So you're going to sell cars.

get rid of the other so you're going to sell cars you're servicing cars also doing what is

this oil change or change brakes the the regular maintenance of a vehicle there's no body shop

nothing going on no body shop no no body paint no nothing none of that none of that okay yeah

only repairs all right and that's for and are these cars that you are selling you're going to

use this as a car sales lot as well is that what i heard yes okay and are these new cars used cars

used cars all right fairly new but five years is a plan of the cars all right and what kind

surface are we talking about for this lot that we're seeing asphalt asphalt black asphalt right

now drainage drainage there there is yes there is okay all right okay thank you all the questions

questions from our attorney

at this time mr chairman now so uh should we split like they're saying or

that's what I'm saying so so which which one is the usage that we want to put a temporary

variance yeah I mean we would prefer no temporary at all but if the board is inclined to grant it

with did they say five years at at adam yes so sales

questions or comments from the virtual audience i see no hands at this time chair

planning commission amy boy with the planning commission the comprehensive plan recommends

no change in zoning to the existing r1 residential multi-family the property has a long-standing

documented history of auto related uses including auto repair permit from 2014.

the planning commission recommends that the board grant their proposed variances for personal

vehicle repair and maintenance and for sale and rental

in my 2026 000 860 6169 oxford avenue um

i vote yes proviso five-year temporary variance that expires 7 9 31 temper what say this one more

time personal vehicle sales and rental as a proviso

It's the same category, yeah.

Cheryl Gaston, my vote is yes, with proviso.

Tanetta Graham, my vote is yes, with proviso.

Ryan McAdams, my vote is yes, with proviso.

Layla Beebe, my vote is yes, with proviso.

Thank you.

Thank you.

Who has hazel?

Good afternoon, Mr. Nockamson. Could you please state your name and spell for the stenographer?

Alan Nockamson.

I mean, everybody knows, but just for the record, spell your name.

I mean, I don't know who you are.

Alan, A-L-A-N, last name Nochamson, N-O-C-H-U-M-S-O-N.

Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

I do.

Could you identify your client, a relationship to this property?

So my client to the left of me is Kenneth Glover.

Behind me, or behind him, is his mother, Marcia Glover.

Okay, our voice chair has a few questions.

Thank you.

Good afternoon.

Have you submitted your documents and exhibits five days in advance of this hearing?

Yes, we have.

And do you waive the read and other refusals and stipulate to their accuracy?

We do.

All right, thank you.

You can see your screen and proceed with the case.

All right, so I'm here to present 4704 Hazel Avenue.

Again, to my left is Kenneth, he goes by Cam,

and his family has owned this property for multiple generations the property

was deeded to him some time ago but he is now prepared to

renovate this formal former six unit building to make it three units

renovate this former former six unit building to make it three units and it's not out of character

to have multi-units here so we'll review the 12 exhibits here with the board and then obviously

i'll have a few questions for cam and then we'll take any questions from the board so this is an

rsa3 building it's a pretty large lot size of 2205 it was formerly a six unit apartment building and

And we're looking to make where it was three stories and each story had two apartments.

Now we're looking to do one apartment per floor and we're getting a refusal because there's RSA three where multifamily is not allowed because we're multi-unit.

It's also a parking requirement, one for each apartment unit.

We couldn't do that. And there's no history of any of this property having parking, nor any other of the properties, which are also multifamily RSA five, having parking in the general vicinity. We're also near a commercial quarter with, you know, public transit as well. So I don't think that would be necessary under circumstances.

So we met with the Cedar Park neighbors. They're one of the more sophisticated neighborhood groups. I actually love their presence. They actually give their own presentation before I give the presentation. And it's really interesting. They, they find all these historic Penn area.

too. What? Yeah. Yeah. Yeah. And they have an awesome presentation. Like if you like history

and architecture, they have all these cool maps they show. I mean, they had a whole history. If

the person, Catherine, is there, I would, you know, it was great what they did. And, but it

really actually made my case even more of how this has always been a multifamily section of the

neighborhood. And of course, it's transitioning. There are some parts that have been multifamily

that becomes single family but this particular block and neighborhood part of the neighborhood