All right, Alan Nockamson, A-L-A-N, last name Nockamson, N-O-C-H-U-M-S-O-N,
Address 123 South Broad Street, Suite 1600, Philadelphia, PA.
Address 123 South Broad Street, Suite 1600, Philadelphia, PA 19109.
Hi, welcome back. Do you agree to waive the reading of the refusal and stipulate to its accuracy?
Have you emailed the exhibit packet with the required documents, proof of ownership, tax compliance, refusal, referral, photos under plans of the property five days in advance of this hearing?
Have you met with the RCO and do you have a letter?
Yes, in all respects.
Great, you may proceed.
All right, I'm going to share my screen.
All right, so you have the usual eight exhibits.
First is the deed to the property.
I'm going to go there first.
Regarding 4217-19 Lancaster, it's BQ Lancaster Avenue, LLC.
The second is the tax clearance certificate showing that the property owner is in good standing with the city of Philadelphia.
They owe no real estate taxes to the city with regards to this property.
The third exhibit is the refusal.
This is a CMX2 property.
It's a mix.
Actually, it's a refusal and a referral.
we're seeking to do an addition at the rear of an existing attached structure with roof deck
and roof deck access having on the ground floor both a takeout restaurant as well as a cultural
exhibit space and then on the remaining floors upper floors we're looking to have six units from
residential units from the second and third floors. We are getting a referral because the
proposed use of a takeout restaurant requires a special exception approval in the CMX 2 district.
So the takeout restaurant we're seeking to do is we're looking to put a coffee shop
as part of the takeout portion of the property. The refusals we have, the maximum
dwelling units are three while the proposed is six but we're closer to four based on the zoning code
classification and also due to unique configuration of the property the way it lays out does
comfortably fit six units the second refusal that we're seeking for variance is that the maximum
occupied area is 80 percent and we're proposing 92 percent and again due to unique configuration
of the lot, that requires us to get a variance. But even then, we have a property that fits
comfortably or a building that fits comfortably within the fabric of this block. And then the
third refusal is a minimum rear yard required is nine feet. And we're just slightly short of that
by eight feet. And again, due to the configuration of the property, that's why we're seeking the
variance. So after that, it's our application for appeal that we filed with the Zoning Board of
Adjustments. We'll just skip over that. Then you'll see the zoning map. And then you can see
where we are. We're on Lancaster Avenue, Brown, and Brooklyn Street. I do give recognition as
Brooklyn Street, like I said, born and raised in Brooklyn. So it's always good to see a street
named after my hometown and again this is a commercial corridor and all we're trying to do
is add density to that commercial corridor by way of this corner property and as you'll see
through our exhibit eight there is much support in the neighborhood for this project
and then you'll see where we are in the neighborhood again you'll see that we are on a
commercial corridor on Lancaster Avenue, which has a trolley line and the bus route nearby
as well.
And then you can see the current situation with the properties, a one-story structure,
but we are going to completely renovate it and add additional stories, which would also
include this structure to the left of it.
and then you see properties to the on the side from Brown Street oops sorry
and then you'll see from the rear from Brooklyn Street
and then you'll see Lancaster Avenue uh to the right of the property and to the left of the
property. And by the way, the there are other examples of properties on Lancaster Avenue,
like nearby, which from a purse, you know, from a lot size perspective, we actually have
you know from a lot size perspective we actually have less units per square foot per unit compared
to the surrounding properties here's brown street from the left to the right and the left
and here's brooklyn street from the right and to the left
and then here are architectural plans again this is a property that's going to really be a nice
little staple for the 4200 block of Lancaster Avenue. Here's the ending of what it's going to
look like. Try to keep a brick facade to keep the traditional feel of the neighborhood. As you can
see, we're not trying to grow anything too large here. And keep the same, you know, roof lines as
surrounding properties and then again just again to reiterate the unique configuration the property
requires us to obtain some both dimensional variances and use variances here's our storage
trash storage area where we will have commercial pickup
and then here is the commercial space so here's the takeout restaurant to coffee shop as you can
It's really a place where hopefully, you know, post-pandemic, people, you know, on the way to work or the way home grab a cup of coffee.
My client, Nasha Bunch, who's on the line, could explain to you her concept behind it, but having healthy salads, healthy smoothies, that's the focus of this place, but really not one where people are going to have a huge congregation.
You know, there's six seats for people who want to, you know, surf the Internet, you know, sit, relax.
But it's not meant to be like a restaurant in terms of people sitting down.
And here's the event space.
Again, you can see the unique nature of the property.
And you can see it's a bi-level.
And then you can see the residential property.
And as you can see, it's, you know, you walk up a flight of steps.
and each of the it's you know each of the units are on you know separate parts of the of those
floors so if you look at you know unit number one which is this unit it's a it's a two bedroom
one bath where's the bath right here one bath unit you come out unit number two is a one bedroom
all with all with open floor plans and unit three is a one bedroom you walk up a flight of steps
steps, it's the same thing. Unit number four is right here. It's a two-bedroom, one-bath.
Unit number five is a one-bedroom, one-bath. And unit number six is a one-bedroom, one-bath.
And like I said, we met with the community, and we have a letter of support from the People's
Emergency Center Community Development Center. We have a letter of support from the Belmont
alliance civic association CDC and we have a letter of support from councilman councilperson
Jamie Gutier and here are the letters which you should have received for the people emergency
center they indicated that 15 people voted in favor one opposed and five abstained I'm assuming
that's part of our design team and presentation team and you can see the Belmont alliance civic
Association enthusiastically supported the project and the district councilwoman as well
was in support of this project. So I have Nasha Bunch if you would like I'll have her sworn in and
affirm my testimony but she can also walk you through you know the hours of operation for the
business and any other questions you may have about the project that I did not answer. Mrs. Bunch
can you virtually raise your hand Mr. Bunch you may unmute yourself you're free to
good afternoon ma'am please identify yourself with the record spell your full name
and then we'll swear you in
She's unmuted, but I have a caller with a phone number ending at 5000, could that be
I believe she said that she was only able to go audio for this meeting, for this hearing.
all right that she's been unmuted
caller ended at 5 000 please press star six to unmute your telephone
please press star six to unmute your telephone here we go hi yes can you hear me yes please
identify yourself first and last name yes my name is nasha bunch first name is spelled n as in nancy
a s h a last name b as in boy u n c h you swear or affirm to tell the truth the whole truth and
nothing but the truth? Yes. I do. Mr. Notkinson, I think we can just stick to the adoption
unless the board has any questions about the operation. No.
Okay, Ms. Bunch, you heard everything I stated today. Yes. And is it true and correct? Yes.
And do you adopt it as your own testimony? Yes. Okay. Did she get sworn in?
no i don't know i think i did
i apologize i don't ma'am do you swear and affirm that the the answers you just gave to
mr knockison are are true to your best of your ability yes all right thank you i apologize if
i didn't swear you in um al you mentioned hours of operation was that a proviso no it wasn't there
I just want to if you had any questions because this is a commercial property and you know you
the board may you know have questions about that so yeah okay thank you questions from the board
no no no anyone else like to testify in this case if so please raise your hand
I see no hands chair thank you planning commission
good afternoon board peter bernard for the planning commission
this property is indicated for commercial residential mixed use in the comprehensive
plan the proposal is largely consistent with the plan and we do not feel it would help
will have a negative impact on the surrounding community accordingly we have no objection to
the granting of the variance or the special exceptions very much mi2020-002413
4217 Lancaster Avenue. My vote is yes. My vote is yes. My vote is yes. My vote is yes. My vote is
yes. Thank you. Carol I think we found Rachel. Okay. Go back to number nine. Can you call that
frank mi 2020-001301 317 north 41st street
good afternoon good afternoon please identify yourself for the record
rachel r-a-c-h-a-e-l pritzker p-r-i-t-z-k-e-r 1635 market street suite 1600 philadelphia pa 19103
and do you swear or affirm to tell the truth the whole truth nothing about the truth yes
please proceed i'm sorry rachel yep um are you going to present yes ma'am could you hold one
moment i'm gonna set you up as a panelist i've done it miss donkett all right thank you my
apologies i have this on for tomorrow so so you have to wave and step correct uh yes
So do you wave in Stiff?
No, just because, well, yes, but we've changed the plans in order to remove the variance
for the commercial space, so I just want to put that on the record, but as it should be.
And have you emailed the exhibit packet with required documents, proof of ownership, tax
compliance copy of the refusal or referral photos and plans of the property five days in advance of
this hearing and have you met with the rco and do you have a letter yes okay you may proceed
thank you i'm sorry if i could just ask rachel a question did we give you the proper posting
um i believe so i think um my team had just had it for tomorrow okay i just want to make sure that
we didn't, I'm not leaving anybody out. Yeah, no, thank you. Okay, so I'm going to share my screen.
Okay, this is for 317 North 41st Street. This is a intermediate lot zoned RSA 5 located on
the 300 block of 41st Street, sort of near the corner of 41st and Paliton.
As originally proposed, we had given the makeup of the block, as the board can see from the list.
Given the makeup of the block, as the board can see from the list, although the block
is mostly RSA 5 and some RM1, most of the 300 block of North 41st Street has multifamily
units, specifically 317 through 301 are a mix of two, three, and five multifamily dwelling
units.
Additionally, on the other side of the street, the west side of the street, anywhere from 324 all the way up to 340 are also a mix of two and three units, and there are some with commercial mixed use.
we met with, as such, we proposed a project that originally included a commercial space with two
units above. As per the plans, however, we met with the RCO, which was the West Paladin Saunders
Park RCO, and had two meetings with them, and basically worked with them to eliminate the
commercial space and instead provide three units. So we would appreciate a proviso that it's three
units, one on the ground floor, one on the second floor, one on the third floor, and no commercial
space as we got 26 votes in support for the multifamily, specifically the three units. We had
31 people at the meeting and worked pretty well with this community group to provide a project
that we think, although is not in character with the base zoning, is in character with what's going
on in the block. Again, most of the properties in the block are a mix of commercial mixed use or
multifamily units. I don't really have anything else to go through unless the board is interested
in going through the zoning plans, but I'm happy to do that or answer any questions that the board
we have.
Louis Frank.
Frank's back.
sorry my audio went out again um are there revised plans rachel there are revised plans
um but i did speak with sharon and she suggested that we could do it via proviso
one page it is one page thank you questions from the board excuse me this is sharon saletta i
I think the proviso would be three residential units, no commercial use.
Right.
But I just want, is there a revised plan?
No, it's not necessary to have plans if you use that proviso.
Gotcha.
Thank you.
Thank you.
Anyone else would like to testify in this case?
If so, please raise your hand.
I see no handshared.
Thank you, Planning Commission.
Good afternoon, Board.
Peter Bernard for the Planning Commission.
This property is indicated for single family residential
in the comprehensive plan
and was recently underwent a community-led remapping.
The surrounding properties are largely residential.
Accordingly, we object to the granting of the variance.
Thank you. MI 2020-001301, 317 North 41st Street. My vote is yes with the proviso. Maximum
three residential units, no commercial use. My vote is yes with proviso.
yes for proviso yes for proviso yes with proviso
thank you
calendar number 2410
650 fairmount avenue
stephanie boggs is the attorney i think
it looks like hercules is here
Mr. Griegos has been promoted to panel. Hi, Mr. Griegos. Can you put your name and address on the
record, please? Good afternoon. Hercules Griegos, 1835, Market Street, Philadelphia, PA.
Still on the oath from this morning. Thank you. Do you agree to waive and stip?
I agree to waive. There are, there's one issue.
I agree to waive. There's one issue that I will address in my presentation.
Okay. And have you emailed the exhibit packet with proof of ownership, tax compliance, a copy of the refusal or referral, photos and plans of the property five days in advance of the hearing?
Have you also met with the RCO and do you have a letter?
Thank you. You may proceed.
Great. Thanks so much. Hercules Griegos, representing PRDC Properties and its affiliate, Fairmount Manor Associates, LP.