together because the proposal is to consolidate the two blocks together and upon those lots
construct the proposed structure um there's 12 500 square feet the minimum lot area for rsc 3
This is an RAC3 zone lot. It does call for only single-family use. The minimum lot size is 2,250
square feet. As you can see, in addition to our lot, and I'll go through, which are right here,
as I'm circling with the mouse, which is the image number three and this first page of the aerials,
We are located between two lower attached or semi-detached structures that are set back from West Tioga Street that are used for multifamily dwellings and an eight-story building that's located to the east of us at the corner of 17th, North 17th Street and West Tioga.
ioga that structure is used for a multi-family building um and um see it's 45 long units
and zone cmx2 has no parking although it has a large open area to the south of it
and then there's a permit on the file for that property for a group practitioner on the lower
floors and here's that building is viewed from 17th street this is image four you can see the
open area here this is the building that's directly to the east of us a
stair tower that rises even above the existing stories very very very tall
building and here's a roll to the next aerials you can see our lot two lots or
this area here where the red dot is there's a lot of trees you see other
There's a lot of trees. You see other vacant lots located on the block, located the next block, the 1800 block of West Tioga Street.
vacant lots located on the block
As you know, we've been, if you may recall, this is one of several projects with the same different property owners, but the same developer who I believe is on the line.
Anthony, are you on the line? Can you raise your hand, please?
And, Kurt, if you could also raise your hand.
Kurt Raymond is the architect and Anthony Miles is the developer.
Would that person be attending via telephone?
Possible.
Is the number 237, last three digits?
Give me one minute.
look we haven't gotten down against this process down to confirm whether they are calling in or not
i have kurt raymond available to speak but i don't have the other name you listed
no i don't i don't recognize that phone number
um let me just check one thing
I know he texted me earlier on in the in the hearing so in any event we've had a
number of projects that have come before you with the same developer attempting
to inject some light, some development, some population into this area that with the article
that I've shown you in each of these cases has over the last several years been rated as the
worst neighborhood in Philadelphia. The lack of development, the extent of blighted lots or vacant
to that condition and my client is looking to do that um this here's a view here of our whole block
we have already been approved by this board for a development project at uh 17 um
just see where that is
included that approval that we came before you last year and that approval was for 1708 to 17
i mean 1718 west tayoga street and that was also a development for multi-family senior housing
as we are proposing in this situation.
So you have this block that has a large amount of multifamily dwellings.
Most of the dwellings that exist on the block, probably 80% of them are multifamilies.
Those that aren't are vacant lots.
There's a church with a large parking lot down here at the northeast corner of 18th Street and West Tioga.
But again, you can see the vacancies that exist other than where we are proposing to
develop and fill in the block.
Broad Street is a couple blocks to the east of us.
Here's a zoning map.
Here's a CMX2 zone property, the 8-story building that's located to the east of us.
South Bouvier or North Bouvier Street is this street right here.
unlike the property that we brought before you and this board approved for
the other senior housing development project this property does not back up
to South Bouvier Street it actually blacks up to backs up to properties that
run along coming off of North 17th Street so we backed up into the very end
of those properties and I'm just trying to give you a slightly better view here
than what is in my exhibit book um here is our here are our two properties right here
to the left of the purple which shown in purple and red which is a cmx2 and you can see that our
two properties back up into the backyards of a few properties here
that one property that we backed up to is this one right here um i'm not positive it's
occupied. Photographs of it that I can show you do not show it to be in great
shape. This is a view from the east. Our lots are running along this way to the
south of Tioga Street, just beyond the tall building located on the southwest
corner of 17th and West Tioga. Again, you can see that high number
17th and West Hale. And again you can see the high number of vacant lots in this
image as well. Exhibit 6 is our application. Originally the application
was for 60 units in a seven-story building. As part of the community
process we have reduced the number of dwelling units to 50 and reduced it to a
six story building again what we have it located right adjacent to us is a building that is eight
stories plus a stair tower that extends above it a very massive building that we're actually going
to tuck up up against um so it's very and we're not particularly wide so transitioning down uh
anywhere whether if we were to build to 38 feet you would have the very extremely tall existing
building that exists at the corner of 17th and west tayoga right next to us or we build our
building and you obviously have then the buildings to the west of us those buildings will be located
then between the building that we got approved at 17 18. here's the survey plan at tab seven that
shows the existing lots as i indicated 25 by 250 very extremely long and narrow that we're
consolidating into a single lot the A's are original zoning drawings which show
again a seven-story building called out for 60 units only had seven bicycle
spaces which was less than what was required we've increased that number to
50 as the revised proviso plan form and the revised zoning drawings will show
we basically lopped off one of the intermediate floors. The seventh floor
still has a floor-to-ceiling height of 11.6. Every other floor below including
the one that we took off is 11.3.5 floor-to-floor. I'm sorry the 11.6 is floor-to-roof
not floor-to-ceiling. This is the original site plan and Kurt can go
through this a little more detail West Tioga to the right below us is the
existing eight-story building the existing multi-families that are
located to the east of us beyond that then is where the multi-family senior
housing project that was developed was approved by the zoning board will be you
have a stair tower at the front towards the front an elevator penthouse towards
the middle front and then it's your second staircase an elevator pilot house
at the rear our refusals our refusals included the use refusal as Paula
indicated i've stated already the properties under rsa3 so multi-family is not prohibited
i mean is not permitted um it does cite the 60 that we originally applied for this is a refusal
dated 2.619 we've reduced that to 50. minimum required parking space rsa3 does have a one-to-one
parking requirement the other rsa3 properties that we brought before this board granted with
much less development other than the other project the senior housing project
on West Tioga that none of those have had parking the part of the plan and the
proposal of my client is they call it healthy town it's to kind of it's to
promote and Anthony if we get him on can speak to that at length he spoke to the
Planning Commission during the CDR hearing about the plans for both the
building that was approved to 1718 as well as this project at 1708 and 10 and the idea i'm here
okay great anthony i'll bring you on later on to adopt it and to go on thank you um okay but the
idea is to promote um well senior living but active senior living um and anthony can talk to
that the minimum open area is 50 we are at 29 um as in there is we kurt will go through the layout
of the building where we've provided the open area again we are tucked up against the large
commercial building to the east and the large open area which right now it doesn't appear to be used
but uh would probably be suitable for a parking lot but it's not um being it wasn't zoned as such
and then we do as i indicated back up to small pieces of the extreme rear yards of the properties
to the south of us um the front yard setback um required is eight feet uh
The front yard setback required is eight feet.
We are originally at five feet.
You'll see in the revised drawings, it's four in chains to the building face.
We have an awning off the front of our building,
that awning originally over the main entrance at West Tioga.
That awning originally extended all the way to the front property line,
so I'm thinking that the examiner measured the front yard setback to the awning.
We have set the awning back a little bit from the front property line by a foot and change.
You'll see on the revised zoning drawings.
But the large building to the east of us, again, the eight-story building,
multifamily building with close to the same number of units that we have,
the 45 dwelling units, granted not by variance, I don't believe,
but cmx2 does allow for not by variance for the use um because cmx2 allows for residential use
that building is at the sidewalk um the buildings to the west of us as you can see in the aerial
are set back we are somewhere in between the two of them in terms of our we're kind of splitting
the difference in terms of our actual building face but that is a um a refusal uh in the rsa3
zoning district the rear yard depth is 20 feet we're at 1.21 feet again in order to make the
project work and Kirk can speak to that we push the building back it is long and narrow it's not
a wide property particularly in relationship to its length it's oddly configured both individually
and together in that respect particularly given the zoning classification individually as I
indicated they're much larger than the typical zoning or lot size for the zoning district and
but again we back up to we run along the side the west side of that eight-story building
and then the open paved area which is not being used at the present time or i don't know what
the plans for the use of that are we are to the west of that building then we are to the north
of the other buildings that we back up to in terms of rear yard depth the
buildings to the west of us which are rentals multifamily rentals have large
rear yards as they are and whenever I've been out there do not appear to be in
use the height of the structure 38 feet is what's permitted again we originally
were at seven stories plus the pilot houses Kurt can talk about that the
pilot houses are a little bit over as you can see in the other refusals the the maximum square
footage that they can be just in general excited a refusal but also to not count towards the height
of the structure and Kurt will speak to why they need to be a little larger than 125 square feet
It has to do with the use of the building, but we have dropped that height down to 66, 5 1⁄2 feet to the roof.
It was originally at 76, 9, and then there's a pilothouse that extends 10 feet, 4 1⁄4 above that.
So that would put our present height at 76 feet, 10 to the top of the pilothouse.
again 66 five and a half to the primary roof again shorter and stories in the building to the east
and then again we have the roof deck access structures at the front and rear which kurt
can speak as to the reasons for those i believe initially there should have been a refusal for
the number of bicycle parking spaces it doesn't matter now because we've we're well in access of
what's required um it's uh one for every three units and we're at 50 and 50 or one to one and
that goes again back to the the concept that's being promoted here um i thought when i spoke
to the refusal and the the refusals and whether i can stipulate to its accuracy um the front
the front roof deck they said front for both access structures i believe this this one that
had the required five feet applies to the rear and that does not have the setback didn't have
the setback originally it's right to the back of the building and then the revised drawings
it doesn't either and then at the front i said two feet and i think it was one foot three inches
something along those lines so minor irregularities in your refusal both in terms of designated which
pilot house they were talking about and what the actual dimensions were but this was all
um the plans were the plans in this book for themselves and then our appeal project information
form um i we do have revised zoning drawings as i indicated um they are here at tab 11 of our exhibit
They are here at tab 11 of our exhibit book, and then the exhibit itself starts at page 51.
book which
And, again, you can see that per the RCO, I was not at the RCO community group meeting.
My client was there with the architect.
We do have a letter of support from that coordinating RCO, Tioga United Incorporated, or Inc.,
and also we have a letter of support from um uh state representative uh shereef street
and those are later on in our exhibit book um you can see we've indicated the difference between
the building face and the awning that i i mentioned earlier on in the revised drawings
the height to the primary roof um the number of uh dwelling units the number of parking spaces
or a number of bicycle parking spaces here is very similar to the original zoning drawings
uh shrink that here is the the layout of the building uh it is a semi-detached structure
here's the awning in the front that was relocated from the center of the building to the west side
there is a landscaped area that leads along the west side of the building that accesses at
different points. Plantings have been added. Street trees also, there should have been a
refusal for not having street trees in the original plan, and we've added those street
trees. Pilot house at the front, elevator pilot house a little bit back, and the rear pilot
houses so the revised drawings basically other than taking off the top floor
lowering the height of the structure reducing the number of dwelling units
this deck which was above the sixth floor roof at the seventh floor level is
now above the fifth floor roof at the sixth floor level to walk out community
deck Kurt will be able to go to the floor plans and answer any questions as
of those pool and gym bike storage in the rear all the floors are served by elevators throughout
and again i can have kirk go through the different layouts of the floor plans and answer your
questions regarding the same there's the tall building and then our building which is basically
going to tuck up into the side of that building we have this area right here which is further in
the forefront of the existing three-story buildings is where we are going to be building
the building that's already been approved by this board and is similar in most respects to the
building that we are already that we're proposing today elevations that have 14 shows the material
this is the west elevation that shows a lot of the plannings and the materials this is what was
presented to the CDR for CDR and the landscape plan that we have for the open
area to the west to the in front to the west side into the rear of the building
again what was presented to the CDR and that is a tab 15 and tab 16 shows the
massing of our proposed building as it compares to the building to the east of
us and other buildings across new 17th street i don't know how that slipped in there uh if you
would like to see photographs of this subject property in the surrounding area starting at
tab 17 the first page of which which is at page 68 of our exhibit book bladed property as you can
see um deteriorating front wall this is the building to the west of us i mean i'm sorry yes
And here you have at the bottom of page five, those buildings that are to the west of us.
Extending further to the west, the vacant, existing vacant lot that we've already been approved to build on.
Other existing multifamilies.
The building at the top of page eight, I believe, to the left of the one with the red awnings, is a single family.
Bottom of page eight, another multifamily.
Top of page nine, vacant lots at the corner of 18th and Tioga,