ZBA Hearing - June 11, 2025

And so you'll see in this proposal that the plans have been designed to allow other types

of uses along the Frankfurt Avenue corridor.

And importantly, though, through this visitor accommodations use to.

And importantly, though, through this visitor accommodations use, to respond to really what's become a national tourist interest in Fishtown.

The site itself is transit-oriented.

It's a mixed-use prime.

It's around the corner from the Girard station, which is a real plus, I think we would all agree.

As you can see in the map on the screen, the site is zoned CMX 2.5.

But let's get to the notice of refusal, the current notice of refusal itself.

Number one, as I had mentioned, we're seeking to refresh the visitor accommodations use

that the Zoning Board of Adjustment had previously found appropriate for this property, and that

this would respond to a demand for quality visitor accommodations within this section of

the city. I had mentioned tourism, but this team really takes seriously not just the tourism

factor, but the surrounding neighborhood, and this being an amenity to the surrounding

neighborhood. It's the extra bedroom, if you will, when family members are coming in from

out of town. And I'll speak to that a little bit in a moment or two. Second refusal, which is

related to the visitor accommodations piece, is that you'll see in the plans a small-scale

roof deck for the visitor accommodations. And under the zoning code, different than a standard

residential roof deck, because the visitor accommodations use is commercial, that would

require zoning board relief. And we're very proud of the appropriate setback, the scale of what

we're proposing. And you'll see here in this rooftop aerial, a rooftop map at the bottom of

the screen is Frankfurt Avenue. And at the top of the screen is Leopard Street. Leopard Street is

residential street. You'll see very specifically, and I'll point it out here with the cursor,

this is the location off of Frankfurt Avenue of the proposed roof deck, far away from the residential,

small in size, appropriately looking out over the life of Frankfurt Avenue, if you will.

And then we have the third refusal, which is that open area. 25% is required under the code. And this proposal proposes 13.8, which I would suggest is de minimis and appropriately meets the scope and spirit of the code in getting back to what I had discussed as the diversity of commercial uses,

the need for other commercial along Frankfurt Avenue, this will allow to have that little bit

of extra back of house, the containment of the indoor trash storage, the other uses away from

the residential Leopard Street, but within this structure, will provide for viable commercial,

meaning we hope to attract tenants that will actually lease here and fill a need for the

residents for greater philadelphia and and others to keep fishtown and frankfort avenue strong so

this third refusal uh we we really believe uh can make this project viable and meet the scope and

spirit of the code uh here we have on the screen it's been up there for a minute or two the proposed

zoning site plan, which proposes members of the board, a five story structure, 55 feet tall

within the parameters of the zoning code. My recollection is that this is about 20 feet less

than what the zoning board had previously approved. Just that's a side note. New construction

structure, mixed use project, 59 visitor accommodations units are proposed over the

ground floor commercial spaces that I've described at the first floor. Additionally, where the cursor

is off of Leopard Street in the white here, which I'm trying to indicate with the cursor,

you can see area for five accessory parking spaces off of Leopard Street for visitor accommodations

for the commercial nature as needed. We really don't expect, nor did we hear from the community,

a strong demand for that, but we want to lessen the impact on the neighbors.

The plan also calls for seven class 1A bicycle parking spaces.

The plan also calls for seven class 1A bicycle parking spaces.

Moving on to the proposed floor plans, you've got, in a sense, already through the site plan and some of what I've described regarding the ground floor.

But here at the bottom of the page would be the main entrance to the hotel and the commercial.

And something that's really nice, which you'll see in the conceptual renderings, is that this is a deeply recessed entry, relieving some of the – it's a benefit to the public because the sidewalk effectively becomes larger, and you don't have tons of people congregating to have to navigate along the sidewalk.

It's something that we took feedback from the Philadelphia City Planning Commission from the neighborhood, and so far we've only heard very positive feedback on that.

In terms of the commercial itself, you can see a commercial space A to the left, a commercial space B to the left on either side of that recessed entry.

And we do hope that there will be two quality commercial tenants.

Moving to the second floor, because the first floor is all the indoor trash storage and package room and back of house, bicycles, parking, et cetera.

Moving to the visitor accommodations above.

On the second floor, you can see a mix of units.

uh here we can see uh the typical third and fourth floor plans uh the same once again 59 total visitor

accommodation units uh throughout the fifth floor which is the top floor and the roof plan which

we've looked at a little bit through other advantages previously in this presentation

I'd also like to zoom in on typical unit layouts for these visitor accommodation units.

Really just nice, generous spaces for a weekend, for grandparents coming in to be closer to a new baby

and going back and forth to one of Fishtown's classic row houses, perhaps.

hopefully you get the idea here. Archway, and I mentioned Catherine is here behind me and

Roland Cassis and Catherine and the Fishtown Collective team have been working on Archway

within the neighborhood. They currently have 12 visitor accommodation units, but this is

the culmination of the vision for Frankfurt to have a real presence of an authentic Fishtown

particular hotel on Frankfurt Avenue through Archway, which has become a respected Fishtown

brand. This will be an amenity for those who live in the community and those in the surrounding area

as well in this sheet that we shared with the community i'd just like to highlight a a few

things one a commitment to affordability and local discounts in the neighborhood in terms of pricing

for those who are local flexible accommodations partnering with local businesses

and dedicated parking for guests reducing impact on the neighborhood also and i won't get into this

but I'm happy to put it into the record and we can discuss it if the board wants further

information. Really importantly, and we think that this in part is what led to the support of all of

the RCOs impacted, there are responsible operation policies in place going towards noise, minimum

stays, appropriate security. And in addition, there should always be commercial trash pickup.

We know that. But more than just commercial trash pickup is a respectful neighborhood aware

commercial trash pickup during having it done during hours when people are hopefully not going

to be asleep and it's going to be the least disruption. And there's a synergy of interest

and that's outlined in the materials that are now part of the record.

Here you can just see a sense of interior finishes for the archway residences,

the archway hospitality rooms, I should state. And I'm happy to just give you a sense of

conceptual renderings. Here's an overhead showing the green roof, which I didn't specifically

showing the green roof which i didn't specifically mention uh and you can see the roof deck you can

mention

and

see the recessed entry and um a um well let's go to the next here here you can see a view off of

frankfort avenue reflecting a rich brick facade and the primary entranceway and um also at the

top floor a wood cladding with a scallop profile which just is quite elegant another view along

frankfurt avenue here is a close-up of that recessed entryway but also note the archways

themselves uh and the um the glass the light the interplay with a lively uh safe street

and here in the rear along the more residential leopard street is a reduced presence uh towards

the left you can see the uh area let's get this cursor over the area that would be

those five parking spaces and also at the scale of those right across the street the the nice brick

cladding and another view as well along leopard street we're very grateful that the coordinating

RCO, Fishtown Neighbors Association, has offered its support for this project and encourages

the active revitalization of this site.

And I do know Mr. Everett is here, so I won't go into the details of that letter.

And in addition to that, the other RCO, Fishtown Kensington Area Business Improvement District

and Mr. Collazo facilitated several discussions

culminating in their position of support for this use

and also noting the growing demand for a more shorter stay

or the hospitality accommodations really being desired.

So, Mr. Chairman and members of the board,

this proposal fits into a dynamic, vibrant commercial corridor

in the surrounding neighborhood.

The proposed variance would represent the minimum variance that will afford relief and will represent the least modification possible of the regulations at issue.

The grant of variance relief will not substantially increase congestion in the public streets, increase the danger of fire or otherwise endanger the public health, safety or general welfare.

This will not adversely affect transportation or unduly burden water, sewer, school park or other public facilities.

There are no environmental issues, and we have the architectural team virtually and the development team behind me at the appropriate time.

Mr. Hallinan, would you just come up and sit down, please?

Good morning. Could you please state your name and spell for the studographer?

Sure. Tom Hallinan, T-O-M-H-A-L-L-I-N-A-N.

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

Yes.

Please proceed, counsel.

Good morning, Mr. Hallinan. I know that you've been sitting right behind me through the pendency of this hybrid hearing before the Zoning Board of Adjustment. Would you adopt and affirm the testimony that I've offered as your own?

Yes.

Thank you.

Is there anyone else you want to bring on?

Not unless there are specific questions.

We'll save the architects in case we need that.

Yes.

Questions from the board.

You have a question. What were the CDR comments?

Thank you, Mr. Johns. I was actually just about to say that I realized I hadn't raised that. CDR was

quite encouraging regarding this proposal. We just met with them last week and the CDR concluded.

One of the comments focused on the entryway, the recessed entryway, and encouragement to have more of that, and also an appreciation for the reduced presence along Leopard Street in the rear.

Other questions?

Yeah, I have some logistic questions, just one for your business.

This is going to like add a number of units to your portfolio.

And could you talk a little bit through your plans for the property management for the for the site?

Sure. Well, we currently have probably about 500 units across the city that we have an in-house property management team that handles the specific long term rentals.

in-house property management team that handles the specific long-term rentals.

And then Catherine, our operating partner,

handles the management of the Archway product, which is what this would be.

And then what's the typical stay that you're anticipating for visitors or residents here?

Somewhere between three to six days.

Three to six days, okay.

And then with relation to the two commercial spaces,

is there a loading dock for them that's separate from the loading dock for the i don't want to call

it a hotel but from the residential building utilize the same the same parking lot same

parking so everything is going to come in through that rear parking lot for loading as well off of

leopard street okay also deliveries would be back there as well and then just because frankfurt is

a really, really busy street. Is there a plan for like drop-off pickup luggage? I think, you know,

when I think of a typical hotel system, there's usually some sort of place for cars to pull up

in front or valet. And is there a plan for that in the front of the building? Something that we've

discussed with FNA, and again, Mr. Everett, I believe is here, and Mr. Clazza might be as well,

and uh roland who has along with tom and jason a real presence in the neighborhood said it's an

issue that needs to be addressed in the neighborhood and we're all going to work together

and and pursue the appropriate approvals as necessary also so i don't have i mean i have to

be fully uh up front with you there's not an easy solution but we do believe that a coordinated

effort makes better sense okay but there is like a long term there's at least discussions and

plan to figure out some way to safely get people in and out we anticipating probably needing some

type of smaller drop-off loading zone okay in the front yes all the questions the board

i'm sorry how many units did you say 59 not not this but how many other units oh about 500 across

this oh okay yeah i i did hear that that miss gaston is uh mainly multi-family residential

right oh okay yeah all right in fishtown itself the archway brand which collaborates with um

fishtown collective only uh has 12 units at the moment on the um the hospitality visitor

accommodations and so uh we're excited about concentrating here uh on frankfort avenue i

guess the last question i have is right now for this business model where are these being sort of

rented leased. Are you using

an independent website, or is this going to be on another short-term rental site?

It does have its own independent website, but it also does push out to various channels.

So you use a project?

Questions or comments from our attorney? No, sir. Questions or comments

from the virtual audience? Mr. Everett?

Chair, we have two hands up. We have Colin

Crosley. Okay. And they've been promoted to panelists. Good morning.

Good morning, Chair. Hi, could you, Conlon, could you please state your name and spell for the

record? Yes, sir. My name is Conlon, C-O-N-L-A-N, Crosley, C-R-O-S-L-E-Y. Do you swear or affirm

to tell the truth the whole truth and nothing but the truth yes sir i do please proceed common

um the councilman wanted to uh present a letter of non-opposition for this project

thank you very much we do have a copy of it sir thank you all right thank you have a good day

other questions from our comments from the audience i'm bob's on hey where are we good

morning sir could you please state your name and spell for the stenographer good morning first name

is robert last name everett e-v-e-r-e-t-t you swear firm to tell the truth the whole truth

nothing but the truth i do please proceed mr okay as mr labor said uh i'm the zoning chair

of fishtown neighbors association we support this project we're happy to see something finally

going into that vacant lot that's been there forever and yes if they need a loading zone

in the front. I don't think that will be an issue. There's already one right next door

that they could probably coordinate with them and shift it a

little bit. We like the idea that they did provide some parking for

the residents to load and unload in the rear off of Leopard Street

along with a dock for deliveries. We love the

front entryway and that did come up at the CDR that they encouraged

them to maybe the unique paving in that area to come out and spread it

into the regular sidewalk to kind of join it into the community.

kind of join it into the community, that trees or potted plants, whatever they ultimately decide

The trees are potted plants.

in the front will, you know, obviously help the air in the community and make it look more

welcoming. And lastly, as I'm sure you know, other communities as well, we would prefer visitor

accommodation on main drags in centralized areas like this, as opposed to scattered sites throughout

a community where there's residential homes. Mr. Everett, thank you as usual very much for

calling, and we appreciate it. Is there anyone else in the audience?

I see no hands.

Planning Commission.

Amy Wood with the Planning Commission. This proposal completed

at Civic Design Review in June 2025. The Civic Design

Review's committee's advisory recommendations are not an expression of City

Planning Commission's recommendations or opinions regarding zoning variances,

special exceptions, or discretionary approvals associated with this proposal.

The comprehensive plan recommends no change in zoning at this location from the CMX 2 commercial mixed use.