Commissioners, my client, Steve Angetts, bought this property in March of 2025.
five. This property has generally been used as a commercial and residential property in
this community. I'm just going to just show you a picture here. Just give me a moment.
i just really wanted you to see that this property has always been used as a commercial
as well as a residential property prior there was a family dentistry office here
the dentist conducted his business on the first floor and they went upstairs here and
and the family lived on the second floor here.
Currently, my client is trying to move into this neighborhood
and they would like to live on the first floor
and she would like to conduct her business
on the second floor.
So we did apply to the zoning board
to use the property as commercial on the bottom
and as residential on the first floor
and we were given a refusal.
So I did file an appeal to the Zoning Board of Adjustment, the property information form,
general property information.
I just really wanted to show you that although it is a residential dwelling, it is listed
because of its long use as rural mixed commercial residential.
It is a pretty large property.
The whole lot is about 3,881 square feet.
The living space is 2200 square feet.
That's just a settlement sheet showing the individuals bought the property last year.
This is the tax information showing there are no current taxes out due to the city of Philadelphia.
And this is a picture of the property, the first one that I showed you.
Again, it's had the long, long use of commercial use.
again a dentist on the first floor residential on the second floor this is
just a picture of the front of the property again you enter the commercial
on the side the residential you walk up the stairs I got a picture of the two
meters to show that there are existing meters at this property for both floors
here's a side view of a property you would enter the beauty polo right here
that's looking on diagonally across the street I just wanted to give you a picture of what the
area looks like that's another picture of the side street and Sally Avenue as you
That's another picture of the side street and Solly Avenue.
As you can see, it's not heavily populated and there are not a lot of cars.
Parking will not be an issue.
I took a long shot of Solly Avenue to show you that there are no parking issues here.
It's another shot to show you it's not a lot of congestion here.
That's diagonally there is an apartment, a small apartment building diagonally across
the street this is the owner's cosmetology license i'm just gonna enlarge it a little bit for you
she does have a current license which expires in
uh 2028
and these are the plans uh for a sally avenue this is the interior fit layout now we just did
some renderings to show you what it will look like once it's completed we have a little waiting
area here we have a reception area over here and this is kind of like a long shot of what the beauty
probably would look like i'll show you more closely with the plans now we have the chairs
for service over here we have chairs over here for some mail service
and this is a layout i'm with the property as you can see this is the bottom floor you will enter
from the side as you saw in the pictures that i showed you this is a little reception waiting
area excuse me a waiting area over here this is the receptionist this is the
handicapped bathroom over here we have the beautician chairs where they will
provide services over here we have additional chairs where some nails may
be done there is also you can't see it from the pictures I showed you but
there's a side exit to this building you can exit out of this building to the side and go into the
backyard and i'll show you a picture of the yard a little later and we have the color room back
here so this is basically the whole layout of the entire nail salon excuse me hair salon
just another rendering pictures this is the proof of mailing that I sent out this is the
community letter where I noticed a meeting with the community for March 17th 1926
this is a petition which was signed by most of the neighbors close to the property and the
neighbors on Algon Street that was the template by the community that was the
community letter granting support here were the additional pictures of the
front posting and the side posting and this was a interior picture of the
bottom floor uh we need approval before we could uh do the work and that was a picture of the deed
and with that i am here to answer any questions uh anyone may have in regards to the uh
use operation or layout you want to bring your client on uh emiliana would you raise your hand
please
alice emiliana promoted to panelists hello can you hear me i can could you please state your name
and spell for the stenographer emiliana rangelii e-m-i-l-j-a-n-a and last name vangeli b-a-n-g-j-e-l-i
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Yes, I swear.
Counsel?
Emiliana, did you hear the presentation that I made today?
And would you say it was true and accurate?
It's true.
Everything is true.
And if you were to testify today, would you be able to adopt the testimony as I present it to the board today?
Thank you, Emiliana.
That's all I have for the listeners.
Questions from the board.
How did the RCO meeting go?
The RCO meeting went pretty well.
We did get a letter of support and basically they felt that the property had always been used as a commercial property and they didn't really see a problem with the continued.
Property, and they didn't really see a problem with the continued use.
Thank you.
There were two near neighbors. How about the next door neighbors?
Two near neighbors voted at the RCO. How about the next door neighbor? Are they fine with it?
I believe the next door neighbor signed the petition of the commissioner.
Oh, good. All right. Thank you.
I did see your petition.
Okay, my questions are, and maybe I didn't hear this correctly. So she's going to use this, the space here that you're showing for the salon and live upstairs?
How is this going to work? Okay.
She and her family, she has a husband and two children.
oh okay all right and then um can i ask what is that little there was a picture what is the little
is that a shed in the back there uh let me flip back to the uh right hand side let's see
I'm just curious, one of the pictures you could see, there was, so Eliana, are you still on the line?
yeah there was there was a picture it's small garage in the back yeah there was a here here
it is right here yes a small garage is is like small it's like a shed small garage small garage
you know you can it's just to put like a stuff from the house maybe we're gonna use it all
All right. So is your client going to work in there by herself? Is she going to have
assistants or others working there as well? Ileana, can you answer that question? How many
staff members do you plan on having? I think I'm going to work by myself and maybe I can
hire somebody for shampoo girls or two yeah like two people around two people
all right and then about how many clients are you planning to
I'm gonna work by appointments sorry is my question or yes okay I won't I I gonna work
with appointments and you know i drive in the morning for my kids and i want to manage even
my family and gonna be by appointments around i can't say the number but around 10 people in the
day okay um so you've been doing this kind of work somewhere yes sure i i've been almost seven
years i doing this work and uh she used to work at the valentina hair salon which has a closed down
and i used to manage her salon oh okay so you have a source of clients yes for your business now
yeah oh all right thank you thank you other questions questions from our attorney um just
like a question the i assume that is a parking space or two the concrete pad that was shown
is is that for the uh residential portion of the building or the commercial portion it's for the
residential uh portion of the building okay all right so i think there may have been a refusal
missed for required parking for the commercial portion i just want to note that for the record
okay so that's very well questions or comments from the virtual audience
i see a name by the name of alice i will promote them to pay me
good afternoon chairman members of the board alice yudovich yes state your name is spelled
for the stodographer house a-l-i-c-e last name is u-d-o-v-i-c-h do you swear referring to tell
the truth the whole truth nothing but the truth i do please proceed the councilman has no objection
to the granting of the variance due to the fact that this property has always been a mixed use
property alice thank you very much for calling we appreciate you're welcome anyone else in the
first one is i see no hands chair planning commission amy boy with the planning commission
amy boy with the planning commission comprehensive plan recommends no change in zoning at this
comprehensive plan recommends no change
location from the current rsa3 residential single family the property was previously used as a
dentist office which is a comparable impact to the proposed hair salon the planning commission
recommends that the board grant their press appearance for hair salon thank you um hillary
first floor only um yeah or yeah or ground you could say ground floor um i think that would be
a little clearer so but it does i mean actually sorry it's this one actually does say on the
refusal first floor with single family above so you actually don't need to specify it's already
on the refusal i don't have to do it no okay it's already on their refusal mi 2025 007
520 1517 solly avenue i vote yes michael johns my vote is yes cheryl gaston my vote is yes
tennetta graham my vote is yes i am mcadams my vote is yes i win my vote is yes thank you very
much commissioner thank you council number seven mi twenty twenty five zero zero seven five five
zero fourteen oh four mcnulty road um john gallagher or is there an attorney in the order right all right
we never heard what the name was looks like we have a hand from a jeffrey scafaria scofferia
Sorry, it may be the counsel. Jeffrey Scufferi has been promoted to panelists. Okay, thank you. That's the attorney. Good afternoon. Let me see if I can get my video on here. Are you the attorney? Yes, I was retained as attorney recently. Yes. Yeah. All right. Jeffrey, could you please state your name and spell for the stenographer?
jeffrey yes good afternoon panel yeah good afternoon could you please state your name
and spell for the stenographer uh yes uh it's jeffrey j-e-f-f-r-e-y last name scafaria s-c-a-f-a-r-i-a
do you swear or affirm to tell the truth the whole truth is nothing but the truth
i do would you identify your client a relationship to the property uh sure the primary applicant is
dmr construction for the sprinklers union um and uh i'm sorry the second part of relationship to
the property yeah that's it do we should shouldn't we have the owner of the property hillary so i
think i think you are representing the owner this the sprinkler fitters union correct they own both
the properties at issue yes i was retained by the applicant but yes i own i will represent the owner
as well okay just to clarify because because technically the the contractor does not have
standing before the board only someone like the owner or a tenant someone with a an interest in
the property so just want to clarify that you are representing the owners it's fine understood yeah
thank you okay um and my understanding to the we're going to have a a corrected refusal am i
correct hillary um yes we we will we will hear this today but we'll need to vote it i think
next week because the refusal there is a it appears that there's a lot line consolidation
that's been requested with this application but it was not included in this scope of work
description and while it doesn't generate any refusals if this is granted and a permit is
issued the scope of work that's on the refusal will inform what's on the permit so we want to
make sure the entire scope of the project is on the refusal so that is a request that the board
will make directly to l and i and ask them to issue a new refusal prior to the board
board voting and that usually happens pretty quickly so we should be able to vote next week
i think mr chair all right okay and and our our vice chair has a few questions good afternoon
Have you submitted your documents and exhibits five days in advance of this hearing?
The applicant submitted the exhibits five days in advance.
A supplement was requested and the supplement was provided.
Great.
Thank you.
And do you waive the reading of the refusal and stipulate to its accuracy?
Thank you.
You can share your screen and proceed with the case.
I also went to the Parkwood Civic Association, 22 in support, right?
I can share the screen.
i should i have a copy of that as well appreciate it thank you sir uh let me just see if i can find
the correct one this one there we go okay uh so the uh the refusal came in um in december uh
There was a original preliminary approval by the water.
There was a original preliminary approval by the Water Department back in July of 2025 prior to submission for permitting.
Zoning refusal came through in December and it went to the RCO meeting.
Looks like it was last week and the RCO voted in favor of the variance request.
The variance request is for a waterfront setback under code section that requires a 50-foot setback.
There is a line of watercourse that varies along the line of the property.
Let me pull up the civil set that was submitted.
Let's see if I can reduce this a little bit.
This is the line of watercourse somewhere in this area.
It's unclear exactly where it is.
The plan identifies what's called top of bank, estimated location of waterway top of bank.
So the measurement occurs from top of bank, not necessarily from the watercourse.
The project manager was out there today looking to get a more definitive measurement for the board.
And it appears as if the watercourse is underground. And that occurs frequently where watercourses are encapsulated in sewers and run that way. So there may actually be no top of bank in reality. So this is an estimated top of bank.
The parking lot is existing.
And as you can see, the line varies from 28 to 34 to 31.
So there's an existing non-conforming use that's been in existence for some time.
And the sprinklers union would like to build a building in this location here.
And the parking lot is basically going to stay the same with one exception of expansion up here for tractor trailer turnaround.
So this part here is new proposed pavement.
And again, it's going to have the same average dimension from that estimated top of bank.