a copy of the refusal or referral photos and or 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 to all questions okay great
you may proceed and begin sharing your screen thank you I will share the exhibit we had submitted
regarding 23-12 first I will also show 23-34 shortly to the board these are very similar
applications in that both are essentially applications for use in a CMX2 commercial
district. However, we are requesting that the board entertain to allow the commercial space
to be used as residential. There are reasons for this. If we look at the area, particularly through
the photos, we do understand that Germantown Avenue is a commercial corridor by design. However,
if you look at the area, the area itself is currently very much full of vacant lots. And
there's actually a lack of supporting residential uses, which would help a small, and that is
another factor of these lots, a very small commercial space to survive in the area.
my client's property while it is on a vacant lot and will be a new construction the lot size is
relatively small and it is abutting one lot is abutting a church while the other one is further
down the block both have the issue of a small overall lot size and i'm going to go ahead and
show the plan as a way to better indicate that situation to the board
If you look at the site, the lot itself is not very deep.
The actual building with conforming open space requirements is about 46 feet deep for the larger lot, and 2334 is actually a little bit smaller, 20 foot wide in the front.
While it is about 800 square foot of space, a small business taking up a space of that size would really require local support, local residential support to really survive.
At the present, unfortunately, that area, it is very difficult to see that happening.
Because of this, when we presented it to the community, I'm going to go ahead and zoom out so it's easier to see the remaining plans.
When we presented it to the community, the community also recognized the situation. They understand that, of course, they would like to have a commercial corridor. However, given the current circumstances of the area, given the small size of these lots, it is difficult to see a viable business coming in at this point and surviving.
The residential use actually would pave the way for additional residents in the area, which would support future commercial activities.
Currently, there's unfortunately very little activity in the area from a commercial standpoint, other than the church, and I believe there's like a garage on the one corner that has some parked cars.
Other than that, really the block has no active commercial activity at all.
From a design standpoint, it is simply a standard three-unit setup where the original CMX-2 would permit the two residential units above.
We're simply adding to the first floor as a residential unit in addition.
And that is essentially the proposal here before the board.
I'm happy to answer questions relating to 2312, but I can also show 2334, which is almost identical in its overall project design and presentation.
So do you want to have your testimony adopted?
Do you want to have your testimony adopted, kid?
Yes, absolutely.
I can have...
Why don't you do that?
Thank you.
Mr. Gitterman, can you raise your hand virtually
so you can adopt my testimony?
It's been a lot to speak, sir.
Thank you.
Could you state your name and spell for the court reporter?
Yes, my name is Joseph, J-O-S-E-P-H,
and my last name is Gitterman, G-I-T-E-R-M-A-N.
Right. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Yes, I do.
Proceed.
Thank you. Mr. Gitterman, with regard to my testimony for 2312 Germantown Avenue,
have you heard my entire presentation and can you verify that it is true and correct and adopted as your own?
Yes, I did. And I heard everything. And yes, I agree to your presentation.
thank you and with regard to 2334 germantown avenue can you also verify that it is essentially
a very similar project and that my testimony is true and correct to the board yes i do thank you
questions from the board yes mr counselor yes what percentage of the buildings in the ground
um the let me let me go back to the elevation real quick i will go ahead and put that back
up as well let me i'm going to go ahead and share that once again and zoom in on
i don't know if this would help you mr holliman to see the percentage of the building in the
ground i believe uh it is a pretty substantial portion of the basement that is in the ground
Mr. Gitterman, would you be able to give us a better idea what the design is on that?
Yes. So again, what's the question?
What is the percentage of the building that is underground?
It's like, I believe the elevation is around two, three feet from the grade level
and around six feet above the grade.
it doesn't show that on the elevation it shows the reverse it's more in the ground than out of the
ground mr getterman is it correct that you mentioned six feet above ground is it did you
mean six feet six feet below gray and three feet above grade thank you thank you any other questions
from the board no mr chairman
questions or comments from the virtual audience
i see no other hands mr chair uh planning commission
thank you chair bergman ian hegarty for the philadelphia city planning commission
um members of the board in the comprehensive plan recommends no change to the existing cmx2 zoning
at this location. The comprehensive plan actually includes a specific recommendation
based on consultation with APM and Village of Arts and Humanities that this block of Germantown
Avenue should remain CMX2 in order to reestablish a neighborhood commercial center. However, we
agree with the appellant that the size and shape of these lots and the existing conditions of the
surrounding block present hardships for strict compliance with the ground floor commercial
requirement. And so we're going to recommend that the board grant this variance, both for 2312
Germantown Avenue and the variance for 2334 Germantown Avenue. MI 2022-000-483-2312 Germantown
Avenue and MI 2022-000-484-2334 Germantown Avenue. I vote yes to both.
Harold Tenere, my vote is yes to both
Thomas Holliman, my vote is no to both
James Snell, my vote is yes to both
Thank you
Number 5
MI 2022
000486
2627 North Warnock Street
lot number one, Bern Anastasia, letter of support from coordinating RCO 37th Democratic Ward.
Anastasia has been promoted to panelists.
Morning, Mr. Chair.
Morning, Mr. Chair.
Morning. Could you state your name, please, and spell for the court reporter?
Morning.
Sure. Vern Anastasio, A-N-A-S-T-A-S-I-O, 939 Montrose Street, Philadelphia, 19147.
Do you swear or firm to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client and your relationship to this property?
Sure. I represent the owner, Sam Tickreedy.
our vice chair has a few questions for you hi good morning do you agree to wait for reading
of the refusal and stipulate to its accuracy i do have you emailed the exhibit packet with proof
of ownership tax compliance a copy of the refusal or referral photos under 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 to everything. Okay, great. You may proceed with your screen. Thank you. I think I already
have it up. You see it there, right? Good. Thank you. 2627 North Warnock Street, Lot 1.
It's for the construction of a six-family dwelling on a vacant lot, and we were refused twice. One is
a minimum lot area as you can see here 2550 versus 2515 so we're really close to the point
where we would consider this de minimis and the required vehicle parking spaces one space would
be required and we're offering none and we will be able to demonstrate that we should be relieved
of that requirement because of the current conditions on the block so this is what we have
here with regard to the apartments you can see there are wells at each corner and the rear
here's the first floor units one two and three
and second floor units four five and six
Here's our plot plan, our elevation, there's the stamped and approved consolidation plan,
and this is the block.
we met with the 37th ward rco on march 21st of this year
unanimous support uh not one person opposed uh overwhelming majority full support uh with two
and non-opposition so it was pretty clear that folks want to see some repopulation here
Included in my exhibit package is also the deed and the tax certification.
I'm sorry.
Sorry.
I thought someone was speaking.
Somebody was speaking, I guess.
So because of the de minimis nature of the actual variance as far as the use is concerned,
And because the parking requirement here is not addressing overdevelopment in an area that is vastly depopulated, because we've secured various support of all neighbors, a unanimous support of all neighbors in RCO, we respectfully request that this appeal be granted.
And with that, I ask Sam Ducriti to raise his virtual hand.
He's been enough to speak, sir.
would you state your name and spell for the court reporter um sam to creedy uh sam last name t-i-k-r-i-t-i
do you swear for him to tell the truth the whole truth and nothing but the truth
i do proceed thank you mr chair sam did you hear my presentation to the board this morning
i did is it true and accurate to the best of your knowledge it is and do you adopt it as your own
testimony. Yes, I do. Thank you, Mr. Chairman. With that, and I offer my exhibit up for my
exhibit packet up into evidence. I'm open for questions. Do you happen to have an overview of
the whole block? Not in this exhibit packet, no. So what's the remainder of the block look like?
Well, it's sporadic at best. There are some single family and multifamily homes on the block,
but it's also several vacant lots some garages um it's it's it needs uh the actual you know
population that the the neighbors want okay questions from the board oh that was true
Okay. Questions from the board?
No, Mr. Chairman.
No, Mr. Chairman.
Questions or comments from the virtual audience?
Do you know further hands, Mr. Chairman?
Planning Commission.
thank you chair bergman ian hegarty for the philadelphia city planning commission
members of the board the comprehensive plan recommends a zoning map amendment from rm1 to
rsa5 on this block um the proposed dwelling unit count variance here however is minimal
given the size of the lot and does not conflict with the purpose and spirit of the zoning code
the applicants also demonstrated that this is an infill development with no existing curb cut
um so the city planning commission recommends that the board grant the variances
m i 2022 000 486 2627 north warnock street i vote yes
thomas holliman my vote is yes james snell my vote is yes
that's the vote you you got four votes that's fine thank you Mr. Chair thank you thank you
very much you're welcome have a nice day MI 2021-005-419-3729 North 15th Street
Steve Bertel is the attorney letter of support from the 13th Ward RCO
Good afternoon, Mr. Chair, members of the board.
Good morning, sir.
Could you please state your name and spell for the court reporter?
Absolutely.
Steve Bertil, B-E-R-T-I-L, counsel for the applicant, 3002 Logan Square,
Do you swear for him to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client in relationship to the property?
Yes, I represent the equitable owners of the property, take the brochure to break.
Our vice chair has a few questions for you.
Good morning, vice chair.
Carol, you're muted.
that's why i hate mute do you agree to waive the reading of the refusal and stipulate to its
accuracy i do have you emailed the exhibit packet with the required documents consisting of proof
of ownership tax compliance a copy of the refusal or referral photos under 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 great you may proceed and please share your screen thank you madam
okay good morning members of the board as stated my name is steve bertill i represent the equitable
owners and applicants of this property, 3729 North 15th Street. The applicants are Jacob and
Rashida Gray, husband and wife. We're here seeking the variance approval to memorialize
existing use of a property that is a three-unit multifamily structure. This is a family property
that the Grays acquired or in the process of acquiring to keep in the family and make updates
too. You'll see that the property has not only been a licensed multifamily structure for decades,
but it's metered as such for utilities. And lastly, the property wasn't as occupied as the
multifamily upon attempt to acquire it by the applicant. Seeing the gap in the zoning records,
the applicants want to ensure that the use of this property memorialized in the record
so that they don't run into hiccups when it comes to building permits for renovations.
Upon the application to LMI, we obtained a refusal because the property is currently
gone as RC5. And so, just to orient the board, the property, as I stated, is 3729 North 15th
Street. As you can see from this area, I'll zoom in a little bit. It's on the front on North 15th
The property itself is an area here in the middle of the block.
The property itself has been a multi-family structure since
The property itself has been a multifamily structure since about 1938, and that is still the current use.
As I stated, we did obtain a refusal, you'll see here, for the multifamily use because of the current zoning designation of RSA 5.
Now the property itself, although it has that designation, I frankly couldn't find any record
of it ever being utilized as a single family. You can see here with the zoning record dating back
to 1938, there was alterations, permits for alterations. It was currently, it was a three
family then um again um it was in 1949 it was established as a free family and then in uh 1991
um the property uh underweight of zoning variance to reaffirm
I can go back one to your firm, the multifamily use, and then added some provisals for garbage
disposals on the third floor apartment. And subsequent to that, there's documentation,
as you can see from this photo, of multiple utility lines being split for meters.
Historically, there was one line for what was deemed the quote-unquote owner's unit on the ground floor and another leader for the second and third floor units.
We did meet with the community group.
Let me show the board for the floor plan.
As you can see here, each floor has its own unit.
The first two floors are two-bedroom, one-bath units, and the third floor is a smaller one-bedroom,
one-bath unit.
We did meet with the community group, which is the 13th Democratic Ward.
Now the Gray's family has been a member of this community for some time, so in addition