Massaras bought the property in 2023, this is what the condition of the building was. So you can see
it's the same footprint. Here historically is the two-car garage and there's an existing curb cut
here. So when he bought the property, this was the building that was in existence. So what
they're looking to do is, forgive me here, I don't know what's happening with my edit. So
there we go. So these are the improvements that the Massaras are looking to make to the property.
They're keeping the exact same footprint. They will use this existing garage, two-car garage
with an existing curb cut. They will keep the existing roof deck and this edition, second
story edition, and all of the exterior facade will be renovated to bring it back to sort
of its historic glory and to be consistent with the other renovated residences in the
area. And I can pull up some photographs just so everyone can become familiar with the location.
So here is the Massara residence at 626 Friend Street. You've got 95 here and here are some
park areas across the street and you can see that there are various residential uses both
on the same side of the property and on the other side. Here are some additional photos
on both sides or both corners of the property.
And you can see here, this is to orient you, this is the Massar's property and these are the
homes that have been renovated on the same side of the street. So this is the corner,
this is the condition of the property as it currently exists. So when Mr. Massara applied
for the zoning permit so he could do these exterior and interior renovations, he discovered
that when the prior owner, when he owned the property, actually he had demolished this
structure right here and rebuilt it with what you see right here in this photo. And while he got a
demolition permit for the demo, he never got a zoning permit for the rebuild. And so when Mr.
Massara went in to obtain a zoning permit for just his exterior and interior renovations,
he was told that he needed to get variances because the existing structure is not in compliance
with the 20% open space requirement on a parcel. As you can see, the building encompasses
20 percent open space requirement on a parcel as you can see the building encompasses the entire
parcel and not nearly 80 percent that the existing rooftop deck is not set back five feet from the
building line which is as required and that accessory parking in this particular zoning
district is not permitted unless you access it from the rear with a shared driveway which also
So because of the existing layout of the building on the parcel would would be impossible to do.
And so to utilize this garage with the existing curb cut of variance would be required for that.
So that is why we're here today. As I mentioned, we have 13 exhibits.
Would you like me to walk through the exhibits or just list them for for the board's convenience?
We have most of the documents through there. OK, so. OK, great.
So, Mr. Massar, we sent out all the requisite mailings, and Mr. Massar and I appeared before the Queen Village Neighborhood Association to describe the project and to ask for their support.
And, Counsel, you posted, too, am I correct?
Yes, we posted, yes, and the posting is at exhibit date.
Show us a quick picture of the posting.
Correct, yes, certainly.
so you can see the zoning poster here on one side of the property with the date stamp
and then here on the other side of the property thank you thank you very much um uh so mr massara
gave a presentation of his proposed project to the rco and and received overwhelming support
um and there's a letter of support that is at exhibit uh 12 here
um so that's the support he also um uh he uh wrote a letter um to the neighbors and on his own and
i'm going to pull that up here it's at exhibit 11 on his own um hand delivered that to people
in his immediate vicinity um so he could describe what he was doing and to to get any feedback and
and the feedback that he received um from his neighbors in these person-to-person communications
was also overwhelmingly positive, and to our knowledge, there have been no issues raised by
anything in terms, by anyone in terms of concern for the project. It would be virtually impossible
for anyone to do anything to this property in terms of improvements without getting a zoning
permit, and because of the existing non-conforming structure, a variance would be needed to do
anything. And so this is a hardship that's been imposed on the Massaras. The only way to become
compliant with the zoning ordinance would be to demolish the existing building, which would be a
shame because of its historic significance as well as financially infeasible. And so that's why we
are here today asking for the board's variance approvals so that Mr. Massara can proceed with
This project that will clearly be consistent with the surrounding community will vastly improve the neighborhood.
It's a beautiful project. It won't create any traffic or any negative kind of impact on uses in the surrounding area.
It won't place any kind of undue burden on any of the infrastructure.
In fact, by reverting back to its residential use, the impact will be less than the prior commercial use.
And so for those reasons, we're here today asking for relief from the board.
If I'm a correct counsel, the local councilman also sent a letter. Am I correct?
I believe that's correct.
We have a copy of a letter of non-opposition from Councilmember Squillin.
Wonderful.
OK, so why don't you bring your client on to adopt your testimony?
Yes, certainly.
Mr. Massar, will you please raise your hand so the board can accept you into the meeting as a participant?
Carl Massara has been allowed to speak
good afternoon Mr. Massara
could you state your name
and spell for the court stenographer
my name is Carl
C-A-R-L Massara
M-A-S-S-A-R-A
and I've been an architect in Philadelphia
since 1967
and I'm older than anybody on the group there
do you swear or affirm to tell the truth
Do you swear to affirm or tell the truth, the whole truth, nothing but the truth?
Please proceed, counsel.
Thank you.
Mr. Massari, were you here and present to hear the testimony that I just presented with respect to your proposed project?
I think it's very accurate, and I think the neighbors are very anxious to get this project going.
They keep calling me about, it's a real eyesore that see this all boarded up and just sitting there.
and I really wanted to do it real quick.
I live in Chester Springs, presently so far away from my office in the city.
I live in Chester Springs, presently, so far away from my office in the city.
I'm still working.
And so I do want to move.
And my daughter lives about five doors down.
So I would like to live in this house.
I like everything about it.
I know how to do it.
I've been doing it for a long time.
And I've done a lot of historical projects in hotels and commercial projects,
and historical projects, all kinds of projects over the years, including the, I could hate some of you, but I don't want to bore you.
And Mr. Massara, in hearing the testimony that I provided, do you adopt and affirm that testimony as your own?
I'm sorry, say it again?
Yes. If you heard the testimony that I provided in describing the property in your project, is that correct?
I find that very correct. Yes, that's right.
Okay, good. So you adopt it as your own and it is accurate.
correct okay thank you so questions from the board no mr chair no chair questions or comments
from our attorney hillary emerson not at this time mr chair questions or comments from the
virtual audience i see no hands any commission
good afternoon chair peter bernard for the planning commission
peter just for the record spell your name my name is spelled p-e-t-e-r b as in boy
a as an apple r as in roger n as in nancy as an apple r as in roger d as in dog
do you swear affirm to tell the truth the whole truth nothing but the truth
i do chair please proceed
give me a second i lost
the comprehensive plan recommends no change to the existing cmx1 commercial mixed use at this
location we feel the applicant has demonstrated hardships for lot coverage and front loaded
parking and have no objection to the residential use of this location accordingly the planning
commission recommends the board grant the variances thank you mi 2024 000 811 626 south front street
i vote yes thomas holliman my vote is yes james snell my vote is yes ishmael shahi my vote is yes
Thank you, counsel.
Thank you very much.
Number five, MI 2024, 001170, 3252 Miller Street.
Alan Nockamson is the attorney.
There's a letter of support from the Port Richmond On Patrol and Civic Association.
Applicant provided a petition and support signed by approximately six neighbors and four form letters.
we do not have
let's see here
I guess we do have a letter
okay we're good
Mr. Nockamson you have already been sworn today
could you just state your name for the record
Mr. Nockamson
okay and Mr. Nockamson
could you identify your client
in relationship to this property
yes my client is Muhammad Farajay
the owner of the property
And our vice chair has just a few questions, sir.
Good afternoon, counsel.
Do you agree to waive the reading of the refusal or stipulate to its accuracy?
Have you emailed in all the required documents and exhibits that is needed to proceed with this case five days in advance of this hearing?
Yes, we have.
Thank you, counsel.
Please proceed and share your screen.
Thank you.
So I'm here to present 3252 Miller Street.
This is a corner property in the Port Richmond section of Philadelphia.
Essentially, all we're trying to do is legalize the use.
Has two entrances, you'll see.
It was advertised to my client that there's two units, and this property has a history
of multi-unit use.
So first, we'll review the notice of refusal of this RSA-5 property.
We met with ProPAC this week, actually, and we got overwhelming support.
You'll see in the letter, support the vote count.
My client did a limited petition, really focusing on the nearby neighbors who would be most directly impacted through this legalization, and they're in support of this project.
You'll see the history of the property, again, as multi-unit.
You'll see the history of the property, again, is multi-unit.
I think it has a history of a one-on-one.
I think it has a history of a one-on-one, one commercial, one residential.
I also provided the MLS listing where it was advertised as a duplex.
And my client detrimentally relied upon that.
And, you know, now we're trying to legalize this.
Interior photos, we didn't change anything up other than in terms of configuration.
My client has invested money in making the property look really, really good.
And that was actually noted during the community meeting when we initially talked to the representative of PROPAC.
They stated they typically don't agree to legalizations of properties, but given the nearby neighbors and how positively they have spoken about this project, there was overwhelming support at the community meeting.
we have photographs of not just the interior but the exterior of the property and the surrounding
neighborhood our plans and drawings pretty simple plans this is a corner property trash will be
stored in the rear outside for both units our rco meeting notice showing that uh we sent out notice
for you know a community meeting which took place this week and proof of mailing of that notice or
applications for appeal that we filed on muhammad's behalf as well as the deeds of the property showing
that he owns the property and a certificate of tax clearance. At the conclusion of my presentation,
I would ask that Mohammed virtually raise his hand, be sworn in, and then I'll have a few
questions for him to answer. Notice of refusal. This is an RSA 5 property. We're simply looking
to make this into a duplex. This is a legalization. Again, my client was sold this as being a legal
duplex and unfortunately found out later that was not the case and that's why we were hired.
Letter of support from ProPAC.
I think I saw somewhere where it said 18 to 3.
Maybe it's the next page.
Where did it say that?
It was somewhere on here.
Maybe we had the second page.
But, oh, here, 18 to 2.
I'm sorry, right here.
18 to 2 in support.
Petition, again, we really just focused on the nearby neighbors,
the people that would be most directly impacted in terms of a petition and letters to support.
And then the property history,
you can see that this has a long history of multi-unit use.
When you see the property,
it's the quintessential corner property
where there would be two doors, one for each unit.
It was advertised as a duplex.
As you can see here, it says duplex, vacant units, two.
And then it talks about how this is a truly one-of-a-kind duplex
with premium and tasteful finishes.
So we're just trying to make this an actuality.
And then you can see from here where we are. We're in the corner of Madison and Miller Street. And then you can see this from a Google Maps perspective as well. Interior photos, I get my client keeps it nice and clean, maintains it very well.
and then photographs the exterior here's the entrance going up to the second floor
and then it has a separate entrance for the first floor and again both parties