please let me know. Next document is, again, the refusal letter. I don't know why that repeats
in the application. The following document is the plans prepared by the architect for the owners.
And as you can see, this is a new structure, which can, which is proposed to be a two family residence.
Could you, could you have them move the screen up a little bit so we can see all the drawings?
Thank you.
No, there you go.
Make it a little wider, maybe.
Here we go. That's better. Please proceed, council.
Let me move it over this way, too.
Is that adequate, Mr. Chairman?
We can see it now, sir.
Okay. It's a, like I said, it's a three-story structure with a lower level, which is proposed as part of the living area.
The lower unit, which will have access to the rear yard or a patio, courtyard, however you want to describe it, will consist of a bedroom.
The lower unit, which will have access to the...
First floor will be a bedroom, which is the lower level, a bedroom, bathroom, and a living room with a kitchen area.
The second level would would consist of a bedroom and a and a bathroom.
The third level would be the B unit or second unit and which is the top two and floor number two and three.
um and that would that would consist of a living area a powder room and a kitchen area
um the top floor or third floor would consist of a bedroom a bathroom and a second bedroom
uh now uh in the past we had proposed a roof deck which the um
neighborhood or the RCO opposed, so we remove the roof deck, and you'll see that on the
third level, there is a deck extending to the rear of that unit so that there are access
to the outside for storage or whatever they intend to use that for.
And counsel, why don't you go back? Could you explain the basement? What goes in the basement?
Yeah, the first level would be a bedroom, bath and an optional room for whatever purposes the intended user has.
You could use it as a bathroom. I mean, a bedroom or office or den or however, but it's a substantial area for purposes of whoever occupies the property.
But there. And we consider that the lower level for the resident that has access to the first floor and the lower level.
So is that a proper response, Mr. Chairman?
I think you might have to explain, like, you know, are there exit wells there?
Is there how would people get out of the basement?
Well, out of the basement, you see there's a circular stairway, and it would lead to the first floor.
And the first floor has a rear courtyard or outdoor area, which would have an exit to the rear and, of course, exit from the front entrance.
so so the so the so i build the basement has these double doors out to this outdoor courtyard
direct access right at below gray so this is like a sunken um courtyard and there's steps up to i
guess the rear yard from there which is what the plan shows they just don't show it on the first
floor plan right right and they should uh i think the architect is on here
as a participant, and I'll make sure he's noted with that.
Why don't you continue with, Vito?
My next document is my appearance statement on behalf of the petitioner.
Now, the next screen shows the 2300 block of North 21st Street,
which is basically vacant, and only the adjoining property, which is 2304 North
21st Street, is an existing vacant building. It's a three-story building, and one of the,
that's to the property shown on the right top screen, and it's also shown on the bottom left
screen. That is, and again, it's shown on the continued page, but that's a vacant property,
three stories, and that was one of the, the RCO was very insistent that our structure be consistent
with that existing sole structure basically on that block.
The remainder of that block on both sides,
you can see in one of these pictures,
is vacant land owned by the Philadelphia Housing Authority.
is vacant land owned by the philadelphia housing authority and we're not aware of any
And we're not aware of any...
proposed plans or what they intend to use that for the next screen shows the certificate of
mailing to all the neighbors also there's a tax clearance certificate which is required and which
is dated uh there's what this is an old one but there's a new one dated uh march 20th um
here's the second next screen shows again that's a duplicate i'm sorry
uh the following screen has the actual deed for the property um
get it back to the screen
Again, here's the appeal and windows of refusal.
Why don't you bring the architect on, let him explain.
Mr. Cole, are you present?
Here's some more pictures of the adjoining structure.
I'm requesting his name is Michael Cole.
I believe he's on here.
He's raising his hand, Mr. Chairman.
Mr. Cole.
yes sir i'm here okay mr cole could you state your name and spell for the courts
name is michael cole last name is spelled c-o-l-e right do you swear or affirm to tell
the truth the whole truth nothing but the truth i do would you please turn on your video
could you explain the basement and certainly uh mr johns actually described it exactly that that
outer courtyard is at the basement level and there are steps up to the rear yard from there
so the direct escape from the basement is out the rear through that courtyard area
okay anybody have any questions for the architect
yes what's the depth of the rear yard
there should be a site plan there
and then do you know the width of the spiral staircase it's a five foot wide spiral stair
the rear yard is 17 feet four inches
okay okay any other questions and then wait the egress alley the egress alley um
that on this property or is that on the property to the rear
um i'm sorry may or may i respond uh miss uh when any anybody can answer that question
Well, at the current time, that property is vacant.
So when and if there is something built on that rear area, that will have to have an alleyway between the two properties, I believe.
There is also on record a rear alley leading to the public right away.
There is, and it looks like it joins your property.
I'm sorry, it runs along the rear of the property.
Along the rear, but it's not, you don't have an easement on your property.
No, no, there is not.
That was the question.
All right.
We're bringing the owner on, Mr. Canuso, and your testimony.
Ms. Wood, Ms. Wood, would you raise your hand and make yourself available?
Well, Mr. Chairman, can I ask that Michael Cole be, ask that him remain available, but
he can.
Sure. Just bring the owner on and adopt your tester.
Ms. Wood, please raise your hand so you can be recognized.
Chair, Ms. Woods is allowed to speak.
Okay. Ms. Wood, please state your name as spelled for the stenographer.
Ellie Woods.
And are you a member?
Hold on. Ms. Woods, could you spell your name, please, for the stenographer?
Yes. E-L-L-E, first name.
last name is w o o d s do you swear or affirm to tell the truth the whole truth and nothing but the
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
truth i do please proceed
Please proceed, counsel.
Ms. Woods, are you a managing member of the owner of this property, CMGC LLC?
Yes, I am.
And did you hear all the statements made by myself and Mr. Hill regarding the responses or testimony presented to the board today?
I did.
And would you adopt that testimony as viewers, as the owner of the property in question?
Questions from the board.
Questions from our attorney, Hillary Emerson.
Not at this time, Mr. Chair.
Questions and comments from the virtual audience.
There are no hands at this time, Chair.
Planning Commission.
Sorry.
This is Ron Bednar, City Planning.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Please proceed.
Comprehensive plan recommends no change to the RSA 5 zoning in this district.
There's no unique physical circumstances or condition of the property that would prevent it from being used and conforming with the zoning code.
Therefore, the City Planning Commission recommends the request for variance to not be granted.
Thank you.
MI 2024-000-685-2306-North 21st Street, I vote yes.
I vote Josh, my vote is yes.
Cheryl Gaston, my vote is yes.
I won, my vote is yes.
Ishmael Shaheed, my vote is yes.
Thank you, counsel.
Thank you.
All right, number three, MI 2024-000-818-3309-North 6th Street.
Vernon Anastasio is the attorney.
there's a letter of opposition from hey cdc
chair burn is allowed to speak good morning mr chair when the council you've already been sworn
just for the record state your name it's burn anastasio on behalf of my client mr matthew
torres i uh there doesn't seem to be an option for me to turn on my camera mr chair i'm not sure
what's going on there is there anyone are we do we have him oh there we go okay
okay that's better thank you
council council could you identify your client relationship to the property
Matthew Torres is the principal owner of the property.
Right.
Do you agree to the waiving of the reading of the refusal and agree with its accuracy?
Yes, sir.
Why don't you start your presentation?
Thank you.
3309 North 6th Street.
And we are here because the property is zoned RM1.
and we are trying to get four dwelling units approved.
There's a bit of a narrative and a story here, which I'll get to with my witnesses,
but in a nutshell, my client purchased this property in 2019.
It was a vacant lot at the time.
He hired and paid for a contractor who then proceeded to build out the property
during construction. The city came and put a sticker on the door because it turns out that
the contractor never pulled the appropriate permits. And when my client found out about it,
of course, the contractor disappeared. My client was left with a shell and came to me to get it
legalized. And you'll see in a moment the photos of
just a really rough frame out on the property.
But I will take you through
these plans and I'll zoom in as we go. The basement is
just empty. It's mechanicals and things
like that, storage. The first floor is going to be
one car parking with storage space
in the back and then the second floor there is a unit in the front of the
building and a unit in the back of the building if you go up the stairs and
this is the front unit as you can see it's a ample size eat-in kitchen washer
dryer and a full bath and then what we're calling an efficiency here which
What we're calling an efficiency here, which can be a bedroom or some flex space and we'll explain why
can be a bedroom or some
We're working with this particular layout when I bring on the architect
this unit is
Mirrored in the rear of the second floor as you can see here. There's the eat-in kitchen
washer dryer full bath
partition with some pocket doors for efficiency a bedroom basically i would call this these junior
one beds i think in center city parlance uh this is uh the kitchen the eat-in space
and then the bedroom on the third floor and again it's mirrored in the front so they're
All of the units are identical, four junior one beds.
And then we have the roof deck, which will be accessible to all four units with a shared stairway and roof access structure.
I'm going to show you some.
This is the property right here.
As you can see, it has a facade, has a garage door.
It's adjacent to a vacant lot on this side.
More interior shots.
Interiors are coming up.
So the ground level looks pretty okay.
And upstairs, this is how the contractor left it.
And when I call the architect, he will explain and offer testimony as to why the layout of the property is proposed
based on the way the framing went out.
There's proof of posting.
In my exhibit packet, which I'm moving into evidence,
it's actually 45 pages, 44 in this packet,
and then I also sent the deed under separate cover.
I sent it via email and uploaded it to the system.
But more importantly, and we'll get into the testimony
as to what transpired at the two RCO meetings.