19 West Loudoun Street.
Joe, you are the attorney here?
Yes, I am.
If I may close out my exhibits on Goodman.
Sure, sure.
And whenever the board's ready.
We're ready.
Could you, just for the record, state your name?
Joseph Vaccaro, V-A-C-C-A-R-O.
Right, and could you identify your client,
the relationship to this property?
And I represent Vallecito, V-A-L-L-E-C-I-T-O-L-L-C. To my right, I have Camila Lopez. She's the member of the LLC.
All right. And our vice chair has a few questions for you.
Gladly.
Good morning. Have you submitted your documents and exhibits five days in advance of this hearing?
Yes, I have.
And do you waive the reading of the refusal, simply to its accuracy?
Yes, I do.
Okay. All right. Thank you. You can begin this case. Okay. Thank you. I work from loud and civic association. Yes. Oh, that's the wrong exhibit. If I could stop sharing that, too.
okay can you see some plans they're coming up okay just want to make sure that that we're showing
the right uh the right plans and if i could zoom out so this is an application to permit four
units by way of background this property was already consolidated 1117 and 1119
they were already previously consolidated and at this point you were
only permitted two units but we're putting in an application for four units
It's, it's, if I could show you the plans of the four units first, on the first floor, on the first floor, there would be a 797 square foot apartment, which we're calling apartment 1L.
that would have its own independent entry. You walk into a living room
followed by a kitchen, one bedroom, a bathroom, and a second bathroom with a
half bath and an exit door to the rear yard. There would be a second apartment
consisting of 642 square feet with existing concrete steps. You have a foyer
with two entries, one into the living room, a corridor that goes up to the
second floor, another corridor to another kitchen, bedroom, bathroom, and a rear
bedroom. Then we have the second floor, you come up the steps, entryway, there's a
kitchen in the rear with a living and dining area, bedroom, bathroom, and a
bedroom. That apartment consists of 797 square feet and the fourth apartment is
581 square feet with again a bedroom, another bedroom, bathroom, and a kitchen
another bedroom bathroom and a kitchen and a kitchen area and then there would
and a kitchen area.
be a balcony in the back I could do you see a Google Maps we do
okay so here's a space a satellite view of the two properties 1117 and 1119 on
Luden Street certificate of tax clearance close that out here's the
front view of 1117 and 1119 my cursor is going over the two the two doorways
another view if I could zoom out of here
and another view of the two doors
and finally another view of the two entrances from Luden Street
Valle Cito had purchased the property on February of 2023. There's the deed.
The refusal is that in a CMX-1, if the lot's not adjacent to a residential district and it's not,
Two-family and multi-family household living is prohibited.
Application for appeal.
I could go down to the photographs.
Or mailing to the near neighbors.
photographs are further down a letter of meeting summary posting and
with the old tax clearance and let me find the photos
here are the photos of the property of the inside of the property
the front
there's currently there are only two units being occupied on the 1117 side only the first floor
is being occupied there's a couple with one child and on the 1119 side there's the second floor
that's being occupied by one individual two units remain unoccupied pending these proceedings
here's the corridor
restroom
one of the bedrooms
another view of the bedroom
this is the staircase going up to the second floor
Another view, restroom, kitchen area in the rear.
Any questions from the board or from the community?
We'll get to that.
Are you going to have your testimony adopted?
How long has he owned this, Joe?
uh they've owned the property since they purchased it on let me find the the deed over here
and what what was it when he bought it it already was like that um okay it already was like that
they purchased it on 15th of february 2023 okay um miss lopez yeah uh you need to speak up so that
so that way that the microphone can can hear us okay miss lopez hello
he's going to put you under oath first your name and spell it for the stenographer
state your name and spell for the stenographer they left louder camila francisca lopez c-a-m-i-l-a
thank you lopez l-o-p-e-z thank you do you swear or affirm to tell the truth the whole truth
nothing but the truth I do thank you counsel miss Lopez did you hear my
presentation okay would you adopt it as your own if you were testifying okay and
and uh is it true and accurate okay questions from the board
is it true and accurate okay
what is the plan for trash uh for the units storage the trash is uh already being stored
in the rear of the building and then from the rear of the building there's an alleyway that
leads to marshall street and and the trash and the trash bins are are they're on wheels in the
back so they're taken out the back around marshall to the front of the house on
Luden Street so does everyone have access to the rear correct the building
correct how would the second floor get access to the rear I'll show you show
you in the photos and in the plans actually right the second floor the
second floor would have access um they they exit the building on loudon street they make a right
onto marshall and then they make another right into the alley and that's where the trash bins are
located so you have to walk out your building and go around the corner to dump your trash
that's what they currently have okay can we can we have some interior trash storage for the second
floor um we could make it work they can make it work that would be nice i think okay well i mean
logistically logistically nobody's who does that you're gonna make somebody go from the second
floor down to the corner around the corner walk through an alley and i'm looking at google and
What's behind that building are a bunch of looks like abandoned cars to put their trash or to take their trash out.
I think that's I think that's kind of sketchy to even an unsafe to have somebody even do that.
The first floor unit. Can you go back to your floor plans again?
Sure. I think we have sort of the same issue that we see a lot, which is that having to access a rear yard through a bedroom.
on that first floor unit and the um the units uh living common living areas are just very very small
where you've got 17 feet or 13 feet on one floor for a bedroom and then you've got for living and
dining room probably about eight feet so it's just a just not a not a good um planned layout
we could regroup with the um with the um architect uh to drop some plans for indoor
transport that's fine yeah um and my question okay go ahead mike no i'm saying then there's
a four six foot backyard and a chain link fence so you don't even show trash out there
Great. Okay. And my question is, I mean, what is the real hardship here? And why do we have two bedroom units when, I mean, you say that your client found it this way when they purchased it, but it seems like we're really trying to stretch the limits here a little bit.
Well, again, these are, these are two independent buildings that were already consolidated into one.
Right, so it would have been allowed to have one unit each.
So, so, or, or they would have been able to have one single family residence.
Well, that single-family resident would be extremely large, given the size of the other houses on the block and in the neighborhood.
That being your comment also, Ms. Gaston, about there being two bedrooms in each, whether there are one bedrooms or two bedrooms,
Each apartment, what we're here for is to legalize and to permit two apartments on each side. One on the 1117 side, two apartments on the 1117 side, and two apartments on the 1119 side. So we're asking for four units.
I understand.
Anyone else in the board?
questions or comments from our attorney not at this time mr chairman questions or comments
from the virtual audience no hands at this time chair cleaning commission
No hands at this time, Chair.
Planning Commission.
Thank you, Chair Sarabon, Philadelphia City Planning Commission.
The comprehensive plan recommends no change to the existing CMX1 commercial mixed-use zoning.
The appellant has not supported their hardship claim with evidence of unique physical circumstances or conditions of the property.
The City Planning Commission recommends that the Zoning Board deny the variance.
mi 2025 zero zero six three nine three one eleven to nineteen west loudon street i vote no
michael johns my vote is no charles gaston my vote is no tennetta graham my vote is no
ryan mcadams my vote is no thank you council thank you all right number 13 mi 2025
725-007-932-3616 Whit Street. Jermaine Harris is the attorney.
Do we have an RCO letter yet on this?
Okay, thank you.
They're being promoted to panelists, Chair.
Thank you very much.
good morning morning uh i think you're something's wrong joe i mean jermaine try that again joe
germane good morning morning morning morning you got in a second device anywhere there
no log back off and then why don't you do that why don't you want to do that yeah i don't know
what the problem is i hear i hear the vibration too yes yeah okay thank you okay thank you wow
Thank you.
Thank you.
Jermaine he just dropped off I don't know he said he would come back in
do we see him his hand anywhere
they're currently in the attendees list, but they're not accepting any invites for me to
promote the panelists. Hi, Jermaine. Yeah, they're declining to become a panelist.
We'll come back to Jermaine. Mr. Chair, can I recommend that we go back to Naudain Street?
um you most certainly can thank you thank you
1528 nordane street mi 2026 000 223
Jermaine, we're going to come back to you.
You still got a background.
It's another device with your name in the attendee audience.
I'm not sure if that's your client or your second device.
Good morning.
good morning could you please you've already been sworn right could you please state your name
Could you please, you've already been sworn.
Allison Dubovsky okay um how is our computer I hope it's gonna want to share right now okay
Okay, and here we go, here we go, share, here we go, do you see it?
Ah, is that possible?
I'll click share, and then tab, this one, share, is that, are we seeing 15?
Okay, here we go. Thank you. Thank you for your patience. Okay. So this is our home where we do
live. It is a duplex. We are zoned RM1. We live in the unit upstairs and we have been renting
out the first floor unit for short-term rental for the past three years with the
variance that we had received three years ago so we would just like to
continue that usage you can see here we have a map of the property this is the
street this is where we are located and this is the street view so you can see
right here this is our door that you enter then once you go through that door
where there are two separate doors for the two units.
Some more pictures outside.
This is the rental unit.
It is a two bed, one bath, small kitchen,
and a little outside patio.
Let me just see some pictures, bathroom there,
little patio in the back.
And this is the entrance here.
So that's that front door that we saw from the street,
then straight on, that's the entrance to our home
that we live in up the stairs and then to the right is the door where the guests will
come in to stay and this is just the the notices that we had posted clear for everyone on the
block to see again just more photos of that and yeah you can see from the outside here
this these are the houses these are the homes on either side and then we do have this small
alleyway where we do keep our trash so we have that as well and yep and that's about it that's
that's what we have how many years have you had it so far so three years three years we have
been running the the business um we have been very we ask everyone that stays to be very respectful
to the neighbors and the neighborhood it is important to us that there are no
issues as far as noise or garbage or anything like that and we are right
there upstairs if we haven't had any issues you have the support of the
center city residents too yes all right questions from the board
questions or comments from our attorney no questions at this time from the
virtual audience no hands at this time chair planning commission
thank you sarah bond philadelphia city planning commission
the comprehensive plan recommends no change from the rm1 residential
multi-family zoning at this location the appellant has not supported their
hardship claim with evidence of unique physical circumstances or
conditions of the property the city planning commission recommends
of the board deny the proposed variance for visitor accommodations thank you mi 2026 000
223 1528 nordane street i vote yes with proviso temporary variance will expire 6 18 20 29.
michael johnson my vote is yes with a proviso cheryl gaston my body chest with proviso
Tenetta Graham, my vote is yes with Proviso.