internet are you a neighbor no so i was trying to join i'm actually calling in from councilwoman
uh councilman's bass's office yeah um i will be taking over from for charles so i i saw that um
um i can't think of the gentleman's name i'm sorry mr anastasio yes so he mentioned
Mr. Anastasio had mentioned that he was still waiting to hear back from Charles regarding the RCO's position.
So I just want to just wanted to hop in just to share that I will get on top of that.
I will be on top of that and connect with Mr. Anastasio regarding that now that I am in this position.
OK, good, good. And welcome. Welcome into your new position, your new job. OK.
Thank you so much. And I tend to think we'll be hearing from you a lot.
yes thank you all right thank you all right sure anyone else in the audience
mr chair i do not see any further hands leaning commission thank you chairman and good morning
david effecto with the city planning commission chairman and board members the comprehensive
plan recommends no change to the rsa5 residential single-family zoning at this location the city
the city rezoned this neighborhood in 2016 and a council requested map change this property has a
rezoned this neighborhood in 2016 and a council requested map
documented history of single-family use with a business dating to the 1950s at some point in
its history an owner appears to have converted the commercial space to a residential unit without
the benefit of permits the city planning commission recommends of the board grant their proposed use
variance to legalize a second dwelling unit m i twenty twenty five zero zero four one eight seven
seventeen forty seven west ontario street i vote yes with proviso certificate of occupancy to be
obtained johns my vote is yes with proviso cheryl gaston my booty chefs with proviso
tennetta graham my vote is yes with proviso ryan mcadams my vote is yes with proviso
My vote is yes with proviso.
Is anyone in the audience have their 930 cases not been called?
I do not see any hands, Mr. Chair.
All right.
Thanks, everyone.
See everybody at 2 p.m.
Thanks, Ron.
Thank you.
Good afternoon, everyone. My name is Bill Bergman, and I will be chairing this meeting
of the Philadelphia Zoning Board of Adjustment. With me is our board vice chair, Tanetta Graham.
Present, Mr. Chairman.
Our board secretary, Cheryl Algaston.
Present, Mr. Chairman.
Board member, Michael Johns.
Present, Mr. Chairman.
Board member, Taya Nguyen.
Present, Mr. Chairman.
Our board member, Ryan McAdams.
Present, Mr. Chairman.
Also, here's our board attorney, Hillary Emerson, our zoning board director, Ian Haggerty, and our board administrator, Lakeisha Dandy.
Recording of this hearing will be posted on the ZBA website.
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any person may enter an appearance to become an interested party there are three ways
you can identify the property address on your zoom webinar you can see a staff member or you
can call the zba appearance line by the close of business tomorrow call 267-270-5548
or you can call the zb here to appearance line a message that includes your email address and
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in the event of an emergency please follow the directions given over the public address system
or by staff the main exit is through the double doors at the rear of the room the nearest stairwell
to the left outside the doors in case of an evacuation the rally point is at love park
directly across heart street please remain there so we can account for you so let's look at our
schedule for this afternoon number eight mi 2025 004835 338 to 56 east algan a allegheny avenue
this case is continued to 4 15 26 at 2 p.m are there any other requests for continuances
good afternoon chair this is doreen and i'll be i will be your co-host today and i see no hands
thank you uh we have do have two cases we have do not have exhibits mi2025 001 574 1101 to 11 11
west allegheny avenue jay and june holdings llc are the listed owners no exhibits second listing
there are no hands chair so this is the second listing we do know that a lawyer recently
withdrew from the case so mi2025 001 574 1101
So, MI-2025-001-574-1101-211 West Allegheny Avenue.
I vote to dismiss.
Michael Johns, my vote is to dismiss.
Cheryl Gaston, my vote is to dismiss.
Tanetta Graham, my vote is to dismiss.
Ryan McAdams, my vote is to dismiss.
I win, my vote is to dismiss.
I have a second case here.
MI-2025-001-575-4026 Palmetto Street.
Carlos Fernandez and Rachel Perlata-Mato are the listed owners.
This is the second listing.
We have no exhibits.
The attorney has recently withdrawn her appearance.
There are no hands, Chair.
So MI2025-001-575-4026 Palmetto Street, I vote to dismiss.
Michael Johns, my vote is to dismiss.
Cheryl Gaston, my vote is to dismiss. Tanetta Graham, my vote is to dismiss.
Maya McAdams, my vote is to dismiss.
I win my vote is to this move.
I'll be right back.
Here's our add-on cases number one MI 2024-007-588-4361-63 North 9th Street.
The vote in this matter has been postponed pending a receipt of amended refusal that
That includes all the uses discussed at the hearing.
Number two, MI 2025-003-964-3137 Robbins Street, I vote yes.
Michael Johns, my vote is yes.
Cheryl Gaston, my vote is yes.
Tana Graham, my vote is yes.
Ryan McAdams, my vote is yes.
No, she said it.
Iowyn, my vote is yes.
I had checked on that.
Number three, MI 2025-003-967-5112 Willows Avenue.
I vote yes to reconsideration and rehearing.
Michael Johns, my vote is yes to reconsideration and rehearing.
Cheryl Gaston, my vote is yes to reconsideration and rehearing.
To Netta Graham, my vote is yes to reconsideration and rehearing.
Ryan McAdams, my vote is yes to reconsideration and rehearing.
Number four, MI 2025-002-787-2230 West Ontario Street, I vote no to reconsideration and rehearing.
Michael Johns, my vote is no to reconsideration and rehearing.
Cheryl Gaston, my vote is no to reconsideration and rehearing.
Tenetta Graham, my vote is no to reconsideration and rehearing.
Ryan McAdams, my vote is no to reconsideration and rehearing.
And number five is a re-vote from this morning.
So MI 2024, 001-941, 531517 Chancellor Street.
I vote no with proviso per amended refusal dated January 5th, 2025.
I'm sorry, December 5th, 2025.
Michael Johnson, my vote is no, with proviso.
Cheryl Ganson, my vote is no, with proviso.
Tannetta Graham, my vote is no, with proviso.
Ryan McAdams, my vote is no, with proviso.
Ty Owen, my vote is no, with proviso.
We're going to go to our regular list today, and I usually try to jump around when the attorneys are here,
but I'm going to have to take the list as it works out today.
so you'll your case will be called in um due time so number one pardon the interruption
chair pardon the interruption this is the integrity executive director i just wanted to
um allow the spanish interpreter that we had retained for sure um i believe it was 4026
palmetto street um just uh to let them know that they're dismissed from the meeting since that case
was dismissed thank you very much interpreter you can uh be dismissed thank you interpreter
all right so number one mi2025 001 573 2505 east venango street eric carroll is the attorney
eric carroll is the attorney
do we see mr carroll in the audience yes chair he's been promoted excuse me thank you
good afternoon mr chairman and board i get a council could you please state your name and
spell for the stenographer my name is eric eric carroll c-a-r-r-o-l-l and i am here on behalf of
the applicant moniquetta coats who should also be joining uh who is the contractor for the owner
James Mayberry. Okay. Do you swear or affirm to tell the truth, the whole truth, nothing but the
truth? I do. Our vice chair has a few questions. Good afternoon. Have you submitted your documents
and exhibits five days in advance of this hearing? Yes, we have. Okay. And do you waive
the reading of the refusal and stipulate to its accuracy? No, actually, there is an issue with
the refusal the plans that were submitted call for ground floor commercial
and one residential unit on the second floor it's a two-story building the
refusal one of the refusal states I'm sorry the refusal states proposed use to
family household living not permitted in this residential district we're only
applying for one family residential again on the second floor commercial on
first floor okay thank you you can proceed with your case okay thank you thank you uh so the
property that brings us here today is 2505 east venango street that is in the port regimen section
of the city um we're not proposing to alter the building in any way this is a two-story building
uh with 23 foot frontage uh on a roughly 1600 square foot lot it's been used as ground floor
commercial with residential on the second floor uh for decades i will uh so all we're really
doing is you put your documents up that's what i'm yeah okay so this is 2505 east venango as
you can see uh the ground floor uh looks to be commercial the second floor has been long
residential for a long time the ground floor property was occupied by a business called jay
and our tool we think that was there for decades uh my my client and the owner of the property
just want to renovate the building and as i said we're seeking to legalize a long-standing use um
this property to the left is if you're looking at the property to the left is
commercial to the right is a vacant lot if you go north and west from this property up towards
our mingo avenue it's all commercial uh so this this property sits right on the edge
of a commercial area uh and a residential area and while our property here is zoned rsa5
um it really like i said it is bordering that that commercial property
um excuse me mr carroll um yes this is hillary board council um i just i just had a clarification
questions on the refusal so it says it's for vacant commercial space is there a particular
commercial use approved because with this property being zoned rsa5 you would have for
any commercial use you would have to come back to the board for another variance the
board cannot grant a variance for vacant commercial space no we understand that we're okay with that
the owner uh just wants to get the zoning in place uh on on the on the um commercial versus
residential but any use for the ground floor commercial we don't have a tenant line or the
owner doesn't have a tenant lined up but once that's done the tenant will have to understand
that they'll have to come back for some sort of a use variance okay all right good thank you just
make sure that we're all on the same page on that thank you yes no we understand yes
she says so this here's the deed this property is owned by james mayberry my client monica
coats is his contractor um the plans have been submitted um as you can see uh the ground floor
um just 69 feet long um will be all commercial uh pretty basic we're just you know delivering
a vanilla shell for the commercial and then the tenant will have to do what
For the commercial and then the tenant will have to do what they want with it. Second floor, this is the residential unit. So we'll have a living space, two bedrooms, and one bathroom. And as I discussed, there's only one residential unit, not two.
they want with it second floor this is the
My client had posted the notices of this hearing on the front of the property.
uh tax clearance certificate was submitted oh that's not and my client's uh contract with the
owner was not submitted in advance but if that's necessary we can certainly produce that um so
we're just asking the boards um for a variance allowing a ground floor commercial
with a one unit residential on the second floor
and we did my client did have an rco uh meeting scheduled with the port richmond neighbors uh that
was she appeared but it was not able to move forward if necessary she can testify to what
occurred there we understand why don't you bring your client on okay good afternoon
uh your video is still off miss codes
okay i'm trying to get it on right now
as you're doing that why don't you state your name and spell for the stenographer
moniqueta coats m-o-n-i-q-u-e-t-a do you swear or affirm to tell the truth
told truth nothing but the truth i do please proceed counsel thank you um miss coates you are
a general contractor correct yes and the owner of 2505 east venango street james mayberry uh hired
you to uh renovate this property is that correct yes okay were you present on this zoom during my
presentation to the board yes okay did you listen to all the all the uh facts i testified to yes uh
Were they truthful and accurate to your, to your knowledge? Yes. If you were to testify here today, would you adopt my testimony as your own? Yes, I would. Okay.
Questions from the board.
Questions or comments from our attorney, Hillary Emerson.
um just i i do have uh if the board is inclined to grant i do have a proviso um prepared to that
addresses what is actually being requested in this case since the refusal is incorrect when i
booed i'll i'll say yes sure thank you very much questions or comments from the audience or the
virtual audience no hands in the virtual audience planning commission
amy boy with the planning commission amyboid you swear affirm to tell the truth the whole truth
nothing but the truth i do please proceed the comprehensive plan recommends no change to the