or she was taken off too early.
There were actually revised plans
for the last proposal for Ogance Avenue.
So I don't know-
How many pages?
How many pages?
Two pages.
All right, let's go back on the record.
MI-2020-000040-5350
Ogons Avenue.
My vote is yes with the provisos.
Two pages, revised plan, two pages,
approved today,
and office hours limited
to the hours between 9 a.m. and 6 p.m.
Yes, with provisos.
Yes, with provisos.
Did you hear that?
oh they just re-voted it with the revised plans for visor
you're welcome sure
mr knackleton you saw a firm to tell the truth the whole truth for nothing but the truth
Mr. Nackelson, you swear to firm to tell the truth, the whole truth, for nothing but the truth?
Do you agree to wait the reading of its refusal and stipulate to its accuracy?
Also, have you emailed an exhibit packet with the required documents, proof of ownership,
proof of tax compliance, copy of the refusal of referral, photos, and plans five days prior to the Zune?
I have.
Also, have you met with the RCO and have a letter?
Yes, we do have that.
Thank you. Please identify yourself for the record.
Good afternoon, Mr. Chair, members of the board. My name is Alan Nockamson of Nockamson PC and I'm
here to present 3017 Ridge Avenue. Oh, address for the record is 123 South Broad Street,
Suite 1600, Philadelphia PA 19109. 3017 Ridge Avenue is in the Strawberry section
of Philadelphia. We met with the coordinating RCO and you'll see in my packet that they
provided us a letter of support for this project. As you can see from the illustration or the
rendering, this is an irregular-shaped lot. We're here merely for dimensional purposes. This is an
RM1 property, and we're here because of the irregular-shaped portion of the lot. If you look
at the Notice of Refusal, which is Exhibit 3 of my packet, you'll see that we're here
because the minimum open area is required as 20% at 257.52 square feet, and we're proposing
18.17% at 234 square feet. Given the irregular shape of the lot and to have a functional
floor plan we had to put the the stairs in the middle of the of the floor plan to a point where
to the point where we took as much of the open area as we could but to have a functional layout
if we shortened or increased the open area in any respect we would not have a functional floor plan
the second variance has to do with technical height of the building because of the floor
because our stairs are in the middle and they're wide our pilot house is also wide and because of
the size of the pilot house exceeds over 125 square feet it takes into account the pilot house
as well so technically if you look at the refusal which is exhibit
Well, we can just use this one. It shows that we're required to have 38 feet while proposed
is 46 because they count the pilot house. What do you enlarge those exhibits a little bit?
I had them full. Oh, okay. Let me, let me get, yeah, hold on a second. Let me get out of here
and let me do it, let's do it this way then.
Let's see, maybe this way.
Can you see it better now?
Yeah, maybe one more up if you could.
Yeah, that's fine.
This is more than one up. Is that good?
That's good.
Yeah, so given the size of the pilot house,
as you can see in the refusal,
because we're over 125 square feet
and it's because of the size of the staircases, and it's because the staircases have to be in the
middle. They're accounting for the size of the height of the pilot house, but our height does
not exceed the 38 feet. And, you know, again, just to reiterate, we have a letter of support
from the coordinating RCO. We actually met with them on two separate occasions. The only
The only question they had was the building materials, and we revised our drawings to
include more brick in our building materials.
I mean, it's a pretty straightforward project.
Again, no dimensional variances has more to do with just the irregular shape of the lot.
I have a witness. Yes. Brian Wise, can you virtually raise your hand?
Yes. Hello. Hi. Good afternoon, sir. Please identify yourself for the record. Spell your name.
Good afternoon. Brian Wise, B-R-I-A-N, Wise, W-I-S-E.
and do you swear and affirm to tell the truth the whole truth and nothing but the truth
yes i do please proceed mr notkins uh mr wise uh you heard everything i stated today correct
Mr. Wise, you heard everything I stated today.
Correct.
And is it true and correct?
Yes, it is.
And do you adopt it as your own testimony?
Yes, I do.
Thank you.
Questions from the board?
Anyone else would like to testify in this case?
If so, please raise your hand.
No hands at this time.
Planning Commission.
Thank you.
planning commission all burns with the city planning commission we have no objection to
the granting of the variance thank you mi-2020-000672 3017 ridge avenue my vote is yes my vote is yes
my vote is yes thank you very much this is sharon saleta um i received a text from
Hilary Emerson telling me that the attorney in the last case, North Fifth Street, is unable
to sign on. He's going to call in, but he won't be able to share her screen.
Okay, we'll do our best. Thank you. Okay. Calendar number MI 2020-000122, 2029 North Randolph Street.
still under oath from this morning or this afternoon rather
good afternoon Mr. Slepner you're still under oath
do you agree to wave the reading of its refusal and stipulate to its accuracy
I do also have you emailed an exhibit packet with the required documents proof of ownership
proof of tax compliance copy of the refusal or referral photos and plans five days prior to this
hearing i have also have you met with the rco and have a letter well uh we did not have a meeting
with the rco and that is going to be part of my testimony today but the rco did uh issue a letter
stating that they were not in opposition excuse me this is sharon's letter we received that letter
They also said they had no problem with the hearing going forward and you making a decision.
We also received a letter of non-opposition from Councilwoman Sanchez.
Thank you.
Thank you, Ms. Saleta, for clarifying.
I have with me somewhere on this Zoom David Badouk, who is one of the principals of DSR
Developers LLC which is the owner of 2029 North Randolph and I'm going to go ahead and share my
screen and get started with our printed materials. So we are here today on 2029 North Randolph Street
and this is our table of contents. Exhibit one is our notice of refusal
and we've just waived and stipulated regarding that exhibit two is our time-stamped appeal
application 2-21-20 appealing the refusal exhibit three are plans and i will show everyone the plans
right now so the proposal i will enlarge these a little bit without making it too cumbersome i'm
going to go to 200% for right now. So up top here you can see the front elevation and rear elevation
and the proposal is for a two-unit property at this location. It's currently an empty lot.
It's three stories with a basement and a roof deck and over here well I'll show you over here
is the site plan and it borders it is a vacant lot which also borders to existing vacant lots
it's on randolph street which is just parallel to fourth germantown and between norris and diamond
and i'll show you the floor plans now so apartment one is the ground level and basement
and the basement contains just living room space.
There's an egress at the rear and a light well
and I guess egress in a pinch at the front.
The first level contains a one-bedroom apartment,
one-bedroom kitchen, and living room space
at the front of the house with access to the rear yard space.
uh the apartment two is the second third floor which contains a two-bedroom apartment
is the second and third floor which contains a two-bedroom apartment with access to the roof deck.
So those are the plans, floor plans and site plans. I'm going to turn this back because I'm
going to show the photographs next. Exhibit four are our photographs of the site first. I'll show
you the photographs of the site and then the photographs of surrounding neighborhood. So this
is 2029 North Randolph currently a boat is there behind a fence uh it's not our client's boat we're
not quite sure whose boat it is um but once uh eventually when we get the building permit we're
going to find out whose boat it is and give it back to them um so this is 2029 North Randolph
as you can see empty someone is storing a boat there not my client not me um this is 2029 this
This is 2031 North Randolph with some other abandoned things, vehicles and personal property upon them.
This is 2029. This is 2027 North Randolph, again, vacant.
You can see a jet ski. There seems to be a theme on this block of North Randolph.
That's a duplicate of the same picture, but that's 2029, 2027.
And you can see on the block behind North Randolph, which is Reese Street,
there's some development going on there a little bit closer to the intersection with Norris Street.
For B, that's looking toward Norris on Randolph Street. There are a couple of houses there. They are occupied. And beyond that are some other vacant properties, which are actually other projects of the same client, which this board has already granted approval to for some variances.
is this appears to be a truck not sure if it's operable this is across Randolph Street and it is
I'm not sure if it was the time of day that it was locked down or just generally locked down this
appears to be an auto garage with something above it but it was locked down at the time that I was
there this is elsewhere across Randolph Street some junkyards and some vacant and then beyond
there you can also see there's some new construction with some roof decks on the next parallel block
which i believe is germantown from that angle this is 20 uh 2039 north randolph which also
has another boat on it uh which is a um another one of my clients properties uh slated for
development beyond that is 2041 randolph which is a house an occupied house um this is 2039 and 2037
randolph um which are vacant uh one of them belongs to my clients and is slated for development
uh that's a look back down randolph street uh towards norris and this is a look up randolph
street towards diamond there are some auto garage uh businesses there on the right the right side on
the right side in this photo uh are some houses um mostly single family but i think there may be
some twin uh duplexes in there um that are occupied and this is another look up uh randolph towards
diamond street and the end of that at the t intersection there is diamond street you see
some houses auto garages and other houses and this is this is 2039 randolph again a boat i don't know
what's with all the boats there isn't much water in this neighborhood uh this is i just wanted to
show the board elsewhere in the neighborhood i want to say this is around third and diamond
our large multi-unit new construction as well. So as you can see, they're not very far off from
here. I turned that completely upside down. Not very far off from here, our multi-unit new
construction as well. Exhibit 4C is our exhibit's photos of the orange poster being posted at
2029 North Randolph on a chain link on a board at least 21 days ago.
This is the orange poster, second one of the orange poster, a third one of the orange poster.
Exhibit 5 is our project information form, and this was filed by me at the time of the
appeal, which was in February, February 10th of 2020.
Exhibit 6 is our affidavit of service from August, August 4th.
It was signed and notarized on August 7th, but on August 4th, we did our notice mailing to all the neighbors, near neighbors, which included our letter.
which included our letter and my clients have as you can see five properties on this block four of
And my clients have, as you can see, five.
which were heard previously by the board and variance is granted this one is being heard today
on that block of randolph street and we included our letter of notice our notice of refusal
and our list of about a hundred or so neighbors to the project who we noticed by mail
And it might be more than 100, as I realize as I keep scrolling.
Exhibit 7 is the – actually are copies of my correspondence with the zoning chairs of NARA Square Community Alliance.
Basically, what had happened was we had had an RCO meeting scheduled for August 12th, and that was why we had noticed the neighbors earlier in August.
we noticed the neighbors we advised them that this meeting was taking place
the RCO advised us that they were going to host a zoom meeting
I'm actually going to go from in reverse
well I put them in reverse chronological so on August 12th we were scheduled
for August 12th at about 6 p.m. and at about 2 p.m. Stephanie Santiago
of Nara Square emailed me copying the other two
zoning chairs of the RCO that they were canceling
the Zoom meeting because of heavy thunderstorms. I emailed back. I said, this creates a number of
problems for me and my clients, including a new mailing requirement and that this would be
prejudicial. I advised the RCO that we were going to go forward with the hearings on these properties
at the time they were scheduled.
I got a third email from Lisa Seguera of NARA Square
who essentially informed us that, you know,
they didn't oppose us going forward with the hearings before the board,
but they were not going to hold a meeting,
but they had no objection to us proceeding,
and that they did not oppose the development itself.
I forwarded all that to Sloan Folks of Councilmember Sanchez's office
And he got back to the board, specifically to Ms. Saleta, with an email of non-opposition from the council member.
So that's when I said we didn't meet with them.
It wasn't quite as simple as we didn't meet with them, but strictly speaking, no, we did not meet with them.
But that's what happened.
And then Exhibit 8 is a copy of the deed.
That was recorded in December of 2019 in favor of DSR Developers, LLC.