ZBA Hearing - December 10, 2025

This is just above the lobby and along the exterior of the existing parking levels.

And here you can see some existing additional, rather, additional signage detail.

I'd like to get to something that we have not gone into great detail on before, which

is very important, and that's context.

And the photographs that you're about to see, I've taken these photographs walking along

Market Street.

I wanted to make sure that I fully understood this issue really in every way possible, considering

the complexities involved.

So here we are starting at the PNC Bank building at 1600 Market Street, a block over, and you can see the type of signage, similar signage, that is at that property.

Let's go across the street to the north, and you can see KPMG accounting above Fulton Bank at 1601 Market Street.

Closer to our property, 1800 Market Street, the Sinesta, which is also home to Ruth's Criss.

And the Ruth's Chris signage that is very similarly situated, although it's much larger, you can see here right on Market Street, for example.

Moving to 1818 Market Street and Wisfis Bank Place, here are a couple photographs of the context again for you.

We are not talking about rooftop signage.

We're not talking about above skyline signage.

either. Now, here's one that I just looked at this morning, although this photograph is

from before Thanksgiving, and I took it too. This is 1835 Market Street, Planet Fitness.

And up above Citizens Bank, to the left and to the right, you can see signage. And I observed

just this morning, you can't see it so well in this photograph, but just under 1835 Market

is that second floor story where people are working out at all hours. Another photograph

of that building. And then here in the upper left-hand corner, you can see the Motto Hotel,

which is roughly 35 South 19th Street, being just south of Market Street. The subject property is

also yards away from the urban experiential signage, a different issue in the code, but again,

relevant for context. We're looking now at the former Stock Exchange building, which would be

1900 Market Street, and you're seeing banded Independence Blue Cross signage. I mean, that's

changing signage, but here you have another example of that across the entire building.

But here you have another example of that across the entire building, the Stock Exchange

building.

And then we see to the northern side, the IBC building, just again for context, what

the scope and scale, what the feeling of the central business core is like.

And once again, in an effort to revitalize, in an effort to reach Mission 30,000,

bring housing in to coexist and to have people actually getting out of their beds getting out

of their pajamas and into their offices they are now living in this building and able to actually

walk into the buildings of center city to patronize the businesses etc

just a couple other photographs i'd like to get to some support that we have in conclusion for

the project logan square neighborhood association i believe that they're here virtually they'll

speak for themselves but they have submitted a letter of non-opposition noting quote that the

proposed signage is tasteful well executed and would not negatively impact the surrounding

community or residents end quote and their vote was 21 to 0. the center city district perhaps the

foremost organization helping to revitalize and preserve and promote our downtown business core

provided a letter of support noting that the entrance to the new residential

repurposed building is not easily identifiable in a sea of high-rise office towers that the

proposal will quote be compatible with the central business core and surrounding uses end quote

there is no other authority like the center city district when it comes to the health of

a strong center city Philadelphia. But the near neighbors are important too as we know and here

is a letter of support from the near neighbor the owner of the office building at 1760 Market

Street completely distinct from my client no ownership interest at all writing quote as a

near neighbor and perhaps the most impacted neighbor in relation to the view corridor of

proposed new signage we write in full support end quote there is also a letter of support from the

near neighbor being the owner of 1801 market street just a few yards away as well so in sum

mr chairman and members of the board the proposed signage meets the criteria for the granting of

reasonable variance relief that in this case would help to further important city policy objectives

I can add additional if you wish. Mr. Kern is here to adopt and affirm, and I do believe there

are those in the virtual audience. So why don't you have your testimony adopted?

Okay. Mr. Kern, would you please state your name for the record?

Yes. Jared Kern, K-E-R-N.

All right. Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?

Yes.

Counsel?

Mr. Kern, you can put your hand down. Thank you. You've been present for the

a pendency of this hearing correct uh correct yes and would you adopt and affirm the testimony

that i've offered as your own yes thank you questions from the board

questions from our attorney hillary emberson not at this time mr chair

question or comments from the rcos that's what i see yes chair i have a hand up by the name of

rich liebach i'm going to promote them the penalties okay logan square neighbors association

thank you you know that forgive me

good morning can you hear me i can could you please state your name as spelled for the

stenographer great my name is rich leinbach l-e-i-m as in mary b-a-c-h do you swear or

firm that tell the truth the whole truth nothing but the truth i do there could uh could you give

us your testimony you have the two minute limitation great uh i'm with the logan square

neighborhood association and as uh i'm the author of the letter that that adam had presented on the

screen and you know at a at a board meeting we voted unanimously to not oppose the sign because

we felt that it was done in a very tasteful and well-executed manner and poses no negative impact

on the community and the residents in the area. Thank you. Thank you very much for taking the

time to call. Is there anyone from the other RCO members in the audience? I see no hands at this

time, Chair. Anyone from the district council person? I see no hands, Chair. Anyone at all else?

i see no hands here anyone at all else i see no hands at this planning commission

I see no reason.

thank you chairman and good morning david vecto with the city planning commission

chairman and board members the comprehensive plan recommends no change to the cmx5 commercial

mixed-use zoning in this location this is the city's most permissive zoning district

the prior building tenant or owners appear to have had a sign that complied with the zoning code

and the appellant has not shown that they cannot install a sign

that is code compliant, the City Planning Commission recommends

that the board deny the proposed dimensional variance for sign placement.

Thank you.

MI 2025-007-116, 1701 Market Street, I vote yes.

Michael Johns, my vote is yes.

Daryl Gaston, my vote is yes.

Teneda Graham, my vote is yes.

Ryan McAdams, my vote is yes.

Iowa, my vote is yes.

Thank you, counsel.

Thank you, sir.

Thank you, Mr. Chairman, members of the board.

Number eight.

I think that's where, yep.

So MI 2025-003-644-5114 Ranstead Street.

Zen Jin is the attorney.

good morning good morning counsel could you please state your name and spell for the stenographer

yes my name is then gen z h e n last name j i n right do you swear or affirm to tell the truth

the whole truth and nothing but the truth i do could you identify your client relationships

with property yes my client is the property owner uh norla shot okay and uh we do have a

letter of unanimous support from walnut hill community association our vice chair has a few

questions good morning have you submitted your documents and exhibits five days in advance of

this hearing yes and do you waive the reading of the refusals and stipulate to their accuracy

i do thank you you can share your screen and proceed with your case thank you i'm going to

share with the board what was previously submitted as exhibits can the board see my screen on theirs

It's coming up.

Yep, we have it now, sir.

Great.

Thank you.

So good morning.

Once again, this is an application for use of this property as a duplex use.

This is a property in the RSA 6 zoning district.

Therefore, it triggered two refusals, one for the proposed use and one for the proposed height.

RSA 6 having a restriction on height to 25 feet.

We actually met with Walnut Hill, who reviewed our plans and also the property and voted in favor of our request.

The primary reason for the support, and I believe the existing changes on the block also influenced the view of the neighbors and the community, is that this is a property that has been dilapidated and is in dire need of renovations for some time.

My client acquired it and has plans to essentially fully renovate, remove some unsafe condition violations that are currently ongoing with the property, and put it back to a good, useful condition.

The community is not against the height or the use, partly because existing new constructions in the area, in fact, further down the block, are three-story and are also duplex uses.

So it is something that's already been happening on the block.

The community generally is in favor of having these developments because this area is in need of additional housing and development.

And therefore, we received full support from the community.

With regard to the actual plan of the property, the condition of the property is that it is in bad shape.

but my client's proposal is to keep the existing first and second story structure that are still

sound. And then it would be reinforced, repaired, and then an addition would be made to the property,

making it a total of three stories. And this would then be split into two units with the first floor

and basement as one unit and the second and third floor being the second unit. The proposal is to

have a wreck area and a finished basement area with a powder room and the utilities, HVAC,

HVAC, heaters, and washer and dryer in the basement. Then the first floor would be the

heaters and water washer and dryer in the basement.

living area for the first unit, including the bedroom in the back. The second and third floor

is a more dense unit with living area and kitchen and one bedroom on the first floor,

and then the additional bedrooms above with a master suite set up for one of the bedrooms

on the upper floor. There is also a proposed roof deck for the upper floor. This is, again,

consistent to other units in the area that were recently built and would not be out of,

it would not be unusual or out of, I'm sorry, the word is escaping me at this point, but

it would be consistent with the other properties that are recently built in the neighborhood.

it. The property has a rear yard for the first floor unit. And again, the roof deck provides

open space for the second floor unit. There is a washer and dryer for each of the units as well.

And HVAC is independent to each unit with the trash storage being managed through the backyard

for the first unit and, if needed, temporarily using the roof deck as the exterior storage area

for the second unit. With that, I would request the board's a favorable review of this application,

and I'm certainly happy to answer any questions, and my client is here to verify my testimony.

Why don't you bring your client on first, and then we'll open it up to the board.

Sure. Mr. Shad, can you raise your hand virtually to be identified?

Your client will be rejoining as a panelist.

sorry about that my first time on zoom meeting okay uh could you please state your name and

spell for the stenographer yes my name is nuralla shot uh my first name and nuralla n-o-u-r-a-l-l-a-h

last name is shot s-h-a-a-t do you swear or affirm to tell the truth the whole truth and

nothing but the truth yes i do please proceed you can lower your hand uh mr shot uh good morning so

can you uh verify that you uh heard my testimony and saw my presentation before the zoning board

yes i did uh can you verify that what i have represented is true and correct

and adopt it as your own testimony yes thank you thank you you're welcome questions from the board

yeah question for you how does this uh facade align with the adjacent properties and i know

you have a vacant lot i believe next to you but there are two other property properties adjacent

to the to there so how does the facade align with those property lines and the porches so the um

The way the property is now, we're trying to keep the porch style facade as well as the existing.

So the prior owner at one point did get a variance to remove the porch.

We're actually going to put the facade back to a more consistent look to the other houses on the block

that are with the porch, with the bay window style.

The difference is that we're actually going to be three stories instead of two.

We're also not doing the flat front surface,

as you saw in the picture of one of the other new construction.

This is actually more consistent with what are already on the block.

Yeah, I see that.

My question is, how does that align with the porches that are adjacent?

My question is basically, is the front of this porch at the same plane as the front of the adjacent porches, and is the main building consistent with the front of the main buildings of the houses that are near that have the porches?

That's my question.

Mr. Shad, I believe the answer to that should be it is.

You are more familiar with your architect's proposal.

Can you verify that for me?

yes we will keep it there we'll keep the porch like the the the way it was before before we

removed it and extend it to the front so there's it will be in line with other properties existing

on the block with regard to the porch and the facade yes it will be thank you my question thank

My question, thank you.

you any other questions yeah what's the trash plan

Any other questions?

Yeah, what's the trash plan for the units?

Thank you.

So, again, the one unit would have the trash stored in the back.

Mr. Shad, the second unit above would have their trash normally stored internally until pickup, unless it absolutely needs to be outside, correct?

Yes, it will be.

Probably they will store it in a rooftop

and then take it down the night before trash day.

Thank you.

You're welcome.

Other questions?

Do both tenants have access to the rear yard?

I believe only the first floor would have access to the rear yard.

Okay, and then could you put the plans again?

I missed the plan for the basement.

Sure, I will put the floor plan back up.

Okay, so what's the intended use for the basement?

Again, I mean, I know there's a powder room down there.

It is open.

How do you plan or do you intend that the tenant will use it?

So, Mr. Shad, it's the intent when you build the basement for the lower level to be used

Is it some sort of rec area?