their letter of support. And importantly, we have also presented the project to the immediate rear
next-door neighbor to this project, Ms. Kathleen Harold, who has also offered her letter of support
as well. The property is in the RSA 5 zoning district, and we are seeking two variances from
the dimensional requirements of this district in connection with a proposed addition. One is a side
yard variance on the side yard that is facing the overpass, the right-of-way for I-95, and the other
is a rear yard depth variance of about two and a half feet. In connection with this project,
we did make certain changes to the plans that are design aesthetic changes only, but these are the
site plans that are being proposed, and these are our proviso plans. Specifically, what was changed
in our conversations, not only with Queen Village, but more specifically with our next door neighbor
and reviewing the plans, was the facade material. So originally, we were proposing stucco on the
exterior of the addition and at the request of the community and specifically our next door
neighbor, that facade material will be brick. So we have submitted proviso plans to document
the new materials that will be proposed with the addition, which of course will be presented back
to the historic commission and are consistent with their original approval. So we are asking
for variance relief for the side yard and the rear yard conditions. They are modest in nature
and intended to make what is a 1760s-era home fit for modern occupation.
They have been specifically designed to be the least minimum variance that's needed
to kind of make this a viable single-family home.
And in conversations with our neighbors and with the community,
we don't feel this will have any detrimental impact on our adjacent properties.
And also, especially with the brick that's being proposed,
it's compatible with the character of the existing neighborhood.
So with that, I'll ask my client, Ray Evers, to raise his hand.
and identify himself, and we can answer any questions. Ray, can you raise your hand if you
haven't done so already? Mr. Evers? Here he is. Mr. Evers has been allowed to speak.
Good morning, Mr. Evers. Could you state your name and spell please for the court stenographer?
can you hear me sir yeah i can could you state your name and spell for the court stenographer
please it's raymond evers uh last name is spelled e-v-e-r-s do you swear or firm to tell the truth
the whole truth and nothing but the truth i do sir please proceed counsel all right did you hear
the statements i made earlier this morning i do and i adopt and agree what you said thank you um
If there's nothing else to add, we'll be happy to answer any questions.
I'll also know we have the project architect here as well if there are any technical questions.
All right.
Questions from the board?
No, Mr. Chairman.
No, Chair.
Questions or comments from our attorney, Hillary Emerson?
Not at this time, Mr. Chair.
Questions or comments from the virtual audience?
There are no hands, Chair.
Planning Commission?
Thank you, Chairman and members of the board.
David Fecto with the City Planning Commission. The comprehensive plan recommends no change to
the residential single-family zoning at this location. The appellant seeks relief from the
minimum side yard width and rear yard depth provisions in the code. We would argue that
the small size of the lot, 957 square feet, and the shallow depth, approximately 53 feet,
pose an economic detriment to the applicant to the appellant's use of their property the city
pose an economic detriment to the applicant, to the appellant's use of their property.
planning commission recommends that the board grant their requested dimensional variances
for side yard width and rear yard depth thank you mi 2023 004 393 11 queen street i vote yes
with proviso revised plans three pages stamped by zba january 31st 2024.
Thomas Holloman, my vote is yes
with proviso
James Snell, my vote is yes
with proviso
Ishmael Shaheed, my vote is yes with proviso
Thank you, counsel
Thank you
Number two, MI 2023
916 League Street
Vern Anastasio is the attorney
There's no RCO letter
that we have at this point
but the meeting was held 1-9-24.
There's a letter of non-opposition
from Council Member Squilla
and the ZBA received three forum emails
of support from neighbors on League Street.
Mr. Chair, this is Hillary.
I just want to note in Council Member Squilla's letter,
he states that the RCO did not reach an agreement
on the request as the neighbors were in non-opposition
and the RCO committee was opposed.
Okay, thank you.
Vern Anastasio has been promoted.
Good morning, counsel.
Good morning, Mr. Chair.
Please state your name and spell for the court stenographer.
Yes, sir.
It's Vern Anastasio, 2016 Spruce Street, Philadelphia, 19147.
I'm representing Carrie Marie, the owner of the subject property.
Our vice chair has just a few questions.
Thank you.
Good morning, counsel. Do you agree to wait or stipulate to its accuracy?
Have you emailed in all the required documents and exhibits that is needed to proceed with this case five days in advance of this hearing?
I have.
Thank you. Please proceed and share your screen.
Thanks.
All right, Mr. Chair, members of the board, we're here for 916 League Street. Fairly straightforward appeal here.
There is the proposal for an erection of a fourth floor above an existing flat.
My client has owned this property for quite some time.
There have been some considerable problems with water damage.
Upon looking at it, it turned out to be a project that would take a lot of construction.
As a result, my client thought it would make the property certainly more livable because it's on a postage stamp size lot if they were able to extend the rear and with the addition of the fourth floor.
As you'll see here, it's not unusual.
The height is not unusual because let me pull in here for you in a minute.
we've got several properties on their side of league street this is little league street okay
on the north side the properties are relatively modest in size as far as height is concerned
however on the south side the homes are far more taller you'll see this four over one property
that stretches from the middle of the block all the way to the corner.
And as you can see here, you've got adjacent properties that go well in excess of the 38 feet
with roof decks and different additions.
And here's a pilot house that goes beyond that as well.
So on this side of the street, the heights of the homes sort of reflect the heights of the properties
that face Washington Avenue because you're getting closer to the commercial section,
southern end of Bella Vista. Additionally, the property that my clients abut from the rear
has zero windows, so this doesn't impact them at all. Let me show you what we have as far as
This is the size of the lot. As you can see, it is extremely small. And the idea is to put in a rear home office and then the sunroom at the top.
Here's an elevation. These architect plans were done by Toner and Associates. Mr. Toner's here
if there are any questions with regard to design. But as you can see, the sight line will have zero
But as you can see, the sight line will have zero impact on the sight line of pedestrians on Leak Street.
impact on the sight line.
And the front end cornices will, of course, align with the adjacent properties.
And there are some additional items.
Here are some photos.
right now as you can see there's a staircase that i certainly couldn't go up and down on
but uh i'm sure some folks can and uh uh that would just be covered that stair would just
become internal let me uh here is the
Here's the letter to the RCO and to all adjacent neighbors.
Here's the addresses that were all mailed or noticed.
The meeting itself was very well attended.
As the RCO letter indicates, 100% of the neighbors in attendance supported this appeal.
In fact, and even a good majority of the RCO committee, I think one or two members may have had a bad day.
And as a result, they sent over a letter saying that there was no consensus, but no RCO meeting is ever 100 percent consensus.
But 100 percent of the neighbors who live around there were in support of the appeal.
And that's what drove Council Member Squilla to support a non-opposition position.
In addition, pages 23 to 26 in my exhibit packet show written letters from immediate neighbors with regard to 926 League, 909 League, and finally, the neighbor most impacted.
a 918 league, which is they share a breezeway. There would need to be access to that breezeway
in order to put the rear addition on. And the neighbor at 918 is, again, in full support
per her letter. And additionally, there was an email granting my client full access to the
breezeway in order to get the extension. I believe this neighbor, among all the other neighbors that
came out in support understand that these are very small homes on very small lots.
And if there's a way, especially post-COVID, to have a home office and make the property
more livable, it certainly will preclude folks from leaving the neighborhood and leaving
the city, which, of course, they don't want to do.
As a result, because of the unanimous support of all community members who live within the
immediate area most impacted, both at the RCO meeting and reflected in the emails today.
Because of the unusually small size of the lot in question, and because our proposal
will just be in line with other homes on the southern side of League Street and not adversely
impact anyone's light, air, or otherwise, I respectfully request the granting of this variance.
Brian, could you bring your client on, please?
Of course. Carrie, could you please raise your virtual hand?
Carrie Maria is allowed to speak.
Good morning. Could you state your name, please, and spell for the court stenographer?
My name is Mary Maria, M-A-R-Y. Last name is Maria, M-A-R-I-A. Just to note that Carrie is a nickname.
Okay. Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
I do. Proceed, counsel.
Thank you. Ms. Maria, did you hear my presentation to the board this morning?
I did.
And is it true and accurate to the best of your knowledge?
It is.
And do you adopt it as your own testimony?
Thank you. I have nothing further, Mr. Chair.
Questions from the board?
No, Mr. Chairman.
questions or comments from our attorney hillary emerson just a quick question um mr anastasia
did you receive a letter from bella vista neighbors we got the letter from the council
office but we never received anything from from bella vista the only thing i received uh was i
think a vote breakdown from them okay can you forward that to me because we we didn't receive
that thank you questions or comments from the virtual audience
there are no hands here planning commission thank you chair
there are no hands chair planning commission thank you chair bergman and board members good
morning david effecto with the city planning commission the comprehensive plan recommends
no change to the residential single family zoning at this location the proposed variance for maximum
height is minimal and does not conflict with the purpose and spirit of the zoning code the vertical
vertical extension of a non-conforming rear wall is a continuation of existing condition we would
argue that the small size of the lot, 514 square feet, and the shallow depth, approximately 33
feet, pose an economic detriment to the appellants' reuse of their property. The City Planning
Commission recommends that the board grant the requested dimensional variances for maximum height
and vertical extension of a non-conforming rear wall. Thank you. MI 2023-004-501-916 Lake Street,
I vote yes, with proviso.
Revised plans, one page, stamped by ZBA, January 31st, 2024.
Thomas Holliman, my vote is yes, with proviso.
James Snell, my vote is yes, with proviso.
Ishmael Shaheed, my vote is yes, with proviso.
Thank you, counsel.
Thank you.
Number three, MI 2023, 004-404-665-North 11th Street.
Henry Clinton is the attorney.
Letter of support from 14th Community Organization, RCO, based on revised plans.
Mr. Clinton has been promoted.
Thank you.
Good morning, Mr. Clinton.
Good morning, Mr. Chairman.
Could you just state your name, please, and spell for the court stenographer?
Sure, Henry Clinton, H-E-N-R-Y, Clinton, C-L-I-N-T-O-N.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client and relationship to the property?
My client is Mr. Nguyen, capital N, capital G, and he is the sole member of the LLC that owns the property, 665 North 11th Street, LLC.
All right. Our vice chair has a few questions.
Good morning, counsel. Do you agree to waive the reading of the refusal or stipulate to its accuracy?
I do, Mr. Chief.
Have you emailed in all the required documents and exhibits within five days to proceed with this case?