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Hearing video

ZBA Hearing - June 24, 2026

Philadelphia Zoning Board of Adjustment (ZBA)Jun 24, 20262h 5m

Number 12, MI-2025-007650-1124 South 60th Street, John Douglas is the applicant.

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I see no one in the audience with that name, Chair.

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1124 South 60th Street, I vote to dismiss with proviso. Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Carol Gaston, my vote is to dismiss with proviso.

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Danetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 13, MI 2025-003-820, 1137 Spring Garden Street.

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Janice Sulman is the appellant.

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I see no one in the audience with that name, Chair.

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So for 1137 Spring Garden Street, I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanada Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 14, MI 2026-002-017-1200-202 Chestnut Street.

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Ronald Patterson is the appellant.

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I see no one in the audience with their name, Chair.

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12202 Chestnut Street, I vote to dismiss with proviso. A two-year rule waived.

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Michael Johns, my vote is to dismiss with a proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 15, MI 2026-001-166, 1204 East Palmer Street.

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Luke Wolfram is the appellant, and also Michael Phillips.

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I see no one in the audience with either name tiers.

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1204 East Palmer Street.

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I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number six, MI 2026-007, number 16, I'm sorry, MI 2025-007-963-1216 Reed Street.

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Ronald Patterson is the applicant.

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I see no one in the audience with their name, Chair.

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12-16 Retreat, I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Teneda Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 17, 2025.

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Number 17, 2025-003-828, 1217 and 19 East Columbia Avenue.

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Zen Jin is the appellant.

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Zen Jin has been allowed to speak.

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Good morning.

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Good morning, sir.

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

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And could you please spell your name for this phonographer?

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Sure.

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ZEN JIN, Z-H-E-N, last name J-I-N, and I do swear and affirm to tell the truth.

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Thank you.

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Could you give us an update on this case?

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I believe a lot of these cases that the board are now listing, we previously requested withdrawal on,

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so we have no issue with the dismissal with the two-year proviso, a waiver of the two-year proviso.

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All right. So 1217 and 19 East Columbia Avenue. I vote to dismiss. Proviso waive the two-year

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rule. Michael Johns, my vote is to dismiss with proviso. Cheryl Gaston, my vote is to dismiss

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with proviso. Tanetta Graham, my vote is to dismiss with proviso. Ryan McAdams, my vote is to dismiss

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with proviso layla baby my vote is to dismiss with proviso number 18 mi 2026 002 107 12 18 to 22

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chestnut street um craig douche is the applicant

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i see no one in the audience with their name chair i was gonna say we also have carrie nace paust

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as the listed attorney. I see no one in the audience. What that mean?

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So 1218 to 22 Chestnut Street, I vote to dismiss with proviso. Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tannetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 19, MI 2026-001-195. 1246 South Broad Street, Ronald Patterson is the applicant.

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I see no one in the audience with their names here. 1246 South Broad Street, I vote is

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to dismiss, waive the two-year rule. Michael Johns, my vote. Michael Johns, my vote is to

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dismiss with proviso. Cheryl Gaston, my vote is to dismiss with proviso. Tanetta Graham, my vote is to

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dismiss with proviso. Ryan McAdams, my vote is to dismiss with proviso. Layla Beebe, my vote is to

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dismiss with proviso. Number 20, MI 2026-000866-1254 North 19th Street. Jordan Rushdie is the applicant

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and also Investment 4179 Limited.

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I see no one in the audience with either names here.

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1254 North 19th Street, I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 21, MI 2026-001-828-1300 West Wishart Street.

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Joseph Vaccaro is the applicant.

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I see no one in the audience with their name, Chair.

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1300 Wishart Street, I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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MI 2026-000679-1307 East Moyni-Mensing Avenue.

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Joshua Kublerd and Michelle Matteoni are the applicants.

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I see no one in the audience with either names here.

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1305 East Moimensing Avenue, I vote to dismiss.

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Michael Johns, my vote is to dismiss.

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Gerald Gaston, my vote is to dismiss.

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Tanetta Graham, my vote is to dismiss.

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Ryan McAdams, my vote is to dismiss.

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Layla Beebe, my vote is to dismiss.

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number 23 mi 2026 000 422 1312 east peshunk avenue carrie nash palst is the applicant

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is the applicant i see no one in the audience with that name chair

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i see no one in the audience with that name too

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1312 east passion avenue i vote to dismiss with proviso two-year rule waived michael johns my

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vote is to dismiss with proviso cheryl gaston my vote is to dismiss with proviso tenetta graham my

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vote is to dismiss with proviso brian mcadams my vote is to dismiss with proviso layla beebe my

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My vote is to dismiss with proviso.

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Number 24, MI 2025-007-877, 1314-18, South 21st Street.

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Ryan Bolin is the applicant.

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I see no one in the audience with their names here.

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1314-18, South 21st Street.

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I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Sonetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 25, MI 2026-000446, 1327 North A Street.

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Brett Feldman is the listed applicant.

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I see no one in the audience with that name, Chair.

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1327 North A Street, I vote to dismiss with proviso two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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number 26 mi 2026 001 057 1357 north delaware avenue joseph nicholas is the applicant

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or nicola i see no one in the audience with their name chair 1357 north delaware avenue

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i vote to dismiss with proviso two-year rule waived johns my vote is to dismiss with proviso

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cheryl gaster my vote is to dismiss with proviso tenetta graham my vote is to dismiss with proviso

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ryan mcadams my voters to dismiss with proviso leila beebe my voters to dismiss with proviso

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number 27 mi 2022-004-227 1400 south edding street david orphanetes is the applicant

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I see no one in the audience with that name, Chair.

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1400 South Edding Street, I vote to dismiss with proviso.

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Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 28, MI-2025-000408, 1406 Ridge Avenue. Ryan Bolin is the applicant.

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I see no one in the audience with their names here.

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1406 Ridge Avenue, I vote to dismiss with proviso. Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 29, MI 2026-000-797-1427-29 Rockland Street, Scott Bruce Wayne is the applicant.

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I see no one in the audience with their name, Chair.

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1427-29 West Rockland Street, I vote to dismiss with proviso. Two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Bayla Beebe, my vote is to dismiss with proviso.

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Number 30, MI 2026-001-161, 1430 South 7th Street.

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Garvin Wise is the applicant.

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I see no hands, Chair.

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I see no one with that name.

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1430 South 7th Street.

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I vote to dismiss with proviso.

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Two-year rule waived.

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John's, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 31, MI-

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Number 31, MI2026, 000683, 1432 North 16th Street, the African Method, is the applicant.

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I see no one in the audience with their names here.

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1432 North 16th Street, I vote to dismiss with proviso, two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanetta Graham, my vote is to dismiss with proviso.

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Ryan McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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All right, 33. MI-2025-003-829-1520 North Sydenham Street.

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Sarah Amander-Ferr is the applicant, and also Michael Mattione, the attorney.

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I see no one in the audience with either name chair.

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1530 North Sydenham Street, I vote to dismiss with proviso, two-year rule waived.

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Michael Johns, my vote is to dismiss with proviso.

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Cheryl Gaston, my vote is to dismiss with proviso.

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Tanata Graham, my vote is to dismiss with proviso.

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Brian McAdams, my vote is to dismiss with proviso.

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Layla Beebe, my vote is to dismiss with proviso.

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Number 34, MI 2026, 001, 218, 1544 to 46 McGee Avenue.

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Harry O is the applicant.

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