really good so it needs to be a lot of work done in the structure so based on your estimate how
much and and because of the significant foundational issues um the building structure has to be torn
down is that right yes uh it was because it's really dangerous so it's always safer to knock
it down okay so what's the estimated cost to demolish the property as well as building a
single family house there it's approximately like two hundred ninety thousand dollars and
this is not including my fee it's just the built okay what so we make it easier what what would be
like all in uh if you had to you know give a price today 320 000 okay so 320 000 um i don't think i
have any further questions uh from mr cecily i do know that my client is trying to get on
so i think she would she try one more time jason brandon i have allowed her to speak sir okay
Hi, could you state your name and spell for the court reporter, please?
I think she's muted.
Diana, you have to unmute yourself.
Hi, can you hear me now?
Hi, could you state your name and spell, please, for the court reporter?
diana abdurakmanova d-i-a-n-a last name a-b-d-u-r-a-k-h-m-o-n-o-v-a
do you swear for him to tell the truth the whole truth nothing but the truth
yes proceed counsel all right thank you um diana um we just heard from mr cecily
that it would cost $320,000 to demolish the current building structure and to erect a new
one. Is that correct that he conveyed that to you? Yes. Okay. And how much did you purchase
the property for? We purchased the property with all the closing costs included, rounds up to $213,000.
dollars. Okay. So between those two costs, the $213,000 as well as the $320,000, we're at $533,000.
Now, Diana, you're also a licensed realtor, right? Correct. Okay. So in your professional opinion,
Correct.
So in your professional opinion, how much would you be able to sell a single-family home at that location if constructed the way you intend to?
how much
So based on all the comps in the area, ground-up new construction, the sale value is approximately mid-400s to 500s.
Okay, so which exceeds the amount of money that you would have spent on construction as well as the acquisition.
Now, in addition to that, you also have had carrying costs over the time period in which you've been dealing with this issue, right?
Yes, so because of the structural damage to the property, we had to do the foundation.
We had to reinforce the foundation because when we purchased the property, it was purchased at a mortgage sale.
We were not allowed to enter the premises prior to the purchase.
Once we acquired it, we had an engineer that surveyed the property who told us that we need to reinforce the foundation in order to stabilize the structure.
Aside from that, the roof had a huge leak, which ended up leaking over to the property on the right side, which we also had to patch up just to prevent further damage to the property.
In that case, it created a lot of damage to the framing of the house.
And in the photos, you can see the floors are significantly tilted because the house sagged on one side because of the foundation, plus everything else is highly damaged due to the water leak.
So I guess my question was more so financially, how much money have you spent in carrying costs and maintenance for this property since purchasing it?
Since the purchase, $25,000.
All right. So from $533,000, we're up to another $25,000, which is $558,000. Now, if you sold it
for $500,000 in property, you would be running a deficit, but then you also have to pay a realtor,
right? Correct. We would have to pay commission. So even if you were the realtor, you still would
have more likely not a realtor on the other side, which you have to pay commission. Yes.
So even 3%, you're at $15,000 more. And you also would have to pay closing costs, which includes half of your transfer taxes.
Yes. Even if I forfeit my commission, we still fall underwater.
Yeah. So there's no way that you can sell this house without losing a lot of money. Is that correct?
Correct.
okay what about renting the property um how much would you be able to get from renting the
property if you built it as a single family as a single family three bedroom three bathroom
it's 2500 maximum a month plus including carrying costs which is maintenance and taxes that and
insurance that we will be inquiring as well so you can get a rent of 2500 if you built it the way
you would need to, how much would your carrying cost be to do that per month?
Per month? I'll tell you right now, one second. Monthly carrying costs will be around $800.
How much?
$800 monthly.
No, I meant like the cost of acquisition, the cost of construction. How much would you be paying
in mortgage payments and everything per month if you're buying if you're renting it for $2,500
what are your carrying costs I don't have that number available
okay but is it more than the $2,500 it's more it comes out more okay um I think when we spoke
you indicated there was a number of like $3,200 when you did the numbers plus there would be the
insurance and taxes, which would be an additional $500, right? Yes. So it would be like $3,700
as your monthly maintenance for that property. And you can only rent it for $2,500. So you'd
be running a deficit every single month if you had this as a single family. Yes. And you base
these numbers on your review of the multiple listing service? Correct. For both rental and
and purchases right rental and purchases and with other projects that i have done in the philadelphia
area well thank you so much i appreciate your time all right thank you questions from the board no mr
chairman no mr chairman what should your comments from the virtual
no mr chairman questions or comments from the virtual audience
do not see any further hands mr chair planning
planning commission
sorry ron bednar city planning properties indicated for residential use on the city
plan or adopted district plan recommends no change the existing zoning at this location.
The applicant's hardship is not supported with evidence of unique physical circumstances that
would prevent it from being used in conformity with the code. The proposal does not represent
the least minimum relief therefore we recommend the request for variance not be granted.
MI 2022-005-118-2713-East Huntington Street, I vote no.
Thomas Holloman, my vote is no.
Ishmael Shaheed, my vote is no. Thank you. Thank you, counsel.
Number seven, MI-2022-002-549-3460 J Street.
Sean Ward is the attorney.
Letter of support from IMPACT.
Letter of non-opposition from Council Member of Lozada.
Back in as a panelist.
uh my apologies mr chair my uh phone started ringing off my hip uh as the as i was being uh
up you know uh upgraded to a panelist uh sean ward on behalf of the applicant my name is spelled s-h-a-w-n
last name w-a-r-d address 331 east street road trivos pa 19053 do you swear affirm and tell
truth the whole truth nothing but the truth i certainly do could you identify your client
and their relationship to the property uh i'm sorry chair this is the uh i got cut off is this
tioga or j street this is j street okay all right i represent 3450 j street llc which is the owner
of the property known as 3460 j street subject to this calendar number mi 2022 002549 and present
with me today, I have George Groves, that's G-E-O-R-G-E, last name Groves, G-R-O-V-E-S,
a representative of 3450 J Street, LLC. All right, our vice chair has just a few questions.
By all means.
yes good afternoon counsel do you agree to waive the reading of the refusal and stipulate to its
accuracy i certainly do have you emailed all the required exhibits into our office five days in
advance to this hearing yes i did thank you please proceed and share your screen thank you very much
Mr. Chair, can we confirm my screen is shared?
It is.
Okay, excellent.
I have submitted my typical exhibit and summary of relief.
Again, I represent 3450 J Street LLC for the subject property at 3460 J Street LLC, which as a side note, there was a subdivision.
The original property was known at 3450 and we subdivided it and now it's known as 3460 at the aforementioned calendar number.
However, we filed an application for the creation of four tenant spaces for business and professional offices and a personal services, which is a salon, together with the accessory storage at the basement on the same lot with all other previously approved uses.
The application resulted in two refusals, business and professional office and personal
services are not permitted in the district, so we seek the use variance today, and that
use variance today. And that is all referenced in Exhibit A1, which is the Notice of Refusal.
is all referenced in Exhibit A1, which is the
Hang on a second. All right. A2 is the ZBA Application of Appeal. A3 is the Project
Information Form. A4 is Proof of Ownership. And A5 is the Proof of Tax Clearance, all of which
required with the application and appeal process. A6 is a site plan. A7 is a key plan and use
schedule. A8 are the photographs, including postings, subject property, and street views.
Most importantly, I would submit A9 as the letter of support from Impact CDC, which is the assigned
RCO. A10, if submitted, would be a letter from Councilman Squilla. I believe that's his district.
I did not receive personally a copy of that letter, but I am counsel.
Counsel person Lozada. Oh, I'm sorry.
And we have a letter of non-opposition. Oh, excellent. Thank you, Mr. Chair.
And very briefly, I'm sorry. I'm sorry. I'm going to talk. Yeah, we do have a letter.
I'm sorry. She's on both your cases. We do have a letter of non-opposition.
Excellent. Thank you so much for noting that on the record.
As far as the relevant zoning history, the redevelopment of this corner has gone back to 2017, where we were granted a permit for the erection of an attack structure 60 feet high with 18 dwelling units.
In 2019, it was the relocation of the lot lines, as I mentioned earlier, separating 3450 from 3460 J Street.
In 2019, a permit was issued for 24 dwelling units and a vacant commercial space at the first floor.
In 2021, we came back with a daycare center at the first floor and basement.
In 2021, another unity of use for 3450 and 3460, together with 1046 Tioga Street, was permitted.
And then in September of 21, we received approval for the sixth floor addition together with, again, the vacant commercial space at the first floor and basement because tenants had not been identified.
So A-12 is the zoning map and A-13 is the aerial photo.
So, again, just moving through the exhibits, again, the property is zoned RM1 and I2.
The refusal was dated in March of last year for the property at 24 J Street.
And, again, it resulted in two variance refusals.
Business and professional office are prohibited, again, because it's RM2 and I2.
And the other use proposed personal service, a physical fitness gym, is prohibited in the district.
We submitted with our packet the application of appeal, the project information form, and of course, my transmittal letter.
Here is a copy of the deed recorded October 31st, 2019, for the property at 34 J Street.
Moving on, tax clearance.
Again, taxes are paid through 2022.
As Alan represented in his past presentations, these taxes are not due until March 31st.
However, the majority of the taxes have been paid, as you can see, a credit for $5,280, and there's a balance of $354 due and owing.
With regard to the site plan, this property is bounded by East Tioga at the top of the plan and J Street at the side of the plan.
When we look at the floor plans, we're speaking of four units that have previously been designated on the ground floor, but now we are seeking the variances for these four units.
C1A, C1B, and C1C, I believe, are the business professional offices and C2.
I believe, are the business professional offices, and C2 is the personal services, the spa, I mean, the physical fitness center.
So in our application, we also included a key plan and schedule.
So again, C1A, C1B, and C1C are for office use, business, and professional, together with C2, which is the personal services.
I'm sorry, it's a salon.
There you go.
The others have been, they're existing previously approved uses.
So we're not here about the other uses.
This was a posting.
Everybody still seeing my exhibits?
This was our original posting for the hearing, which was continued.
This is the subsequent posting for today's hearing.
As you can see, it's located on the front window of the site.
Here is a photo of the building in question from the Tioga Street view.
This would be a picture from the corner of J Street, which is going from bottom center, upper left, and bottom center, upper right, representing J Street and Tioga.
Tioga. This picture just represents a walkway in between 3460 and what is now known as 3450 J
Street. Across the street, Mr. Chair, is 1100 East Tioga, which is the subject of the next
hearing, I believe, which my client
has since acquired, and
I just gave this for reference as to what it appeared
back when we were granted a variance to
extend the beer distributor out to the street frontage.
Okay. We also have
a view of Tioga Street to the west.
This is the Scanlon Playground, well-known in the Irish community, I might say.
And again, Tioga Street facing east towards Kensington Avenue, and you can see the elevated
Frankfort Market line.
Again, the Tioga Beverage, which has since vacated, sold the premises to the same principal of our owner on this project.
Here is the letter of support from Impact Services.
As you can see, it's dated September 22nd.
Unanimous support due to our meeting on 9-21.
And then not to belabor, but attached from here on in are all of the zoning permits evidencing the zoning history.
This here is the zoning map.
As you can see, our property, which is shaded with the RM1, is adjacent to the I2.
2 over here on RM1, this corner is 1100 East Tioga, which is subject of the next application.
But variances have been granted along with permits for the use of those properties.
This is a Google Aerial. Prior to construction, as you can see, it was a vacant lot.
Scanlon Playground is located across the street.
Tioga Beverage, the 1100 East Tioga Street is located right across the street.
So basically, this square was subdivided from the entire parcel.
This is now known as the J Street loss, which is 3450 J Street, and we are 3460 J Street, however, owned by same applicants.
That is all I have to present to the board at this time.
If the board has any questions.
your owner with you do you want to yeah i would ask that george groves a representative of the
owner uh be allowed to speak sir could you state your name and spell it please for the court reporter
george groves g-e-o-r-g-e-g-r-o-v-e-s right do you swear a firm to tell the truth the
Right. Do you swear, affirm, tell the truth, the whole truth?
whole truth nothing but the truth yes sir
Nothing but the truth.
Yes, sir.
Proceed, counsel.
George, have you heard my representations to the board this afternoon?
Are they true and correct to the best of your knowledge, information, and belief?
And are they true and accurate?
And you adopt them as your own testimony?
Yes, sir.