so that's what I'm just saying
it's um it's cutting a little close um but we should be able to do it chair we can go forward
with that okay april the 14th at 9 30. great and i'll stop the share and we'll move on um and i
will conclude this hearing and i guess we'll just come back from this one all right all right so
let me for the record mi 2020 does 001 853 1524 north 4th street is continued uh hold on a second
the hearing will resume be resumed oh it's a resumption hearing correct
uh no chair we would consider this as a continuant and the applicant would have to
vote yes it'll be continued until april the 14th at 9 30 a.m thank you thank you thank you calendar
number 1685 1530 north 25th street attorneys leo malvahill all right members of the board i still
promise to tell the truth i waive and stip we i have to i have to read that you also agree to
waive the reading of the refusal and stipulate to its accuracy yes i do okay and have you submitted
all of your um exhibit uh exhibits in the required documents yes with the required documents you may
proceed great thank you members of the board again for purposes of record leo mulvihill m u l
he is in victor i h i l l here today on behalf of the applicant alex who owns la8 investment
incorporated what i have on the screen is the title page for the exhibit packet we have the
refusal appeal and project information form at page one zoning map at page seven date of eight
commercial activity at 14 tax clearance at 15 rco notification at 16 rco letter at 19 voters of the
property at 21, plans at 37. Members of the board, this block of North 25th Street, I'm
intensely familiar with because I've done probably six appeals on this block in the last couple of
years, all of which, if I recall correctly, are for multifamily on a single family block. One
moment, I'm just going to do one page up. And that's exactly what we're here for today. We're
proposing three dwelling units on a single family block. That's going to become important
when we get to the zoning map and you'll see why. Members of the board, I'm now showing page 7 of my
exhibit packet. You see on the top is the map that I pulled from Atlas. The dark blue area is the
subject lot. It's currently vacant. You'll see that we have this strange L-shaped yellow area of RSA5
properties. I say strange because there's existing multifamily there, specifically on the north
corner of the block where 25th intersects with Oxford. You'll see when I get to the photos,
corner of the block where 25th intersects with Oxford. You'll see when I get to the photos,
an aqua-colored building, multi-family, I believe, with commercial on the ground floor,
or at least it used to. The large areas of RM1 to the east, which would be to the right,
are mostly vacant land. I'm not sure whether this has been remapped yet, but it's mostly vacant.
The buildings directly across the street are gorgeous, and I hope someone rehabilitates them,
but they're also vacant three-story houses.
There's some commercial misuse on the corner,
but I'd suggest that perhaps upon revisiting this,
city planning may look to remap this as RM1 as well,
just like the surrounding blocks.
It's a copy of the deed for the property
to L88 Investment Incorporated.
Client, Alex, is the principal.
Page 14 is my client's commercial activity license.
16 is the tax information.
again that was having issues with the application on the city site. Zoning notification letter is
here at 16. Proof of mailing is here at page 18. And this is our RCO meeting form. We didn't really
get any sort of feedback as to why the neighbors opposed this project. We just got this letter
showing there was that there was no consensus that was reached, but you can see the votes
that are present. We only received this pretty recently. As I've stated before, members of the
board, I've been on this very block with at least four, maybe five different applications immediately
adjacent. Greater good development was one. That's the only one that comes to mind at the moment for
multifamily on this very block. I'll get to the photographs now. So you can see my original zoning
sign from way back when, still there, and a new one. They don't make zip ties like they used to,
they all kept breaking, so I had to use duct tape like MacGyver, but that actually stuck up there
and stayed pretty well. This is looking southbound on the block. You see a new construction on the
block and you see the existing houses that are already there. Our lot is located at the right
of this photo on page 22. This is our lot with the tree in it. It's looking northbound. Members
of the board you can see directly across the street this three-story single family homes or
maybe multi-family at some point um but they're currently zoned for multi-family i'm hoping
somebody does something nice with those instead of taking them down because they have really nice
structure and the cornice lines look really good you said mr mobile they are currently zoned
multi-family as far as i understand one moment members of the board make sure i'm not misspeaking
yes so looking back again to page seven of my packet i'm going to zoom into the top
So our subject property, the vacant lot, is here in blue.
All those homes I just took pictures of, the three-story ones,
those are all located on this block with red in there,
R-E-D as in delta, N-E-R, the north, and Bolton to the south.
Those are all those vacant homes that I just showed pictures of.
Thank you.
Where are we?
So back to page 26, more photos of those.
Looking northbound on the block.
pardon me that's uh southbound on the block that's redner street on the corner you see all the vacant
land all over the place back when we had to hand flyer for these meetings before notifications i
was on this block all the time handing them out you'll see the left of this photo page 30 looking
northbound on 25th that aqua building which is multi-family that i discussed with you earlier
these somehow got out of order my apologies members of the board so the house immediately
adjacent is recently rehabbed that is a single family i believe this house with the green awning
located on page 32 green shutters is multi-family if but not legal multi-family but i can't speak
to that necessarily this is that aqua building that's rather large may have been a corner store
at some point but it's most assuredly multi-family i can tell by the multiple mailboxes and entrances
as i walk by looks like we're repeating photos again here we go now to the plans page 37
So this is 1530 North 25th. Composing red brick, large windows, not exceeding 38 feet. Nothing really too crazy.
Zooming in now on the schematics on the next page. So we're looking at a 32-foot, 9-inch building. We are not even going to the full 38 feet.
This height allows for a decent amount of space between each floor, 9-foot-1 inches from floor to ceiling.
There is egress wells in the basement to allow for additional light and emergency access.
Oh, going too fast for myself.
Going to the bottom of page 39, there is a roof deck that is planned.
And then here's the site plan, I will rotate that, maybe.
Okay, well, I rotated on my preview but not on my big screen, so never mind.
so never mind in any case here's the lot itself the lot itself is 15 feet wide we propose to have
In any case, here's the lot itself.
a little bit more lot coverage than what were provided under the code that said we still have
a substantial room to our depth and let's go to the floor plans themselves members of the board
as i said it is a three family dwelling so we're going to start on the bottom which is a cellar
plan. Bedroom front, bedroom rear, lever as well. Bathrooms in the basement, mechanical area,
stairs. You have trash storage in each of the units as well. So as we go to the first floor,
this unit, by the way, is about 1,550 square feet, so a decent size. You come in the front
door up the steps, hang a left, you're in the front room, the dining, kitchen, bath, and then
a bedroom, office, whatever you want to call it, to the rear. Second floor plan, as you go up the
main staircase in the front, go up the stairs, hang a left, you walk into the kitchen, it's about
730 some square feet. You have living room at the front, dining and kitchen to the middle,
bedroom to the rear, trash storage, off the bathroom. And then same thing on the third floor
as well. Although this has two bedrooms, one in the front, one in the rear. So we have a mix
of one and three bedroom, one, two and three bedroom units to provide for families of any size.
it will be a mix of pricing anywhere between 1250 to 1650 perhaps for these units market right is
ultimately going to determine what's what but they are planned to be rentals not sales at this time
that may change in the future but for now that's what we're looking for for rental stock
with respect to community concerns parking i believe was one as we know it always is
in the city of Philadelphia, no matter where you are.
I don't recall specifically other concerns that were brought up.
And I didn't receive an explanation of position letter from the organization either.
So I'm unsure what the community group's position is otherwise.
But namely, the hardship here is this.
This lot is part of a small pocket of RSA5 properties that is mostly vacant land.
There's a few homes on there for sure.
But in the last several years, this zoning board has granted variances for multifamily on this very block. It's surrounded by RM1. Single-family homes, while they are desirable for many people, we all know the price of construction is continuing to climb, especially with new construction rather than a rehab.
So this is a vacant property. We're seeking to offer these units at an affordable price point in terms of looking at AMI and kind of pegging it to that so that we're not trying to take anybody who's been here for a while and force them to go out just because rents are getting too high.
Irrespective, those are the hardships that we face in this instance.
I suggest that this lot should be zoned RM1 rather than RSA5.
It's the development of a vacant lot into a three-family dwelling.
The price point of these units is going to be such that long-term residents or newer residents who want to move in should both be able to afford these.
We're happy to take any questions from the board at this time.
Thank you. So the first floor and basement is one unit. It's a bi-level unit? Is that correct?
Correct, about 1,550 square feet.
Okay, thank you.
Questions from the board.
Yes, Mr. Chairman.
What is the hardship for three units?
Why do you have to have three units?
I mean, the hardship has to do with the fact that this would be a multifamily.
We suggest to the board, at least, that this ought to be a multifamily dwelling lot to begin with.
And my recollection, without doing the math really quickly, is that based on the size of this lot, by May, turning to page 38 of my presentation packet, our lot is 1,260 square feet, which, if I'm doing my math right, quick and dirty, that would allow us for three units by right if this were to be zoned RM1.
So that's what we were looking at, taking the idea of an RM1 lot and working within
those confines, considering we're in a strange pocket of RSA-5, otherwise mostly surrounded
by RM1.
In addition, having the additional unit allows us, just for purposes of pricing, to reduce
the cost of the units for people who want to move into there.
Whereas with two units, the price point goes up, because with a three-story building, you
now have two bi-level units, each of which are about 1,550 square feet, which is going to increase
the rental price from around $1,250 to closer to $1,650 per unit. One more question. Yes.
What is your percentage for the AMI? I don't recall the numbers offhand. I'm sorry I don't
have the documentation in front of me, but in speaking with my clients, that was part of the
calculation that was done. I could take some time if the board wanted to suspend this to grab AMI for this zip.
I could take some time if the board wanted to suspend this to grab AMI for this zip code.
Market rate for one and two bedroom units now, generally speaking, is around $1,500, $1,600.
Based on speaking with my client and having other cases now in the area with newer construction in Brewery Town in the zip code.
Thank you.
Certainly.
Thank you, Tom. Any other questions from the board?
Anyone else would like to testify in this case?
If so, please raise your hand.
No hands, Chair.
Thank you.
Planning Commission.
Thank you, Chair DiCicco.
Ian Hegarty for the Philadelphia City Planning Commission.
Chair and members of the Board, in 2014, the zoning map was amended from RM1 to RSA5 in
this location in accordance with recommendations from the comprehensive plan and with the support
of the community.
Any adjacent nonconformities notwithstanding, we don't feel the applicant has demonstrated
that development is restricted by any kind of unique physical circumstances or conditions on
this property. The appellant's arguing that the hardship is an economic hardship or a hardship
having to do with the restrictions of the zoning code, neither of which are legitimate grounds for
hardship in the case of use variances. And if the lot should be zoned to RM1, then we would
recommend that the applicant petition for a zoning map amendment however as long as this is zoned rsa
five uh the city planning commission will have to recommend that the board deny the variance
are you aware of any uh future remapping in the not too distant future remapping of the opposite
side of the street which are now it's all multi-family has there been any discussion about
re-remapping that every class i don't i don't have that information immediately handy but i
can check on that. Yeah I'm just curious I mean the entire everything across the street is multi.
Yeah and typically a lot of the recommendations on side streets would be to change that to RSA 5
but I'm not sure I'm not the district planner for that area I would have to check on that.
And chairman just going on the word of the remapping with respect to Mr. Haggerty if it
was remapped in 2014 then the city planning commission made that decision in 2014.
Directly behind us is also RM1 directly across the street and all those vacant lots is RM1
as well. So I understand Mr. Haggerty's concerns. However, I stand by my position here that I find
it curious that the vacant lots here were zoned RSA 5, whereas the existing structures across the
street and other vacant lots remained RM1. And we have RM1 directly behind us, directly to the
south of us on the same block. Yeah, that's why I asked that question. I'm not criticizing,
just was curious as you know what what if there was any immediate any any soon to be remapping
again all right um mi 2020-001-685-1530 north 25th street my vote is yes my vote is yes
my vote is yes my vote is yes my vote is yes my vote is no
thank you members of the board sure i think number six calendar number zero seven four two
2116 north 20th street the owner is michael green
the stenographer we have one more case after this which should go rather quickly do you need a break
now or could you I can wait okay thank you um excuse me chair we're also going back to um
that's right we're going back to uh Mr. Laver correct thank you Mr. Green are you available
or Mr. Scott are you available for this yes yes
who said yeah Mr. Green yes is it possible I can get a continuance
it is it's going to be a while i know but i have no other choice i can't present it myself i have
to find somebody to be able to present this for me okay uh is it okay to ask a question
yeah sure mr green what is the dilemma would you be able to still bring up the exhibit
and just speak to it well my architect is supposed to be email he's not really computer savvy he's
older man um i thought it would be a pretty simple process um he's now let me ask you this
if the if the board can review the exhibit themselves can you speak to what you need to do
with your project yes that that was the dilemma um he couldn't he he couldn't get it on his
computer he's not computer savvy but it's pretty simple i can if to miss mr green to miss sunken's
point we we the board has a copy of the floor plan the exhibit so you can just speak to it