and our project architect.
I believe Casey Angel of Longfellow should be in the audience.
if he could raise his hand is he going to adopt your testimony he probably will and he'll just
kind of probably also verify a few that the documents we'll be quick chairman
do we see his hand yes they've been allowed to speak sir okay could you could you please state
your name and spell for the court stenographer. Yes, my name is Casey Angel, C-A-S-E-Y-A-N-G-E-L.
Do you swear for him to tell the truth, the whole truth, nothing but the truth?
I do. Is there a second person with him? Sure. There should also be Dan Rice,
who's the Director of Construction and Design for Longfellow. Dan, are you there?
Well, why don't we, why don't you do Jason, why don't you do Mr. Angel first, okay?
Great. Thank you, Chairman. All right, Casey, you are, in fact, employed by the developer here, Longfellow?
Yes, I am.
And what's your title for the board?
I am the Director of Corporate Communications for our national and international portfolio.
Great. And did you hear my description of the project?
Yes, I did. And that is correct.
And was it accurate? And would you adopt it as your own testimony?
Yes, I would.
Can you just let the board know, does your company, in fact, do they have a history of successfully developing
and managing similar projects across the country?
Absolutely.
Longfellow Real Estate Partners is, as you said,
a long-term investor, operator, and developer
of life science buildings throughout the United States
and United Kingdom.
We were founded over 15 years ago in Boston
and have expanded to various bio-innovation hubs,
such as New York City, Research Triangle, North Carolina,
San Diego, San Francisco, and now Philadelphia.
Great.
And I'm trying, for some reason, it's a little slow,
But can you just describe to the board your engagement with the community in advance of this project?
Yes, absolutely. So back when we announced this project in the summer of 2022, we started to engage with the Philadelphia market in a deep engagement process that included conversations with Philadelphia City Council, School Board, State of Pennsylvania, and the adjacent registered community organizations.
Those four RCOs that were involved in these deep discussions were the Grays Ferry Community Council, Tasker, Morris Neighborhood Association, Philly, Thrive, and Road, which you just talked about, the residents organized for advocacy and direction.
Through these discussions with the neighborhood RCOs and other key community stakeholders, we were able to finalize and implement a robust community benefits agreement, pilot agreement, and career-connected learning plan that will benefit local charter and public school children.
Great. And as part of that, agree. And if we look at Exhibit 5 in this package, which you've seen, is this the community benefits agreement that you have with the community?
Yes, that is correct.
And as part of this agreement, Longfellow is committed, as I understand it, to working with the local schools to provide exposure to life sciences, real estate and STEM careers?
Absolutely. Yeah, we look forward to promoting these industry careers to local charter, public schools, as well as adult earners.
We've actually accomplished this in several of our established markets and look forward
to bringing this about in our latest project here in Philadelphia.
Great.
And also, just for the record, too, is Longfellow, in fact, committed to hiring local members
of the community for the construction and also willing to work with the RCOs to expose
members of the community for long-term jobs at the site?
Yes, absolutely.
This was noted by all of the RCOs we worked with, as well as city council and other key
stakeholders, that this was one of the most important parts of this project.
So we are excited not only for the prospect of hiring local members of the community for the one-time construction positions as the building is created, but also the continuous jobs in the annual ongoing operations of this building.
but also the continuous jobs in the annual ongoing operations of this building for years and years to come.
Great. And the RCOs, they've committed their support to the project as memorialized in the agreement?
They have. All four of those that I mentioned before sent in their letters of support
through the Keystone Opportunity Zone extension process that I referenced earlier last summer.
So all four sent in their letters of support.
and then we actually had meetings over this past month both with their leadership and with the
community at large and they've sent in their letters of support for the two variances you're
talking about today. Great and is your understanding that that's at Exhibit 4 in our package
that we have we did in fact meet for multiple times with the RCOs as part of the process?
Yes that is correct. Okay all right Casey if the board has any other questions then we'll flip it
over to Dan to talk a little bit more about the hardship here for the variance.
who's next the construction manager yep okay his name is jason jason hand i'm sorry dan rice
yes he's been allowed to speak hi mr rice could you please state your name and spell for the
court stenographer yes chairman dan rice d-a-n-r-i-c-e do you swear or affirm to tell
the truth the whole truth nothing but the truth yes i do chairman please proceed
Great. Thank you, Chairman. Dan, your title, as I understand it, you are employed by Longfellow first?
That is correct.
And you are the Director of Design and Construction for Longfellow?
Yep, that's correct, Joe.
And can you just tell the board your academic pedigree and how long you've been in the construction industry?
Sure. So I hold a Bachelor's of Science in Industrial Technology. I've been in the construction industry for over 18 years.
Great. And were you personally involved in the design of this project?
Yes, I've been involved with this exciting project right from the start, which is probably a little over two years now at this point.
Great. And during that time, you cooperated with the various city agencies, Planning Commission and L&I?
Yes, absolutely. They've been a pleasure to work with. We've had various meetings with them, you know, dating back to August of 22.
too. Great. And you heard my description of the proposed R&D use? I did, Joe. Yes. Great. And
it's true and accurate. Would you adopt it as your own? Yes, I would. Okay. So, and is it your
understanding that the R&D use is permitted by right? Yes, it is. Okay. So, just briefly here,
in terms of the variances, can you, and I'm trying just to get to the picture here where
the loading docks are. Can you explain for the board why you're seeking the relief for the
loading space lengths? Sure. So based on our experience, you know, most tenants will utilize
a box truck for most of their deliveries. You know, our loading dock here can still accommodate
a tractor trailer, a WB40. You know, in addition, the size and quantity of our loading spaces is
in line with other as-of-right lab office developments, Joe.
Great. Based on your experience actually designing this project and other projects for Longfellow,
are these consistent with the lengths of the loading spaces that you've received approvals for?
Yes, absolutely.
Okay. And based on your, just for the record too, based on your lengthy experience,
is that consistent with just, not just Longfellow, but the industry standards?
That's correct. That's correct. And just, you know, Jacobs might get into it more.
But if this was in, you know, a district where a lab office was, you know, a fully permitted used on an I-3 industrial district, I mean, this would be kind of typical of what you would find.
Great. OK. And then as a condition, I think I mentioned earlier, Dan, that you're not going to be bringing on like these 70, these larger than 60 foot trucks.
Would you agree that that's going to be the case in the operation of the facility?
That is correct.
I didn't mean to talk over you, Dan.
What was your testimony?
No, I said you are correct.
Great.
And then can you just explain for the board the basis for why you're seeking relief for the terrace, those two terraces?
So, you know, Longfellow, we pride ourselves on our amenity spaces.
Having an outdoor space for a tenant to enjoy is a huge marketing feature that attracts them.
You know, for example, we have a campus here in Cambridge, Massachusetts, Cambridge Park Drive.
We have a robust outdoor space that includes terraces, and it is a very popular feature at the property.
So, you know, we'd like to bring that here.
you know, we feel it attracts tenants and, you know, we're hopeful the board will agree to it and allow us to have them.
you know, we're hopeful that the board will agree to it and allow us to have them.
And as a condition of developing this, will you fully comply with all of Philadelphia's safety
construction requirements, as well as any other federal requirements, construction related?
Absolutely.
Great. And will you also comply with any noise and other regulations
set forth by the City of Philadelphia?
Yes, absolutely.
Great. And in terms of the location, I mentioned earlier that
these docks are actually facing towards the river and the skyline?
That's right, Joe. That's correct.
Okay. And you agree just generally, Dan, as a representative of the company here,
that the relief, if granted by the board today, will conform to the testimony that's being
provided? That's correct, Joe. Great.
All right, Chairman, I have one other witness. I will be exceedingly brief.
It's our project architect, Rob Brumberg.
Is he going to be different than what we just heard?
I think I will just be direct with Rob. Rob has, Rob has designed other projects within Philadelphia or has some industry experience within Philadelphia for these, just to provide the board with some assurances that this is, in fact, these types of characteristics.
Just, please, please, bring them on, please.
They've been about to speak.
Hi, could you state your name, please, and spell for the course stenographer?
My name is Rob Rumberg, R-O-B-R-U-M-B-U-R-G.
Great. Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Please proceed, counsel.
Thank you, Chairman. Rob, I'm going to be really direct here. Can you just thank for the board
how long you've been a registered architect?
Yes, I've been registered for seven years, working in design and construction for 14 years.
And for the board, have you developed what you would consider to be like a specialty in these types of R&D buildings?
Yes, I have.
So that you have, in fact, designed and been involved in the development of other similar projects?
That's correct.
Okay. With respect to loading spaces, is the size that we're providing consistent with your experience for these types of buildings?
Yes. Yes, it is. I would note the 3001 Chestnut Street project designed by Jacobs. It's in an I-2
district. They sought a variance for number of loading docks and provided three 40-foot-long
and 330-foot-long loading docks with a similar use as this project, as well as one in North
Carolina designed for Longfellow with two 45-foot-long loading docks, which incidentally
also has a roof terrace great um and so to the loading docks at least from your experience and
in professional opinion they conform with the industry standards for these types of r d buildings
and needs they do is the relief that we're seeking um and that we've presented to the board the
minimum amount of relief necessary so that the uh the property can be reasonably used yes they are
appropriate for this building and without relief would um other portions of the property in other
was just wrong, the lines on the ground be adversely affected? Yes, I think it would affect
our usable interior space and the usable space within the dock. Great. Now I just want to jump
to the terraces. Have you designed, or based on your experience designing these projects both
within Philadelphia and elsewhere, have you developed similar roof terraces for other R&D
buildings? Yes, we have. Okay. And briefly, do you know where those are? Can you give any
examples for the board? Well, the previous mentioned project in North Carolina featured
roof terraces, much larger than this, in fact. Currently in the Philadelphia area, I can point
to a few other locations, 12-1 Normandy and the Navy Yard and 3151 Market in Philadelphia. Both
are both feature balcony spaces, outdoor spaces to entice tenants. Great. And I know there's two
phases which are shown on the screen, 620 and 432. Do you see those, Rob? Yes, I do. Percentage-wise,
can you just explain to the board how this stacks up percentage-wise for overall floor area?
They're less than half a percent of the overall floor area. Great. And Rob, have you reviewed the
comprehensive plan for the uh for this the south district uh yes i have great i'll represent to the
board that's attached to exhibit nine and is it your understanding that the um one of the goals
set forth is to actually implement the pennovation works plan and bring out flex tech and office space
yes i think that these go along with providing the types of space uh that attract uh tenants
and are more in demand in new workplace designs.
Great. And then just to do a few cleanups based on your experience, are you aware of-
Great.
And then just to do a few cleanups based on your experience,
are you aware of-
That's all I'm trying to say.
That's all. Council, council, I think you've repeated a lot from the past construction person.
I will, I'll wrap it up, chairman.
I guess at this point, I'll open to the board if the board has any questions.
Why don't we do that? Questions from the board?
No, chair.
Questions or comments from our attorney, Hillary Emerson?
Not at this time, Mr. Chair.
Questions or comments from the virtual audience?
i do not see any further hands mr chair planning commission thank you chair bergman and good
afternoon david effecto with the city planning commission chair bergman and board members the
comprehensive plan recommends a change in zoning at this location from industrial three heavy
industrial to commercial mixed use three the appellant has shown that the proposed loading
space variance is in keeping with the nature of the proposed use and under the proposed zoning
of CMX-3, roof decks would be allowed with a special exception. The City Planning Commission
recommends that the board grant the use in dimensional variances. Thank you. So I'm going
to vote both at the same time. Number six. Mr. Chair, sorry, can I just clarify with Mr. Fecto
that that recommendation was for both appeals? Yes, Ms. Emerson, thank you so much for that
question. It was for both appeals. Thank you. Thank you. We're going to vote them both together.
So number six, MI 2024, 000272, 3401 Grace Ferry Avenue, TB 5935367, and number seven, MI 2023, 007099, 3401 Grace Ferry Avenue,
number TB 595367. I vote yes to both. Thomas Holloman, my vote is yes to both.
Jane Snell, my vote is yes to both. Jane Snell, my vote is yes to both.
Ishmael Shaheed, my vote is yes to both. Thank you, counsel. Thank you very much. Have a nice
State Board. Okay. Thank you. So number eight, MI 2023-004-440-2117 North 7th Street.
Alan Knockamson is the attorney. Letter of opposition from APM.
The applicant has provided a petition and support signed by dozens of neighbors along with five
foreign letters um waiting for tax clearance
i'm back in as a panelist hi mr knockamson could you please state your name and spell
for the court stenographer uh yes alan a-l-a-n last name knockamson n-o-c-h-u-m-s-o-n
do you swear or firm to tell the truth the whole truth and nothing about the truth
I do. Could you identify your client relationship to this property?