Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
I do, sir.
Okay. So, this application is for use as a visitor accommodation and single-room residence in an existing structure. You have one use refusal. The proposed use visitor accommodation is prohibited in the RM1 Zoning District. And the second is the proposed use single-room residence requires special exception approval in the RM1 Zoning District. Our Vice Chair has a few questions for you.
Good morning.
Have you emailed in all the required documents that is needed to proceed with this case five days in advance of this hearing?
Yes, I have.
Yes, I have.
Thank you.
Please proceed and share your screen.
I have a PowerPoint presentation.
Do I have permission to go through my presentation?
Yes, please share your screen.
Okay. So I'd like to thank everybody for granting me the opportunity to address the board. My name
is Allison Hartram, and I'm the property owner of 1416 North 27th Street. Today, I'm requesting
a variance for two short-term visitor accommodations within this property. In 2018, I acquired this new
construction home in Brewery Town, marking a significant milestone in my life. Words cannot
express how proud I am to own it. One year later, however, in the fall of 2019, my life changed when
I left my corporate job and began traveling. It was during this time that I first listed my house
on the Airbnb app as a means to supplement my income and cover the mortgage expenses.
My initial plans were to be away for only three months, but as we all know, the beginning of 2020
did not go according to anyone's plan. What I thought would be a three-month adventure has
turned into a four-year journey. Along the way, I met and married someone, but visa constraints
Along the way, I met and married someone, but visa constraints prevent us from living together
prevent us from living together.
in the United States. We're undergoing the U.S. visa process, hoping for approval to make this
property our home. In the meantime, hosting guests is crucial for covering the mortgage and utility
expenses. I'd like to go through the layout of the house. The basement is finished with a living
room, full bath, and bedroom. There's an emergency egress window on both the front side of the house
and also at the back of the house. This is the first room that I am proposing for short-term
room rental. Above the basement is the main floor, which has the kitchen and the living room.
This is where the front door is located, which is the main point of access to the house.
The second floor accommodates two bedrooms, a full bathroom, and the laundry room. The back
bedroom is the second room that is under consideration for the short-term rental approval.
the third floor makes up the entire master suite which also has a full bathroom and finally there
is an unfurnished roof deck that my short-term renters do not have access to here are photos of
my downstairs listing this has been the most popular booking option amongst my guests because
it gives them their own private floor within the shared house here you can see the living room the
full bathroom, the bedroom. Two guests are permitted to book this space. The first photo on this slide
shows the view upon entering the house through my front door. Guests would ascend the steps directly
to reach the second proposed short-term rental, finding the bedroom at the top of the landing.
In the second photo, I'm sorry, you can see the entire floor is visible. The closed door at the
end of the hall, it used to belong to a longtime friend and tenant who unfortunately moved out when
things became uncertain with this property. Now that bedroom is completely unoccupied.
There is a full bathroom on this floor and a maximum of two individuals are allowed to book
this back bedroom. Currently, there's only one person residing in the house. She moved in 2020
and occupies the master suite. The rent that she is paying is insufficient to cover the expenses
of the house, but we've maintained this agreement for three and a half years for various reasons.
She has commitments that require her elsewhere Thursday through Sunday, thus making her more
like a part-time resident. Nonetheless, she's been invaluable to me. She safeguards my belongings,
handles the mail, tends to the plants, and manages household tasks. In return, she pays a low rent,
making this an affordable living situation for her and a win-win for both of us given both of
our circumstances. Having a personally known and trusted tenant is essential. It facilitates
immediate handling of house matters and ensures prompt notification of any professional maintenance
needs. Before I dive into the details of my short-term variance request, I must emphasize
the gravity of my current situation. My Airbnb business is my livelihood, and without this
license, and I hope I don't cry during this, but I have suffered a significant loss of income.
Moreover, due to the uncertainties, my other tenant of two and a half years who stayed on
the second floor front bedroom abruptly vacated the property after the RCO voted against my request,
fearing that I would lose the house. Since then, I have struggled to cover the mortgage
and utility bills. I have been forced to liquidate my retirement account, which is a drastic step
that I never anticipated. My situation has reached a critical point and I am here today begging the
city to fully consider my request. The reality is severe. I face the risk of losing everything
including my husband's U.S. visa and our opportunity to move to the United States all hinging on
today's verdict. It's important to note that for my husband's visa they consider the assets in my
name and our intended place of residence, if approved.
If the variance is denied and I am forced to sell the house, it will significantly impact
our application process.
One distinguishing feature of my short-term rental is that my tenant and I adhere to a
vegan lifestyle.
To maintain this, both of my listings explicitly state that the kitchen use is completely off
limits.
This primary house rule is reiterated multiple times throughout the app and consequently
this restriction tends to attract a specific type of traveler. Many of the guests who book,
they do not intend to spend much time at my house. This includes professionals on work trips,
tourists who are exploring Philadelphia, or family members staying near hospitals.
Since these rooms are in a shared house, the guests expect other people to be present,
which discourages partying. Booking a shared house, which mentions other professionals,
booking a shared house which mentions other professionals deters those with malicious
deters those with malicious
intentions the guests that I attract are seeking a clean quiet and respectful environment
you might be wondering why my tenant hasn't considered finding additional roommates or
why I haven't opted to rent the property to a single family I wish the answer were that simple
the biggest drawback is the presence of my belongings the house is fully furnished and
contains everything that I own if I were to rent it to a long-term tenant my current tenant would
have to move out. I would have to fly to the U.S., pack all of my things, and rent an expensive
storage unit. Not an ideal scenario for either of us. The other option would be to find long-term
tenants to be her roommates. The challenge, however, lies in the fact of finding other tenants who will
adhere to the requirements of a vegan kitchen. In reality, and this is important, having two rooms
as short-term rentals is most ideal. With short-term renters not permitted in the house's
common areas, movement throughout the house is minimized, resulting in a quieter environment.
This restriction also fosters a cleaner space with only one tenant utilizing the entire area,
as opposed to a scenario where the house is fully occupied by long-term tenants.
And finally, the biggest advantage is the flexibility that it offers. It allows accommodation
if my family wants to visit Philadelphia. It also grants flexibility for when my husband's visa is
approved and were able to move in. Here are a handful of reviews from past guests. These
snippets are just a glimpse of the many reviews highlighting the peaceful atmosphere. Given that
my tenant works full-time and most guests are out exploring the city, the house is rarely at full
capacity. Even if it were fully occupied, we're looking at a maximum of five occupants in this
spacious four-story, four-bedroom house, which translates to a maximum of two people per bedroom
or two people per floor. I take immense pride in my listings as reflected in these reviews.
It's crucial to remember that this is my personal property, making it imperative that it's reserved
only for the right people. As a super host, I strive to provide an exceptional experience for
my guests, and in return, I attract exceptional guests. With hundreds of positive reviews on my
profile, potential guests are assured that this is a house to be respected. It showcases my
responsiveness as a host and the cleanliness and tranquility of the environment. By setting
these expectations, I consistently attract guests who align with these values. And should I receive
a booking request that doesn't align with the property's value, I reserve the right to refuse it.
In the rare event that a guest doesn't respect the house, I'm fortunate to have substantial
support team at my disposal. Trustworthy, great host, proactive. Isn't this the exact impression
we want our visitors to have of Philadelphia?
Don't we strive for outsiders
to truly appreciate our city,
especially the lesser known neighborhoods
like Brewery Town and actively promote its charm?
Many of my guests were unfamiliar
with Brewery Town before their stay.
Yet thanks to this opportunity,
they're not only discovering its hidden gems,
but they're also falling in love
with its unique character.
Their positive experiences contribute
to our local community
and also to Philadelphia's reputation
as a welcoming and vibrant city worth exploring.
hosting on Airbnb has heightened my dedication to property care the meticulous attention given
to maintaining the short-term rental has not only ensured its upkeep but it's also created
significant job opportunities within the local community providing steady work for those who
support me and its maintenance given the nature of this property immediate attention to any
necessary maintenance cleaning and repairs is always my highest priority for years I have hired
local cleaners to maintain the property, supporting small businesses in the community.
Keisha and Eric were my latest cleaners, diligently keeping the house in immaculate
condition and ensuring proper trash disposal. Unfortunately, they have lost their jobs while
we await this variance. My handyman Wes is always on standby, ready to tackle any projects that
arise. From electrical issues to appliance repairs, painting, and general maintenance,
he's a jack of all trades his expertise has been invaluable over the years allowing me to address
any maintenance concerns promptly and efficiently by supporting local professionals like Wes I not
only ensure that my property is well maintained but also contributes to the livelihood of community
members like him it's worth noting that managing this listing was a team effort my co-host Kelly
served as a liaison between all parties ensuring seamless communication however with this decision
pending kelly's role and income is also on hold my lovely neighbors ryan and megan moved in after
i had already begun my airbnb journey they've never known any other arrangement for this house
and they fully support my airbnb business they've extended their support by actions
They've extended their support by actions such as taking packages inside or checking on something at the house.
such as taking packages inside or checking
Thank you.
Once, when someone broke into their car and stole their Hyundai, it was one of my guests who witnessed the incident, promptly called the police, and caught the whole thing on camera.
As a result, their car was located and returned less than 24 hours later.
Megan and Ryan were extremely grateful to my guests and thanked me profusely for it.
At the current moment, these are my only neighbors.
There is a park in front of my house, there's a parking lot behind my house, and two empty
lots on either side of my house, where construction has recently begun.
Beyond the property line, this Airbnb has a positive ripple effect on the local community.
Guests visiting our area actively contribute to our community's revenue by patronizing
local businesses, shops, and eateries, boosting the local economy.
me. I have been hosting since 2019 without a single complaint from the community. There have
been no noise complaints, disturbances, excessive trash, or anything unusual. In over four years of
hosting with almost zero vacancy, this exemplifies the positive impact my Airbnb has had on the
neighborhood. It demonstrates that I am a responsible host who prioritizes the well-being
of my guests and the peace of the community. While I understand the city's concerns about
excessive short-term rentals saturating the market, that is not the case here. Converting
my property into a short-term rental was initially born out of necessity, but it has become something
that I deeply cherish. It benefits the local community, it supports my tenant, and it ensures
a safe haven for my belongings until I am able to return. If the city votes against my request
today, I can't even imagine that, I will have to sell the house and I will fall into even more
debt than I am currently in. I'll be forced to move everything into a storage unit. My husband
and I will miss out on the opportunity to live in a home that I have worked so hard for. My tenant
will lose her long-term residence, and my support team's temporary loss of income will become
permanent. Approving these two short-term rentals at 1416 North 27th Street will impact more lives
than just mine, so I am showing up today not just for myself, but for everyone who is counting on
this arrangement. I'd like to stress that I am just one individual trying to make ends meet.
I am not some big corporation trying to take over the city and disrupt the housing market.
This is my residence, a home that I am desperately trying to maintain.
While I await a verdict on this variance request, I am drowning and barely staying afloat.
Losing the ability to rent out my house to short-term guests has already been extremely difficult.
If this decision becomes permanent, it will be absolutely devastating.
I don't even have the words to truly express how much I am begging for your approval today.
Please consider the broader picture when making your decision.
This is not a typical short-term variance request, and I hope that's been made clear here.
Thank you for your time.
And I do have photos, additional photos, if you'd like to see those.
So let me ask you, when you went to the Brewery Town Community Civic Association, what was the vote?
the vote was um right here let me pull it up for you
here was the vote so seven people opposed and three people support it okay thank you
questions from the board no mr chairman no chair no chair questions or comments from our attorney
Hillary Emerson. Two things briefly, Mr. Chair. One, Ms. Hartram, if you could forward your
PowerPoint presentation to us so we have it for our files, that would be greatly appreciated
because I think there was information in there that wasn't in the documents that you submitted.
um second um so you your presentation focused solely on the visitor accommodations um request
but there was also a request for single room residence um are you still requesting a single
room residence or part of your property be used as single room residence are you requesting
that your entire property be used for visitor accommodations i am still requesting the single
room residence for my tenant who is currently living in the house and i do have a renter's
license for that already okay so so just for the existing tenants you mentioned one tenant
So just for the existing tenants, you mentioned one tenant moved out.
moved out do you want the rest of the property
Do you want the rest of the property for visitor accommodations, the other three bedrooms?