for the sonographer it's andrea solomon clear harrison a-n-d-r-e-a-s-a-l-o-m-o-n do you swear
or affirm to tell the truth the whole truth nothing but the truth i do okay so why don't
we're going to do this we're going to read all your cases into the record uh he agreed to do
that and and then we'll start okay sounds great all right thank you chair uh good afternoon ladies
and gentlemen we will be hearing a number of cases collectively next um they are as follows
mi 2025 000 738 1631 south 29th street mi 2025 000 739 1612 south dover street
MI 2025-000-741-1624 South Dover Street. MI 2025-000-744-1600 South Dover Street. MI 2025-000-752-1637 South 29th Street. MI 2025-000-755-1630 South Dover Street.
MI 2025-000762-1622 South Dover Street. MI 2025-000764-1606 South Dover Street. MI 2025-000770-1608 South Dover Street.
MI 2025-000-771-1632 South Dover Street. MI 2025-000-772-1620 South Dover Street. MI 2025-000-773-1626 South Dover Street. MI 2025-000-774-1618 South Dover Street.
MI 2025-000775-1602 South Dover Street. MI 2025-000776-1610 South Dover Street. MI 2025-000777-1634 South Dover Street. MI 2025-000778-1604 South Dover Street.
MI 2025 000 779 1616 South Dover Street MI 2025 000 780 1614 South Dover Street MI 2025 000 781 1628 South Dover Street MI 2025 000 782 1635 South 29th Street MI 2025 000 785
1633 south 29th street andrea do you um you waive the reading of the refusals and agree with their
accuracy i do okay um start your case okay uh may please share my screen together
yeah i swore you went already didn't i yes yeah yeah well no it's okay
yes thank you
i'm just rejoining as panelists okay sure take your time
Thank you.
i'm not coming up yeah i'm not i've i've joined i'm not sure i'm getting an error from zoom
phil you have any idea here comes our it great and two it people come running to your aid
that's only because we've held you have the captive the whole day
i'm not sure
oh it's coming back to life
there we go
so obviously we're going to hear all these together okay yes
share here it comes it's coming up
double click
it shows as i am screen sharing
okay here we go
so thank you again for reading those into the record these are 22 parcels that were formerly
2844 tasker street they may look familiar to the board the board had already actually approved
these variances for the single lot to be subdivided into these 22 parcels
um the the building permit was applied for but since then the zoning permit lapsed so after the
subdivision was completed we're coming back so that you can grant the variances for the 22 single
family homes to be developed on the subdivided lot that's why there are now 22 parcels that we
have to read into the record um and file separate appeals and applications for uh the project
received the support of the grace ferry community coalition back in 2020 when we first applied
and it received the support of the grace ferry community coalition again um we were with them
and at the beginning of may to have an rco meeting and they issued their letter of support
this is the prior notice of decision and the prior issued permit
uh here's the deed of subdivision as i mentioned the parcels have now been subdivided and there
there are 22 individual parcels um there are three stories 22 single family three-story homes
four bedrooms 38 foot height they all have a roof deck and a cellar about 2 000 square feet each
these were the plans the zoning plans that were previously approved
the deed of subdivision that was recorded
the reason we're here is because the block is zoned auto commercial um even though the
surrounding blocks are really residential and we're across the street from linear park
they've they're zoned auto commercial and have although they've been vacant for a very long time
um a lot of the other uh properties on the block have also been granted variances for development
of single family homes this is a sample of the notice of refusal each of the lots received
three refusals one for the proposed use as a single family home since it's auto
commercial auto oriented the second is for the maximum allowable occupied area
in the commercial auto it is 60 percent but they are all in compliance with what
if they were zoned rsa 5 the intermediate interior blocks the 75 percent
um the intermediate interior blocks the 75 percent and there's one corner block that
meets the maximum occupied area which is 80 percent this is what the lot looks like it's a
vacant lot uh are the owners maintain it and you know it's it's been sitting vacant for quite some
time. And I also have all of the refusals, if you'd like to take a look at them. And all of the
sorry, the computer is being quite slow.
So all of the individual zoning plans, they're all single family row homes, three stories.
I'm happy to, I, I, Raymond Rola is a project architect.
I think he may still be here.
He may have had to go, but with us should also be the property owner, Stephen Fred Vicario.
and so uh with that i respectfully request that the board grant any and all necessary variants
so what really inside of them look like what he just shows the inside yeah the inside of the
um what i have is the zoning the prior zoning
are they all the same bedrooms and things like that they vary a little bit because of the lot
sizes and dimensions but they're all four bedrooms yes i'm sorry chair i'm having difficulty hearing
you pardon me four bedrooms okay so uh it's the living and dining on the first floor two bedrooms
on the second floor two bedrooms on the third floor and if i remember this is down this is
like a block away from tasker homes the pha project right yes it's close by yeah questions
from the board question for you so these are um they so there's they're they you're utilizing
on-street parking no no off-street parking correct yeah yes they're utilizing and that
is one of the refusals because the auto uh commercial district requires it but if they
were RSA 5 they would have and what are the lot widths it's hard to read this drawing so what are
the lot widths they're 15 feet wide okay and what there's there's a few exceptions the corner lots
are a little bit bigger gotcha what about the rear yard depths are they are typically what
uh let me I don't know off the top of my head let me take a look
and the building heights uh comply with uh rsa 5 30 yeah they're 38 but they're they're 30 are
they and they're roof decks or no with a roof deck yes with a roof deck and pilot house yes
correct is the basement finished the basement is finished there's no bedrooms in the basement
okay what's the height of the building above grade
uh if my computer cooperates i will show you the elevations okay
i'm i mean i'm noticing like i understand this is a mostly full block development but um
It does appear that your client owns the rest of the parcels except for the two on the corner.
And so, I guess, what's the intention for the infill that's shown currently in that site plan as white?
My client does not own those.
They're owned by a different entity.
but my understanding is that they are all have also been subdivided for development as single
family and they all be they'll all be sold as fee simple yes okay i think the only other question
i have is that the it seems like it's mostly two-story buildings on both that block face
and the next blackface, these are, you know, three story plus the pilot.
um these are you know three story plus the pilot and the parapet and so um wondering what drove
the decision to sort of go up a whole story above the rest of the context of the neighborhood
yeah are my clients still here i think this would be a question that they can speak to i know
it's steve and fred vicario sure but my understanding is that they wanted to provide
generous homes and um we did meet with the rco and they were in support
perfect cario has um just been promoted to pandas you'll be back in shortly sure thank you
Mr. Vicario
Maybe I was one they didn't get promoted yet. I'm sorry.
She's coming on Jason. And while we wait for him, I have a question. Is there any landscaping
or streetscaping with this project? I believe they go right to the property
line there's some stairs up but no no trees are being planted that i'm aware of sorry about that
mr vicario could you please state your name and spell for the court stenographer
fred vicario v like victor ic a r i o right do you swear or affirm to tell the truth the whole
truth nothing but the truth yes i do counsel fred uh did you see my presentation
yes and was it true and accurate to the best of your knowledge absolutely and do you adopt it as
your own yes i do and i believe there are a few questions uh did you did you hear the question
about the street trees and landscaping no i did not i did not um are there any plans for
landscaping to be done as part of the development i i don't have the plan right in front of me but
whatever we were going to do last time we're going to do this time so if that required putting trees
then we will um and right there was a question why did you go three floors well that that's
what's allowable in the in the on the in the result in the residential zone so we figured
we utilize the space that we can
because a lot of places
in Philadelphia are putting
third stories even if they are
existing two story homes
they're adding a third story
and a roof deck so we figured that's
what people want
Any other
questions? Yep and did the
RCOX for anything in particular
provide anything in particular regarding
the project?
no i didn't know i'm sorry i didn't know if that was for me or not
that's okay okay any other questions
questions or comments from the audience come on up
sit at the mic get the mic real close to you turn it on first sir
and you can you don't have to bend over it'll come to you right hello my name is jeff burger
and I live at 1607 South Dover Street.
Hi, Mr. Berger.
Could you spell your name, please?
J-F-F-B-U-R-G-E-R.
Can you speak up a little bit more?
Can't hear you.
Jeff Berger.
B-U-R-G-E-R.
Do you swear or affirm
that tell the truth, the whole truth,
nothing but the truth?
I swear.
Could you say where you live again?
1607 South Dover Street.
Please proceed.
your presentation okay why don't you pull that you can pull it right like this right you can
sit back and it'll come to you pull the whole thing near you is that better there you go that's
good get stay close to it okay i remember that there were trees in the last plan in the front
of all those buildings okay and the buildings they are now building in grace ferry that's the
neighborhood are all the new buildings are third floor buildings right and they built new lower
housing on the block next to me 1500 i've lived in my house i've owned my house since 2006 and
that lot's been empty when i bought my house and i wanted them to build and it's now maybe gonna
when I bought my house and I wanted them to build and it's now maybe going to happen.
So, and people on my block, we had a meeting and we voted on it the last Zoom meeting and there
were like 15, four, yes. And I think it was five against that. So there is a park and people were
concerned about parking, but the houses that they built, the affordable houses, the key
entry houses a block away from us 1500 right there's no parking for those people either
right right i don't have a problem parking on my block we have a park a block away
it's not linear is that linear playground linear right a beautiful park that they renovate
and on both sides there's parking available and that's never full so um
that was one of the are you in favor of this project yes i am all right thank you very much
for coming in we appreciate it so he raised a question so just for clarity there you guys
presented a plan with some landscaping and you're going to follow through with that correct
okay yes and here's the rendering so whatever was presented and trees planted what we planted
any other questions from the audience the virtual audience or the audience here
i do not see any hands mr chair questions or comments from our attorney hillary emerson
not at this time mr chair planning commission amy boyd with the planning commission this
testimony is for all the above mentioned cases the comprehensive plan recommends a change in
zoning at this location from the existing ca1 commercial auto oriented to rsa 5 residential
single-family. The proposed use is consistent with the recommended zoning and with the surrounding
neighborhood. The Planning Commission recommends that the board grant the requested variances for
a single-family dwelling and occupied area. Hillary, is that good enough or that we want to
put each address in again? I'm sorry, Mr. Chair, if you wouldn't mind, just please read them all
to the record and then vote on all of them. Ian just jumped up and said he wants to do it.
OK, so thank you, Mr. Chair. You're the best, Anne.
The board will now vote on these collective cases. I'll read them into the record and then the board can vote, starting with MI 2025, 000738, 1631 South 29th Street, MI 2025, 000739, 1612 South Dover Street, MI 2025, 000741, 1624 South Dover Street.
MI 2025, 000744, 1600 South Dover Street. MI 2025, 000752, 1637 South 29th Street. MI 2025, 000755, 1630 South Dover Street. MI 2025, 000762, 1622 South Dover Street.
MI 2025 000 764 1606 South Dover Street. MI 2025 000 770 1608 South Dover Street. MI 2025 000 771 1632 South Dover Street. MI 2025 000 772 1620 South Dover Street.
MI 2025 000 773 1626 South Dover Street. MI 2025 000 774 1618 South Dover Street. MI 2025 000 775 1602 South Dover Street.
MI 2025-000-776-1610, South Dover Street. MI 2025-000-777-1634, South Dover Street. MI 2025-000-778-1604, South Dover Street.
MI 2025 000 779 1616 South Dover Street. MI 2025 000 780 1614 South Dover Street. MI 2025 000 781 1628 South Dover Street. MI 2025 000 782 1635 South 29th Street.
and MI2025, 000785, 1633 South 29th Street.
I vote yes to all properties.
Michael Johns, my vote is yes to all properties.
Cheryl Gaston, my vote is yes to all properties.
My vote is yes to all properties.
Tanetta Graham, my vote is yes to all properties.
My vote is yes to all properties.
Iowyn, my vote is yes to all properties.
Thank you, counsel.
And sir, thank you for coming down and staying the whole day.
We appreciate it.
Thank you.
All right.
Mr. Nackamson, please.
000384
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