based on the changes to the board,
and we have also submitted revised plans
with this updated application.
Primarily, the front facade has been changed
from the original proposal,
which included a bay window and paneling,
to the brick design that is consistent with the neighbors.
The commercial space is maintained as the original design.
The unit count was reduced.
What we have done is the original proposal had the commercial space for first floor and
the basement for storage, a second unit on the second floor, and then the third floor
and fourth floor each had its own unit.
We have combined the top two floors into a larger unit with a master bedroom.
and maintain the second floor as a smaller unit.
This is consistent to what the community wanted.
The community also specifically wanted the rooftop deck removed and no pilot house,
which both changes were made so that the roof no longer has either a deck or a pilot house as part of our proposal.
So with all that, we have received the community's non-opposition and support for the proposal.
Again, the neighboring property, the neighboring property currently are undeveloped lots.
However, the owner of those properties and my clients have actually spoken and worked together.
And in the future, the plans are that they would likely come for the same almost identical proposals as my client is doing today because of the corner location of these properties, the size and the nature of having some commercial near Spring Garden being very viable.
The actual commercial space is vacant right now, but the proposal really is my client's
own business, which currently occupies a space right on the corner of Spring Garden, would
open their office, display office, on the first floor.
However, that is not on the application, so we're not requesting the board to put that
in specifically as part of this request.
Here is the original facade look along with the pilot house.
As you can see, we removed this.
And we completely changed the front to a full rate break.
So that is essentially the revised proposal.
We're asking the board's favorable vote in the use as a structure with two residential units, one more than what is permitted by CMX1 due to a neighboring small block having single-family houses.
A neighboring small block having single family houses and as well, the height variance, which isn't inconsistent with other buildings already on the block.
My client should be here to verify my testimony, and I'm happy to answer any questions from the board.
Why don't you bring your client on and we'll have your testimony adopted?
I don't know if the husband or the wife is here from the company.
I believe Mr. Liu should be the one here.
Lou Gang has been promoted to penalist.
Thank you.
Good morning.
Good morning.
Good morning.
Could you state your name and spell for the stenographer, please?
Yeah, my name is Lu Wagen, first name L-U-H-U-A, last name G-A-N.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Yes, I did.
Please proceed, counsel.
Thank you.
Ms. Lu, you're a representative of 532 North 10th Street, LLC, correct?
I'm in honor of this property, this law.
Did you see my presentation and hear my representations before the zoning board?
Yeah, yeah, I did.
Okay, can you verify what I have represented to the board is true and correct and adopt it as your own testimony?
Excuse me. Yes, Ms. Zeng is my lawyer for this zoning change.
And you adopt what I have said as true and correct testimony?
Thank you.
Okay, questions from the board.
There is no basement living, correct?
no basement living this is the basement is part of the commercial space okay that's where's the
trash going to be stored for the units and for the commercial space uh there is a uh rear yard
and actually uh the the commercials uh let me put the plan back up
okay um i'm sorry so if you look at the site
one of the design aspects of this is that the property actually is going to have a staircase
in the rear that is accessible by all the all the units so that they can get to the space in the
back in the rear yard where trash will be stored. The commercial space naturally would have their
own area as well in the basement if needed for non-perishable storage, because they're doing
a business of, they make essentially steel gates for houses, security gates, so there will be no
perishable trash from the business.
the questions are the gates stored on site and what is that um shipping and delivery going to
look like so so the gates are not stored on this location this will be a display office only so
there will only be uh displays and an office within this commercial space they actually
own the property on the corner of spring garden that is their primary purchase and
sales location for the gates and then how are all of the tenants reaching this uh fire escape stair
so that they're going to use the alley yes they can exit through the alley they
each their unit have direct access to the stairway in the back okay
other questions
questions from our attorney hillary emberson um mr jinn i just wanted to note um i see there
was a request for revised plans for three pages however only one page was reviewed by ellen i so
if the board grants um it can just um stamp the the one page um updated site plan um we will need
um an updated proviso form if the board grants to just remove the reference to the changes of
the interior design and layout because we cannot stamp those pages that's not a problem i assume
that the limited units would be part of a proviso so we can certainly remove the interior yeah right
Right. It's just the last, I think it's the last bullet on the proviso form. It just mentions the interior layer.
it just it's just the uh the last i think it's the last bullet on the proviso form it just mentions
We will make those changes.
So we can just, you can just remove that last bullet. The rest of them were fine and reflected on the one page of revised plans.
Okay. We will do that. Thank you.
Thank you.
Questions or comments from the virtual audience?
I see no hands at this time, Chair.
Any commission?
Thank you, Chair Bergman. Sarah Bond with the Philadelphia City Planning Commission. S-A-R-A-H-B-A-N-H.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Yes, I do.
Please proceed.
The comprehensive plan recommends a change in zoning at this location from CMX 1 Commercial Mixed Use to CMX 2.5 Commercial Mixed Use.
the appellant requests relief to build three multi-family units when one is allowed an
additional height above the allowable 38 feet if the property were zoned cmx 2.5 as recommended
both the unit count and the additional height would be allowed by right
the city planning commission recommends that the board grant the proposed additional dwelling
units and the additional height thank you mi 2024 002 461 532 north 10 street i vote yes
with proviso revived plans one page stamp by zba july 30th 2025 maximum two dwelling units
no roof deck or roof deck access structure commercial trash pickup use registration
required prior to occupancy for vacant commercial space michael johns my vote is yes with provisos
Cheryl Gaston, my vote is yes, with provisals.
Tanetta Graham, my vote is yes, with provisals.
Taya Nguyen, my vote is yes, with provisals.
Thank you, counsel.
Thank you.
Thank you.
Number five, MI 2024, 006027, 4652 Torresdale Avenue.
Tameka McCoy is the attorney.
Tameka McCoy will be rejoining us as a panelist good morning good morning council could you please
state your name is spelled for the stenographer sure good morning Tameka McCoy T-A-M-I-K-A last
name is spelt M-C-K-O-Y. Do you swear or affirm to tell the truth, the whole truth, nothing but
the truth? Yes. Could you identify your client in relationship to the property? Sure. I represent
C-Money Real Estate Company, who is the owner of the property located at 4652 Torresdale Avenue.
The representative of that company is Chris Keir.
I would also mention we have a letter of support from Frankfort neighborhood advisory committee and a letter of non-opposition from council member Lozada.
Do you waive the reading and the refusal? Do you agree with its accuracy?
Yes, I do.
Please start your presentation.
Thank you. I'm going to share my screen.
what we have is the materials that have been submitted um in support of this application
we have the um bead that shows c money real estate company as the owner as i said it's
represented by chris keir here today the purpose of the application is to legalize
an open deck on the first floor of an existing structure.
There were 138 impacted neighbors.
The representation of the board chair
that the community is in support of the project is accurate.
I'm going to show you a photograph
of the front face of the property.
I'm going to zoom out a little.
And what you have here is looking to the left of the property along Toursdale and looking
the other direction.
The project is essentially this open front deck area on the porch.
It is consistent with the other properties immediately adjoining 4652.
This is the view directly across the street, and this is a full view of the property.
This is the view directly across the street.
and this
Essentially, the owner created a concrete path that matches the adjoining property in height and in weight.
Basically, there was a tree stump that was there that had an uneven pavement because of the root system.
that created essentially a trip hazard. What the owner did was eliminate that trip hazard,
making it a smooth surface that's consistent with the neighboring properties within the area.
And it is a single family home. It's intended to be used as a single family home.
This is a depiction of the notice that had been affixed to the property.
and a clearer picture of what the actual cement structure looks like.
Basically, an open deck on the first floor.
These were the plans that had been submitted in support of the deck
and the written letter of support from the community.
And with that, I would ask to have...
Do me a favor, go back to the plans,
and could you sort of turn them around for us?
Yes, sure.
Okay, bring your client on.
Chris here.
I don't see anyone in the audience with that name.
The last name is spelled K-E-A-R.
It's an odd spelling.
Do we see anyone?
No, Chair.
Counsel, you're an officer of the court.
We will take your testimony.
Questions from the board.
So the neighbor did the same thing?
is that is this like a twin yes it's actually a row um but it looks like a twin okay and so the
neighbor and so the neighbor had done theirs previously correct and it looks like a couple
other neighbors have somewhat well i guess the other neighbors kept the front of they're just
retaining walls they just kept his grasp yes all right thank you other questions what's the height
of the new landing above grade it's 24 inches and it was done that way to match
the neighbor that's adjoined and then what's the height of the porch from the
to the porch what's that height difference so there's another it looks
like about six inches between the actual front deck and the porch. And then do you know if they
hired a contractor to do this work or did they pour it themselves? They hired a contractor.
And do you happen to know what the subsurface support is for the concrete? Like did they pour
footings? I am not certain with regard to that. It appears from the drawing that they did.
I mean, not just for the record state, like, I think my biggest concern would be
subsurface soil bearing conditions, as well as water drainage. This is a lot of concrete to put
in a space that was previously pervious. And the fact that all the neighbors seem to have done it
And I looked in Atlas, it doesn't look like anybody's necessarily pulled the permit, that this could create some deterioration issues in the future with just like changing levels and elevation.
But I have no further questions.
Any other questions?
Questions from our attorney?
No, Chair.
Questions or comments from the virtual audience?
I see no hands at this time, Chair.
Planning Commission.
Thank you, Chair.
Sarah Bond, Philadelphia City Planning Commission.
The comprehensive plan recommends no change to the RM1 residential multifamily zoning at this location.
The proposed use is consistent with nearby properties.
The City Planning Commission recommends that the board grant the proposed use variance for a first floor deck in the required front yard.
the required front yard thank you um council could we request the co for this the deck
Thank you.
Council, could we request the CO...
yes okay who said yes you said yes