Could you identify your client in a relationship to the property?
My client is 18th and Ludlow Properties, the owner of 1813 Randstad.
And there's a letter of non-opposition from the Center City Residents Association,
a letter of non-opposition from Council Member Young,
and also four letters of support two in the immediate block and our vice chair has a few
questions good afternoon um have you submitted your documents and exhibits five days in advance
of this hearing we did okay and do you uh waive the reading of the referral and stipulates to it
stipulate to its accuracy yes okay thank you you can share your screen and proceed with your case
thank you i'm still uh not a panelist so i appreciate if i can be promoted
okay i tried to promote you but it was declined so when it pops back up could you accept please
yes thank you
one second please
It should be coming in now.
Yes, I see it.
Thank you.
You're welcome.
Good afternoon.
again andrea solomon from the law firm of clear harrison harvey brandsberg representing the
applicant 18th and ludlow properties i'll see with me today is joseph kelly the owner's rep
and um also in the audience are the team members monica maj and paulina matajewska
we're here today seeking special exception approval for ground level parking in a cmx
five stone property just a couple of blocks from here on 18th and randstead
the property is currently under construction in line with demand and the desire to increase
quality housing stock in the city for a 12-story multi-family residential building with 84 units
it's estimated to be completed in the late spring of this year
as you know the special exception approval has a lesser standard
not cause that it will not cause any specific detrimental impacts here we're actually trying
to decrease impacts by reducing congestion and adding these three parking spaces at the ground
floor for offloading of groceries and temporary parking for the residents.
offloading of groceries and temporary parking for the residents as chairman bergman stated
we received a letter of non-opposition from the ccra we met with them back in october
and we also received the support of the immediately adjacent properties on the block
at 22 south 18th street 1800 market 1815 brandstead and 1817 ran to 19 ranstead
uh to orient you a bit um oops
it's a challenging site uh uh it fronts two very narrow streets branstead is a dead end
at 19th street so the only entrance to it is from 18th street uh the main entrance of the
building is on Randstead. And so at the rear of the property, we're proposing this curb cut and
three parking spaces, including an ADA van space. Like I said, the intention is to for residents to
have it as an amenity and not block Ludlow, which is a very narrow street when they're offloading
groceries and dropping off kids, et cetera.
And it's on CMX 5, so it requires special exception for the ground floor parking.
Here you can see the dead end.
Here are some property, the photos of the exterior of the building, the main entrance
on Randstead, the dead end.
This is, if you can see my cursor, this is the subject property.
And this is from Ludlow Street at the rear where the proposed curb cut would be.
In front of the property is the parking structure, 1800 Market.
it. And it's really the rear of the adjacent properties. The only real traffic here is a
little bit of pedestrian traffic for the entrance to Condesa and El Techo, but it's really not a
heavily trafficked block, very narrow with the parking structures in front.
So again, it's a special exception approval. We don't think it will have, it won't have any
detrimental impacts beyond that of the typical ground floor parking, no congestion to public
streets. We actually think it will alleviate that, no overcrowding of the land, no impairing the
adequate supply of light and air to the adjacent properties the structures existing no burning
water sewer school park or other public facilities non-pairing permanent or permanently injuring
the use of adjacent conforming properties non-endangering the public health or safety
or by fire other means and it's not inconsistent with the comprehensive city plan
no detriment is also evidenced by the letters of support and non-opposition that we received
um with that being said we request the special exception approval and any other relief necessary
and i'd ask that joseph kelly be sworn in to adopt could you please state your name and spell for
the stenographer yeah it's joseph kelly mike one joseph kelly is that better yeah right uh j-o-s-e-p-h
k-e-l-l-e-y do you swear or affirm to tell the truth the whole truth and nothing but the truth
i do counsel joe you saw the entirety of the presentation yes and it's true and accurate to
the best of your knowledge yes and do you adopt it as your own testimony yes questions from the board
yeah question for you can you go back to the site plan sure plan of the first floor
and these are it's a total of four parking spaces did you say three parking spaces um two regular
parking spaces and one ADA van-sized parking space. And how do the tenants access these
parking spaces from within the building? Is there a first floor plan? We do have a first floor plan.
I can pull it up. And Joe, you can talk through that as well. Yes. So there's another door that
will connect to the residential lobby. If you see on the skinny portion of the T, that's the main
RESIDENTIAL ENTRY AND THERE'S A DOOR THAT WOULD HAVE JOINED THEM.
So, is the main lobby on Randstead or is the main lobby on, what's the other street, Ludlow?
SO IS THE MAIN LOBBY ON
The main lobby is on Randstead.
The main lobby is on Randstead next to this drop-off or parking spaces.
The parking spaces would front Ludlow, so they're in the rear of the property.
and so Ludlow so Ludlow is at the top of this plan correct okay and your main lobby is at this
this the bottom narrow where you have the vestibule the mail in the mail room correct
you come through the mail room and then just trying to get and then you go you've got this
sort of back hallway that gets you to this parking space these two these parking spaces
that's correct so there's a so these and so how does one get how does one load and unload
if they're moving in and out how does that work I'm looking at this this hallway in the back and
it seems sort of sort of circuitous you know what I mean sort of winding how do you you mean for if
tenant is moving in and out and it is moving out where does the where does the truck where's the
furniture truck go yeah go ahead joe yeah are they loaning from randstad what's the yeah the
the goal of these parking spaces is to help accommodate with that so they would load through
that corridor into the elevator the units are rather small um so we don't anticipate large
furniture so we think that it's sufficient to accommodate that and the goal of these spaces
is so that it makes that process easier and less disruptive.
So you've got three spaces.
Will one of the spaces accommodate a box truck?
We don't believe a box truck will be necessary
given the size of the unit.
So it would accommodate a U-Haul van-sized move-in.
But we could also look at if there is a box truck
necessary reserving both of those spaces
because there'll be temporary reserve spots.
so it'll be through our property management company okay i can barely hear you oh is am i
close enough now yeah that's better yeah so the spaces will be reserved through our property
management company uh for the tenants for temporary use so if there is a box truck
those two spaces could accommodate one but generally speaking we feel a van will be
sufficient for these move-ins thanks tell the moving companies that um so all cars are going
to come in off ludlow and in terms because it didn't look like this is going to be 24-hour
staffed so what's going to be the management of the gate and the door and to make sure people
aren't parking here when they haven't reserved it so we're going to have an app we're looking
into different app options that will allow temporary access to each resident as they have
are reserved. So they'll only be able to open that gate if they have the temporary access to
the app. Otherwise it'll be controlled by the management company. Exactly. Okay. And then
I'm assuming this is only going to be for like 15 minute loading zone type uses. But so what's
happening like Amazon, all the grocery delivery companies that also don't necessarily use Vans,
where do you intend for them to? So they would put the packages in that vestibule area. That is
the designated package from the ranstead side or from the ludlow side from ranstead so you're
anticipating that the trucks are still going to block ranstead just not the tenants and that
one's also a rear uh kind of a an alley of narrow alley situation and how it is currently on both
yes okay so we're trying to alleviate as much as we can i just don't know how much it's alleviating
i feel like it's it's performative at this point but other questions questions more attorney
not at this time questions or comments from the virtual audience no haynes planning commission
amy boy with the planning commission the comprehensive plan recommends no change in
zoning at this location from the current same x5 commercial mixed use the appellant has
demonstrated that the proposed use will not cause detrimental impacts beyond what would reasonably
be expected the planning commission recommends that the board grant their requested special
exception for ground floor parking my 2025-005-223-1813 branch head street i vote yes
michael johnson my vote is yes cheryl gaston my boot is yes tenetta graham my vote is yes
ryan mcadams my vote is yes i own my vote is yes thank you very much counsel mr patterson
MI-2025-005-347, 2545 Aramingo Avenue.
mi 2025 005347
Ronald Patterson is the attorney.
There's unanimous support from Old Richmond Civic Association
and a non-opposition from Council Member Squillip.
Mr. Patterson, could you please state your name is spelled for the stenographer.
i think i'm in okay good afternoon ronald patterson p-a-t-t-e-r-s-o-n claire harrison
law firm philadelphia pa do you swear our firm to tell the truth the whole truth and nothing but the
truth uh yes i do could you identify your client a relationship to the property sure my client is
owner and developer of the property cl collection on iron mingo uh pa llc and with me is jeffrey
thompson who's uh one of the principals our vice chair has a few questions good afternoon
um have you submitted your documents and exhibits five days in advance of this hearing yes i have
and do you waive the read no the refusal and stipulate to its accuracy yes i do all right
thank you you can share your screen and proceed with your case
beautiful so this application regards 25 45 aromingo avenue uh at the corner of huntington
avenue uh it's in the vicinity on our mingo between york and lehigh avenues it's a vacant
building last used by right aid having a drive-through window while this use stands on its
own lot here. It is connected to the two adjacent lots here, which is a Wawa and an Applebee's,
both all three owned by the same company, the CL Collection. There's access to all the lots
that are connected through cross easements. They were purchased that way, but they exist in that
condition because of financing histories. But practically speaking, they're operated as one
lot. And that's important for when I get to the refusals. The proposal here is to demolish the
Rite Aid and replace it with a Chick-fil-A. Here is the existing building.
One second.
So the zoning district is a CA2 commercial shopping center district.
This restaurant used to take out and drive through are permitted uses.
We're here for dimensional variances, two of them, that regard the drive-through design.
The refusals are the stacking lanes need to be set back 20 feet from the nearest lot line,
and the second one is that the stacking lanes need to be separated by raised curb median or landscaping.
This particular lot is 2.35 acres, which is 102,570 square feet.
The building will be around 50 to 100 square feet with interior seating of 90 seats and two stacking lanes.
Parking is approximately 600, I'm sorry, 66 spaces.
We did commission the traffic impact study review, amongst other things, to look at the ingress, egress, traffic, circulation, and the stacking.
And this design was approved, conditionally approved by the streets department.
So with that said, I'm going to introduce Mr. Thompson.
He can board your name and address, please.
My name is Chris Revell.
Sorry, Chris.
C-H-R-I-S-R-E-V-I-L-L-E.
Do you swear or affirm to tell the truth, the whole truth, not to write the truth?
Yes, I do.
Counsel?
Chris, so you heard my testimony.
Would you agree it's true and accurate so far?
And it would adopt as if it were your own?
And what's your position with the owner's group?
i'm the director of construction development i uh here for the development of this piece of
property okay um just a few questions for you um can you confirm that that the cl owns the
two adjacent properties correct and are they interconnected and have cross access easements
Correct.
And are they interconnected and have cross-access easements for ingress and egress and traffic circulation?
for ingress and egress.
Yes, they do.
And when this building was, I guess, vacant for a couple of years, do you know if there were any other offers by any other uses?
I do not. We purchased the property with the Chick-fil-A being the potential.
Okay. And is it fair to say that the parcels are separated because of financial purposes?
Correct.
And ground leasing.
Other financial.
And I have a question before we get to it.
These two grassy areas, are they part of the development?
Yes, they are.
And they will remain vacant and undeveloped?
Undeveloped and they'll remain.
Thank you.
Any questions?
No, not at this point.
Do you have other witnesses?
I have more.