Street and North 20th Street. Turning to the aerials for more context, you'll see the parking
area in the rear of the structure that previously existed on this lot. In the side view here from
the east, you can see that parking area very clearly. In the past, the accessory parking
supported the operations of the previous two-story building, which was used for a variety of purposes,
including as an office, medical facility, residential, and retail uses over the course
of many decades. Turning to the photographs at Exhibit 13, you can see a better view of the
long-standing historical conditions of this lot, which had as many as six spaces and was accessed
from South 20th Street. And you can see that very clearly in these images. I'll briefly scroll
through some additional photographs that show you the progression of the property. So again,
this is slightly pre-demolition, the pre-existing two-story building. A view from North 20th Street
where, again, you can start to see the demolition occurring. And just looking up towards North 21st
Street along Spring Garden and looking the other way. And then I will scroll through. And again,
And here are some photographs of a more current condition post demolition.
post-demolition. So the building has now come down, which I will address.
So the building has now come down, which I will.
As you will see in this photo, post-demolition, the parking area in question, actually still
remains in active use. You can also take note in these next two photographs of the off-street
parking entrances immediately to the south, as well as to the east of this property, which also
provide access to adjoining properties from South 20th Street. At zoning permit number ZP 2021-006222,
issued July 6, 2021, this applicant was granted a buy-write permit to construct a new attached
structure for use as a multifamily dwelling. While it is officially deemed a multifamily,
this building is actually designed to house my client and his family. A building permit was
subsequently issued at CP 2021-003149 in December of 2021, and construction of that new building is
now underway. Accordingly, this application before the board today only seeks to re-legalize
the accessory parking area in the rear, which was non-conforming while the old building remained
intact, but must now be re-approved as a result of the new development. As you can see at Exhibit 6,
the parking is accessed from an existing curb cut, which will be reduced from its current width of
approximately 50 feet down to 30 feet. Two parking spaces are proposed, one of which will meet the
dimensions to constitute an ADA accessible space. And again, this is really driven both by code
requirements, as well as the client's own elderly parents that will be moving in here.
I've also included a couple of renderings at Exhibit 7 for better reference as to what this
building will look like, even though the building is not itself at issue before the board today.
With respect to the refusal, only one refusal was issued because the zoning code would only allow
accessory parking in the RM1 district if it can be accessed through a rear street,
shared driveway, or alley, none of which exists at this property. South 20th Street,
because it is a corner property, is considered a frontage for the property, not a rear.
No other variances are necessary. As the board has seen, the applicant submits to a hardship
in complying with the code requirement in light of the nearly 65-year continuous parking that
has existed in this exact location by way of a curb cut that will be reduced through this
application. In addition to the historic use, parking access along North 20th Street is
consistent with other immediately adjacent properties, including across the street at
1930 Spring Garden Street and next door providing access to the City View condominium parking lot.
Given that the owner is merely seeking to restore the historical parking area, permitting the surface parking for less vehicles is unmistakably the least minimum variance.
In granting this request, no congestion or harm to the neighborhood will result, nor will it impair any light and air.
Instead, this request will ensure a new multifamily, by-right proposal is served by off-street parking.
Additionally, due to the reduction in the curb cut, it is likely an on-street parking spot will be restored that has been unavailable for many decades.
This section of North 20th Street happens to be one way headed towards Spring Garden, which results in a safe condition for drivers to access and leave this parking area without creating any pedestrian or vehicular conflicts.
The structure itself is by right and already under construction.
Full analysis of the proposal's complete compliance with section 143038E of the code is provided in the Memorandum of Law submitted to the board at tab 13, at tab 9, and I'd be very happy to touch on any particular point in more detail.
At this point, if the administrator could find Rami Shraim and have him unmuted.
Rami Shraim is allowed to speak.
Good afternoon, sir.
Could you please state your name and spell for the court stenographer?
Do we see him?
Yes, he was there.
I don't see him at the moment.
I'm not sure.
not sure there he is he's back i will allow him to speak again
There he is.
He's back.
I will allow him to speak again.
sir could you state your name and spell please for the stenographer
rami you have to unmute yourself
hello sorry about that uh sure rami shrine r-a-m-y s-h-r-a-i-m do you swear or firm to
tell the truth the whole truth and nothing but the truth i do please proceed counsel thank you
rami have you heard all of the uh testimony and exhibits that were offered in front of the board
today yes and would you agree that that testimony was true and accurate and would you adopt it as
if it were your own yes thank you we're happy to take any questions you have questions from the
board no no chair questions or comments from our attorney hillary emerson not at this time mr chair
questions or comments from the virtual audience yes justin navarro has a hand up okay he's been
allowed to speak i could you please state your name and spell for the court stenographer
justino navarro j-u-s-c-i-n-o-n-a-v-a-r-r-o do you swear or affirm to tell the truth the
whole truth and nothing but the truth. I do. Please proceed. Good afternoon, Mr. Chair.
Good afternoon. Pleasure to be here and see you guys once again. We met with Mr. Shryman and
Councilor Scherliger on January 9th. That's the Spring Garden Civic Association and its zoning
committee. And I'm here in representation of both. And also members of the Logan Square
Neighbors Association were also present at the meeting, as well as the immediate neighbors. And
this is a project that we support. The applicant has been very accommodating with regards to
the construction of the property and this specific variance. I would like to note that
returning to the public realm will be an additional 20 feet of car space where
perhaps one, 1.5, or maybe even two cars to be accommodated. And we would urge the board
to grant the variance as requested.
Thank you, Mr. Chair.
Thank you, Mr. Navarro.
Thanks for calling in.
We appreciate it.
Is there anyone else in the virtual audience?
Yes, Molly Gallagher has a hand up.
She'll be allowed to speak.
Hi, could you please state your name
and spell for the stenographer?
Hi, my name is Molly Gallagher.
Can you hear me?
I can.
All right, it's Molly with a Y.
Gallagher, G-A-L-L-A-G-H-E-R.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Please proceed.
Yes, I'm the immediately adjacent neighbor.
You can see kind of the back of my building from the image on the screen.
I participated or joined the RCO meeting when it was held virtually on this project, and I heard all the testimony today.
And I support the application for the variants.
I think it's very good for the community that we're going to add some additional curb space for community parking.
And I would second Mr. Navarro's comment that Mr. Schraim, the applicant, has been very accommodating and productive to work with as we've gone along in this process.
And I support the application.
Thank you very much for calling us. We appreciate it. Is there anyone else in the virtual audience?
There are no more hands, Chair.
Planning Commission.
Good afternoon. Can you hear me?
We can.
For some reason, my camera's not working. I apologize.
Good afternoon, Chair and members of the Board.
This is Greg Waldman with the Planning Commission staff.
Greg, Greg, could you, Greg, spell your name for the, and your camera works fine now, by the way, could you spell your name for the sonographer?
Sure, Greg Gregory, G-R-E-G-O-R-Y, last name Waldman, W-A-L-E, as in door, M-A-N.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Please proceed, Greg.
In 2016, the zoning map was amended from Residential Multifamily 4. The Residential Multifamily 1 at this location with the support of the community. The proposed accessory parking use is consistent with the documented prior use of the property. The Planning Commission recommends that the Zoning Board grant the variance.
Thank you. MI 2023-006-507, 2000 Spring Garden Street, I vote yes.
Thomas Holliman, my vote is yes.
James Snell, my vote is yes.
Jane Snell, my vote is yes.
Thank you, counsel.
Thank you, counsel.
Thank you very much.
Thank you very much.
Number two here.
MI 2023-006-505, 1638 South 56th Street.
Alan Nockmson is the attorney.
There's a letter of support from the Southwest Philadelphia District Services.
alex goldberg is coming in as a panelist here okay thank you you're welcome
good afternoon mr chairman i'm alex good afternoon could you state your name please
and spell for this sonographer sure alex goldberg a-l-e-x g-o-l-d-b-e-r-g
Do you swear for them to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client, the relationship to this property?
Sure. My client is J.N.K. Vincent, Enterprise, LLC, and its representative, Jessica Vincent, is in the audience.
Okay. And Mr. Holloman has a few questions.
Good afternoon, sir. Do you agree to waive the readings? I'm sorry, not that part.
did you email all the exhibits and documents as required five days in advance of this hearing
I did thank you please proceed and share your screen
all right are you able to see my screen Mr. Chairman we can Alex great again I'm Alex
Goldberg of Nockmson, PC. I'm here with Jessica Vincent, who's a representative of J&K Vincent
Enterprises, LLC. We're seeking a variance for a two-family dwelling at 1638 South 56th Street.
Got a brief presentation, including a letter of support from Southwest Philadelphia District
Services. And then I'm happy to bring my client on to adopt my testimony. So here's a table of
contents. First is the notice of refusal. We just have one refusal here for the use.
than a letter of support from southwest philadelphia district services followed by a
use permit showing that this property has historically been multifamily which sort of
goes hand in hand with exhibit four showing that honestly the majority if not every single property
on our stretch of south 56th street is a duplex we believe this property was built as such at some
point the zoning changed and the licensing lapsed and the existing condition of the property is not
great but it is laid out as a duplex we're keeping it the same way just going to add a lot of
cosmetic improvements to the interior but this you know this approval if we're fortunate enough
to receive it will actually bring this property into greater conformity with what's elsewhere on
the block. The fifth exhibit is a real estate listing showing that this property is in fact
advertised as multifamily. Number six is a zoning map and another map of the area followed by some
photographs of the property and simple architectural plans and drawings showing the
layout of the two units as they are currently and as they will continue to be. The RCO meeting
notice showing that we met with the coordinating RCO on January 17th, as well as proof of mailing
for that meeting, the application for appeal, the deed to the property, and certificate of tax
clearance. So here's the first exhibit. It's the notice of refusal. It was issued in November of
last year. You can see the applications for two-family use, and that's the reasoning for
the loan refusal here. Again, this is an existing duplex that we're sort of seeking to legalize and
and greatly improved the interior to have, you know, residents moving in there shortly.
Here is the letter of support from Southwest Philadelphia District Services.
We met with them in January.
They were pleased that Ms. Vincent was cleaning up this eyesore
and returning it to an asset to this block.
We had a great conversation.
They were supportive of her and what she's seeking to do here.
Here's a letter sort of giving further justification for their support.
Here's the use permit from quite a long time ago.
It actually was shown as a two-family as the present use at this time.
The owner at that point had converted it to three families.
Again, we're only seeking two units here and just sort of showing that this property has
a long, long history of multifamily use.
Here's those nearby multifamilies.
These are we just we just pulled sort of documentation from public record showing the actively licensed.
sort of documentation from public records showing the actively licensed duplexes. There are many
that don't fall into that category, but I'll just sort of click through them here all along South
56th Street. You know, just visually looking at the property, these appear to all have been built
at the same time, probably all have the same layout. Our property, unfortunately, just needs
to go through this process to get the paperwork straightened out. Here's a red fin listing. Most
importantly i've highlighted in red you know this actually identifies it as five plus units
obviously that's not the case but it is being advertised was being advertised at the time my
client bought it late last year as a multi-family structure here as well multi-family here and
multi-family here as well here's an atlas map showing that we are on south 56th street near
the intersection of Chester Avenue. We are one of the last structures on our end of South 56th
Street before the Chester Avenue properties. Here's Google Maps perspective and some photographs.
So this is the front of the property. A little hard to distinguish which property is ours and
which are the neighboring ones. It's probably easiest just to draw an imaginary line down from
the corners line here. There are two existing doors at the front of the property. There's one
that you can see very clearly here there's another one behind this pillar so each unit has their own
entry point and as you'll see on the floor plan they both have rear rear egress the upper level
with a rear stairwell that both lead out into the rear yard so two ways in and two ways out
independently for each unit here's the zoning notice posting