there were two fires set over the past 10 years to that property. And there was fires prior to
that prior to our ownership of the building from its, um, or vacancy. Yeah. So, uh, I mentioned to
the board and showed them an exhibit of the other, uh, renovations that you've done to historical
structures, just even on this block. Is it fair to say that you are well-informed and experienced
in terms of the cost involved, not necessarily just even with historical structures, but in
particular, the type of historical structures that we're talking about on this block?
Absolutely. So 4262 Parkside was in identical condition. It was a fire. The property had a
fire we purchased it and it was zoned rm1 it's the last historic house on that strip and we put
seven units in there by right we rehabbed the whole place brought it back to use 4246 parkside
avenue was in a similar condition also historic also zoned rm1 we didn't have to go to the board
we were able to do it by right the two properties on viola street that are that back up to these
properties on Parkside are historic as well even though that block was is zoned single family
these those two specific properties had prior triplex uses so we reactivated those uses and
rehabbed those houses it brought them back to brought it back to life as well as restore the
historical nature of of them by replacing spindles the windows cornices etc so you had an approval
back in 2021 for 12 units, you secured a building permit. In your own words, why were you not able
to move forward with the development at that point in time? Sure. So we hired an architect,
we produced the building plans, we got the building permits, we went to get financing
for them and we just couldn't. The interest rate went up, the cost of construction went up,
and the numbers just didn't make sense. So we were going to proceed with 12 units,
six in each building it didn't work that we tried to figure out many ways to make it work and the
current proposal that we have scaled back the building in that we consolidated it so we only
have to run one sprinkler system one set of utilities we got rid of the roof deck we made
the building much more efficient and the only variance we're seeking is the the the number of
units because that rent needs to justify the the cost that has to go in it basically the rents have
to support the debt that it has to carry. And it has to carry 1.2, which is 120% of the mortgage
payment. And the taxes on these properties and the current interest rate, that's the only thing
that it's supported is 16 units worth of rent. So I think the next question I want you to kind
of handle in... If I can ask that. So over the past 10 years, we've had insurance on the property.
We're no longer able to insure the property for its building. We're only able to only insure
it for liability so if there's anything again that happens to the building there's we can't
we can't get insurance on it so so essentially if if something were to happen to the buildings at
we can't get insurance on it so so essentially if
this point there is no insurance coverage that would cover the reconstruction of the buildings
in their current condition that's correct okay um so i think i want you to handle this this last
question i have sort of in conjunction um i wanted you to give the board just a little better a little
better of a sense of sort of the scale of the renovation that's needed to this property and
then sort of how that ties into the pro forma, which I will bring up at exhibit 24. And you can
sort of talk through both of those things at the same time. Sure. So these houses are huge. It's
about 11,000 square feet across the four levels. And on average, it's about $200 a square foot to
build. So it'll be over $2 million to renovate these buildings. In addition to the historic
um elements that we have to replace the windows in the front some of them are fifteen thousand
dollars a piece the two doors are about fifteen thousand dollars a piece um so all those things
have to be um done to historical standards they have the wooden windows custom made
which we can't buy anywhere else so those costs make this project much more difficult
than a typical renovation or typical new construction project um and once again
And that pro forma kind of outlays how the rents that we would generate from a 16-unit building, even if it was split in two, versus a 12-unit building that was one building or two six-unit buildings.
And really the only way that it could support the debt would be at 16 units in one building today.
I think that's all I have for German right now.
Okay. And let me just, you've heard all of the testimony and evidence that I offered in front of the board today? I have. And do you agree that testimony was true and accurate and would you adopt it as if you had given it yourself? It is and I do.
Are you done? Yes, sir.
Back in 21, when it went to 12, wasn't that from years ago, the last amount of units, 12, six and six?
correct okay yeah but it also expired because it was vacant for so long right yeah right so nothing
has been done once you had that from 21 to 26 other than little maintenance like for break-ins
and stuff right and you mean to the building yeah yeah we've obtained the permit and we yeah yeah
but we couldn't we couldn't question from the board what's the configuration of the um of
apartments again sure so there are um on the second and third floor there are four units per
floor and on the first floor and basement it's a bi-level um unit there are eight
so they're all one bedroom units or is the first floor the first floor by level is one bedroom
correct one bedroom one and a half bathrooms there's a bathroom on both levels and the
The top two floors all have eight two-bedroom units in them.
Can you pull up the plans again so we can see them?
They're up.
I've got to switch my screen.
I'm going from memory.
I mean, I will say, do you have a target tenant that you're thinking of for this building?
So in the neighborhood, we're building a 49-unit building, but we already have about 50 units.
And the majority of those units are PHA voucher holders.
Outside of that, we do have market rate tenants as well.
So we accept anybody that is qualified.
And is your plan to do the section or HCV vouchers here as well?
We will accept the HCV vouchers.
We don't target them directly, but this is a great location.
and it's a desired property. It's also literally directly in front of the front door is a bus stop,
like literally two feet away. So I know just looking at your pro forma,
because I feel like the whole argument here is predicated on the need for the 16 unit
and the DSCR. I'm assuming that you've set the rents for this, that they kind of work with a
one and two bedroom for people that are in the voucher program based on the fair market value
in the neighborhood in in fact these rents are slightly oh yeah in some cases they're um they're
right in the in line in some instances they're below so for instance the the one bedrooms we've
performed at around 1500 pha pays around 16.90 um and two bedrooms performed around 2000 and pha pays
generally close to that but i mean i think i would just say like i think this has happened with a few
of the historic properties recently is that one you know trying to get the i think you did the
best you probably could to have things in the basement but the spiral stair is actually like
but the spiral stair is actually like really hard. It's hard to move in.
really hard it's hard to move in it's hard to like yeah
It's hard to like furniture in a spiral stair. I mean, that's why we got rid of trinities.
Like, I think that it like for the other units to have a switchback
to figure out a different configuration for the stair would probably be beneficial.
Um, and I think secondarily just because like they have this beautiful porch
and like you're res, you're preserving all of the like historic qualities, but
there's not a lot of like public space in the in the building like a lobby sure um yeah there is a
there is that porch um and it's on eight and yeah i mean you're right about the lobby the mail
boxes are directly outside yeah yeah i was just thinking like 16 units yeah could be 45 people
sure you're gonna have a lot of packages and stuff coming here on a porch that's sort of limited so
that we do intend to put an amazon locker nearby um on one of our other properties to have a block
away okay and we've had success in that um and just in general a common area there's literally
a massive thousand acre park out front um including the that's about the park side i'm
thinking more like bike storage you know people have shopping carts so things that yeah of course
accumulate outside one of the things that we've done um at 4262 parkside is we've put bike racks
in the rear of the property we have a fence that secures it um and we're more than welcome that we
might be able to use the the stair tower in the rear um for that it's it's um that's that's a
good suggestion okay any other questions i guess the other other thing is storage in the units too
and back to sort of tie his point with the front porch being enclosed when i looked at the um
first floor plan you've got a powder room with the the wind the uh wall that goes directly into
the center of the window of a three-bay window see there on the right so you've got the powder
room which is a little strange to have the powder room yeah on the floor where the bedroom is and
the full bathroom in the basement sure so even though it kind of shows that it's in the middle
there is a mullion or there's a separation on those in between those windows they're not just
kind of like a a full window wall so that wall would fall within that separation um it's just
probably not well shown here yeah but you're gonna have to frost it probably correct yeah
and it's currently frosted as well for that matter okay all right yes yes other questions
questions from our attorney hillary emerson not at this time mr chair comments from the
No hands.
Planning Commission.
Michael Gall with the Philadelphia City Planning Commission.
The comprehensive plan recommends no change to the RSA 3 residential single families attached zoning at this location.
The proposed use multifamily household living is in character with the multifamily community along Parkside Avenue.
However, the proposed unit count of 16 is excessive for this neighborhood and represents a potential overuse of the site.
In 2021, the board previously granted a variance for multifamily use with the visor of a maximum of six residential units per pre consolidation parcel, leading to a 12 unit count on this newly consolidated parcel, which is more appropriate for the property, given its size and context.
If this block were mapped into the surrounding RM1 district, as the appellant suggests, the multifamily unit count allowed on this property would be 12 units based on its lot size.
Therefore, the city planning commission recommends the board grant the requested variance for multifamily household living use, but with a recommended proviso of maximum 12 residential units.
Okay, I just want to correct the arm 1 would allow for 18 with the mixed income housing bonus, which I mentioned is something that German would have taken advantage of since he does already provide many affordable units. So, I just want to make sure that. So what I want to do with this. Thank you for your presentation.
We're going to take this back to the executive session and just try to figure out where we stand with this and what we want to do with this, okay?
And we'll book the vote on this next Wednesday at 2 p.m., okay?
Understood.
Thank you.
Thank you.
All right.
Number one.
and my 2025 004-371-8226 germantown avenue stephanie magna is the attorney good afternoon counsel
okay um could you please state your name and spell for the sonographer stephanie
And said, like, Michael, it is. I'm sorry. No, not to be Stephanie. S. T. E. P. H. A. N. I. E. M. A. G. A. G. N. A. Right. Do you swear or affirm to tell the truth? The whole truth and nothing but the truth? Yes, I do. Um, and, um, Hillary, the other attorney's not involved anymore.
um and um hillary the other attorney's not involved anymore
is he mr demarco yeah is representing the advice is he so is he still involved
um he's representing the client um but my client has entered into an agreement of sale to purchase
that property we have a letter of non-opposition from peter fox in our exhibit pattern i'm saying
is mr do we mr demarco are you in the audience i don't know as of this morning he had not planned
to attend. Okay. All right. Thank you. Our vice chair has a few questions. I'll say that Meredith
Trago, real quick, is representing from Ballard's Bar. She's representing the other adjacent property
owner at 8238 Germantown Avenue. I do expect her to be in the audience. She's in the audience?
Yes. Okay. What's her name again? Meredith Trago. Meredith? Yes, I see her there. She's promoted.
Okay, thank you. You're welcome.
I'll say that I am waiting to be promoted as well. Oh, okay. All right. Okay. Well, that might be helpful.
I want our Vice Chair to ask you a few questions while you're waiting.
Absolutely.
Thank you.
Hi, good afternoon.
Have you submitted your documents and exhibits five days in advance of this hearing?
Yes, I have.
And you have a couple of refusals and one referral, so do you stipulate to the accuracy?
Yes, provided we're talking about the latest refusal, which is dated February 18, 2026.
All right.
Meredith?
Yes, hi. Meredith Trego with Ballard Spar.
Meredith, just for the record, could you spell your name?
Sure. M-E-R-E-D-I-T-H-T-R-E-G-O.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
All right. We're getting ready to start, and why don't we start?
I am still waiting to be promoted to panelists. I apologize, but I can certainly start. I think for the record, my client is DP8226 Germantown, LLC. It's the property owner for 8226 Germantown. Roy Aronovich is the representative.
I did promote.
Okay, great. Thank you. I apologize. I missed that. Thank you.
You're welcome.
Okay, great. This application is about 8226 Germantown Avenue.
We are an RSA 3 lot located with frontage along Germantown Avenue. It's currently landlocked.
The site is occupied by an existing historic structure. It was individually designated historic historically used as a single family home.
part of a larger assemblage that we believe originally included the two adjacent properties here at 82 24 and 82 20 and 22 as well at some point in time, but the building that exists now was individually designated historic.
The lot is oversized it's 98 9,875 square feet, whereas in an RSA 3 district, the minimum lock area requirement is 2,250 square feet, so we're a little over 4 times the size of standard lot.
In summation, my client is proposing to restore the existing building that's on the site to restore to single-family use. It had been vacant for several years, maybe five or more prior to him purchasing this property, so it is in significant need of repair and restoration to revitalize that use.
In addition to that, on the vacant portion of the property, we are proposing to build a new building with commercial ground floor on the retail and one unit on the four floors. So there will be four total new residential units here in addition to the commercial retail space that's going to front on Dermotide Avenue for a total of five dwelling units on this lot.
this is a current rendering of the project Roy is going to go into this in much more detail
but this design is the result of a long process with our neighbors to kind of come to what made
the most sense I believe the the planning commission's 2035 plan here proposes this
for cmx2 zoning we originally proposed a project that had I believe 18 units which is more in
keeping with that cmx2 zoning we have brought that down so we are now much more in line with
our existing zoning at rsa3 given the oversized nature of this lot but i'll allow roy to explain
But i'll allow Roy to explain that because that is a long story. As mentioned, we are seeking several refusals here, one to allow multifamily use on the property to allow multiple structures.
that because that is a long story as mentioned we are seeking several
We are proposing to remove one heritage tree, so we are asking for a special exception approval, and we are, of course, proposing to replacement standards in connection with that request.
We are also proposing to use the proposed commercial space along Germantown Avenue for uses consistent with the CMX 2 zoning district, kind of in keeping with the Planning Commission's ultimate envisioning for what the zoning may end up being on this site, as well as seeking a front yard variance to allow the setback to be five feet, whereas eight feet would otherwise be proposed, and as Roy can explain that design changes specifically related to conversations with the community
to bring the building closer to the street
to have more of an active retail presence
on Germantown Avenue.
So as I mentioned, we had many conversations
with our neighbors.
I'll start with this being historic.
This was presented to the Historic Commission.
Conversations about what the design
and the materials was gonna look like
happened with the neighbors.
It also happened with the Historic Commission
and the Chestnut Hill Conservancy.
So we had the Conservancy's support for the design