Good morning, Mr. Nockmson.
State your name and spell, please, for the court reporter.
Yes, Allen, A-L-A-N, last name Nockmson, N-O-C-H-U-M-S-O-N.
All right, do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client and their relationship to the property?
Yes. Online, I have Crystal Element, one of the owners of the property, who will adopt my testimony and answer any questions the Board may have.
Thank you. Our Vice Chair has a few questions.
Hi, Mr. Janakamson. Do you agree to waive the reading of the refusal and stipulate to its accuracy?
have you emailed the exhibit packet with proof of ownership tax compliance a copy of the refusal or
referral photos under plans of the property five days in advance of this hearing and have you met
with the rco and do you have a letter uh yes in all respects great you may proceed and um welcome
back thank you it's been a while it has been a while and please share your screen thank you thank
do. Oh wait, hold on, let's make sure I have the right, uh, map.
All right, so I'm here to present, uh, 1424, uh, North 30th Street, we go full screen out.
And, uh, this, uh, property is in the Brewery Town section of Philadelphia.
this is not for a developer this is for someone who wants to live in this property who has been
a member of this community for a number of years and her and her husband want to move into this
property and renovate it along with Mrs. Elements I do also have Mr. Johnson the architect for the
project Chris Johnson 24-7 design who can answer any questions the board may have with regards to
project. So we'll go through a number of materials. The notice of refusal. This is an RSA5 property.
We're not looking to increase the density. We just have some dimensional variances here.
Letter of support from the Brewery Town Shortwood Community Civic Association. Again, Ms. Element
is a member of the Brewery Town community and she lives actually next door. She's looking to
renovate this property and move into the one next door. So she knows many of her neighbors. So we
had a petition circulated, which was signed by most, if not all, of her neighbors, letters
to support from nearby neighbors as well.
One of the refusals has to do with the omission of, because we're next to two two-story structures,
and because of the circumstances, we are not able to have the eight-foot setback on the
third floor, but it's not out of character.
and we're going to see other third-story additions of budding two-story properties on that block
and in close proximity. Maps of the area, photographs of the property and surrounding
the area, our plans and drawings, our detailed property showing that Miss Element is an owner
of the property. Our RCO meeting notice, we met with the community at a well-attended event and
based on that meeting and our presentation we received a letter of support from coordinating
rco our application for appeal that we filed to the zba and our certificate of tax clearance showing
that there are no real estate taxes due on account to this property first things first is our notice
of refusal uh it's an rsa 5 property again we're not looking to increase any density here we're
doing for the erection of a third story addition to an attached structure with a roof deck in the
rear of the third floor level and a roof deck over the third floor portion accessed by proposed open
stairs uh to be located in the rear of the third floor to be used as single family household living
we have two refusals here the first of which i mentioned um in the opening uh we're required
technically when we're left and right of two two-story structures to be set back on the third
story um you'll see that this is not out of character or request that there are other newly
renovated properties with third-story additions that are not setback as well. We just want a
functional floor plan on that third floor, and we're asking the boards for leniency in that
respect. The second refusal has to do with the maximum occupied area. It's 75% as required by
the code. We're at 76.89%, so just a sliver off. Again, it goes to the functionality of the floor
plan also our rear structure does not go any further than the rear structure to left and right
of us so we're not taking anyone's light and air away in that respect letter of support from the
Letter of support from the Brewery Town Shardswood Civic Association, as you can see, is a well-attended meeting, and we received a letter of support and the explanation of the project as a whole.
brewery town charge with uh civic association
And then, again, we circulated a petition. It was quite easy for Ms. Elliman to do that. She lives next door to this property. She's been a member of this community for some time, and she only focused on people who would be most directly impacted, so nearby neighbors on that block and behind us as well.
and as you can see from this substantial amount of signatures you know people are you know happy
that she's making this renovation remaining in the neighborhood and continue being a productive
member of this community and then just the letters to support as well and those are individuals who
are completely adjacent to the property who would be most directly impacted or across the street or
behind. And then it's not our character to have these third story additions and asking for this
variance. 1423 North 30th Street, you can see 1435 North 30th Street, again, no setback. 1451 North
30th Street, again, no setback. 1447 North 30th Street, no setback. And then maps of the area
uh we're between uh jefferson and master street on 30th street in the heart of the brewery town
section of philadelphia you see all the yellow all single families we want to keep that single
family use we just want uh to have a more functional layout a bigger house and you know
with miss element and her husband looking to grow their family in the progress of the property here
it is it's a porch neighborhood uh to the left of the property on north 30th street to the right of
the property on north 30th street as you can see it's not out character to have these some of these
three-story additions and then our plans and drawings again these plans have been uh created
by 24 7 design i have chris johnson the architect for 24 7 design we're just freshening up keeping
the character of the neighborhood we're enhancing the bay window by extending that to the third
story uh as you can see here that you know we um are not you know we're you we're not having a
roof deck or roof deck access structure out of respect to the community instead we're having
external staircase we don't want to make it seem like we're hovering over anyone and that would be
out of character from the neighborhood to have a roof deck or access structure there
um and then just the typical floor plans you know there's a porch you get through the
you know front door open layout lit room dining room kitchen second floor two bedrooms
a bath and a laundry facility and the third floor is just the master suite
and then the rco meeting notice we met on may 19th at 6 30 pm we notified 197 addresses of
our meeting these are listed the addresses this is our proof of mailing
our deed to the property uh showing him his element and her husband owned the property
our application for appeal to the zba
in our tax plan showing that uh we have a tax compliance property owner with that being said
i would ask that miss element to virtually raise her hand so she gets on my testimony
and then we can answer any questions the board may have
i'm sorry mr chair but i had to um promote this uh element to a panelist because that's fine
Is that a message she's using an order version of the same?
Sorry, what was that?
Is it okay to speak?
Hi, good morning.
Could you state your name and spell for the court reporter, please?
Crystal Element, C-R-Y-S-T-A-L, last name Element, E-L-E-M-E-N-T.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Proceed, counsel.
Yes, Ms. Element, you heard everything I stated today.
yes correct is it true and correct yes and do you adopt that as your own testimony correct yes
thank you questions from the board no mr chair no mr chair questions or comments from the virtual
audience i do not see any hands at this time mr chair planning commission
Good morning. This is Greg Waldman, Planning Commission staff.
The comprehensive plan recommends no change to the residential single-family zoning at this
location. While the applicant has failed to demonstrate hardship, granting these variances
while the applicant has failed to demonstrate hardship granting these variances will not
will not impair the use of
impair the use of adjacent properties the city planning commission recommends that the board
approve the dimensional variances thank you mi2022 000 453 1424 north 30 street i vote yes
carol tenere my vote is yes i'm miss holland my vote is yes thank you council thank you
Number three, MI-2022-002-944-1909 South Third Street.
Mr. Robert Daly.
Sir, Mr. Daly has been promoted to panelist.
Good morning.
Good morning, Mr. Daly.
could you state your name and spell it for the court reporter, please?
Mr. Daly? Mr. Daly, you need to unmute yourself. I apologize. No, no, no, that's okay. Could you
state your name and spell it for the court reporter? Yes, Robert Daly, R-O-B-E-R-T-D-A-L-Y.
Right. Do you swear for him to tell the truth, the whole truth, and nothing but the truth?
Mr. Daly, we still need a few other documents for your case.
So we're going to have to continue it to today, okay?
And what we'll do is we'll be in touch with you with the next case.
And if you have any questions about how to do this, call the office, okay?
Thank you, Mr. Chairman.
Thank you, Mr. Daly.
So I log back.
Thank you.
Have a good day.
Bye-bye.
Thank you.
MI-2021-001-278-2246 N21st Street, Allen Nockamson.
Letter of support from North Central Philadelphia Susquehanna Community Development Corporation.
we'll be coming back in as family sir
good morning again mr chairman you've already been sworn could you identify your client
and the relationship to the property yes i may yes i can uh a to z real estate transaction llc
is the owner of the property. And with me, I have the member of that organization,
Nasi Ida Seven, who will be able to testify with regards to this matter.
Okay. Our vice chair has a few questions.
Hi, Mr. Nockmson. Do you agree to leave the reading of the refusal and stipulate to its accuracy?
Have you emailed the exhibit packet with proof of ownership, tax compliance, a copy of the refusal
or referral? Vote is under plans of the property five days before this hearing. And have you met
the rco and do you have a letter oh yes we do okay great you may proceed and share your screen
all right so i'm here to present 2246 north 21st street uh this has been a project that our team
has been working on for well over a year with the community and i'm proud to say that through those
meetings, and I would say we probably had at least four meetings with the community,
we did gain their support. As you can see from the correspondence from the North Central
Philadelphia Susquehanna Community Development Corporation, you'll see through the notice of
refusal that we are seeking to put a triplex in, and that's, you know, we're asking for a use
variance in that regard. Through our meetings with them, we did have to deviate our project
from what was originally submitted to lni and based on that we also submitted uh with our
presentation materials a revised proviso plans form uh that you know we submitted to the zoning
board of adjustment and then separately also to your council uh hillary emerson who should have
a copy of that uh next you'll see nearby non-rm1 multi-family dwelling so it's not of character to
have multi-family in this neighborhood there is a diversity of housing between single family and
multifamily in this neighborhood under similar circumstances.
Maps of the area, photographs of the property,
our plans and drawings, our last RCO meeting notice, but like I said, we met with the community
our plans and drawings, our last RCO meeting notice.
on multiple occasions over the course of well over a year, our application for appeal, our deed to
the property, and our certificate of tax clearance. Again, with me is Ghaziada Seven of A to Z Real
Estate Transaction, LLC, who at the conclusion of my presentation will adopt my testimony, and
he would be perfectly willing to answer any questions the board may have that I did not
uh answer or cannot answer and then in addition i have christopher johnson of 24 7 design who is
the architect uh on this project so our notice refusal the only refusal we have uh is for uh
the use uh this is for the erection of an attached structure with balcony at the rear and
in a roof deck with roof deck access structure for use as multi-family household living with
three dwelling units so what has changed with this project and we'll go over the proviso plan form
we we got rid of the roof deck and the roof deck access structure and we got rid of the balcony
and you'll see that in our revised plans and our form that we submitted to this eba
so through our many meetings with the community uh we did gain the support of the north central
Philadelphia Susquehanna Community Development Corporation although this is not zoning related
my client has agreed to provide one of the units as affordable housing pursuant to the state
guidelines what's deemed affordable housing there are other provisos I will leave it up to the board
to decide which ones are enforceable but you know they talk about maximum of three apartments you
know that's what we're doing um so i don't believe a proviso is necessary it says no rooming house
configuration well if we wanted to seek a rooming house we would have to go in front of this board
again uh and um ask for permission for that uh not to be utilized as individual rental status i
think that kind of goes to the rooming house configuration again if we wanted to rent by the
room we would have to obtain a variance through this process and then there's just aesthetics
exterior the building should be uniform to existing block all brick exterior no bay windows
that's part of our plans that we're not going to provide bay windows and that's the third
deviation from our project that is enforceable so no roof deck or roof deck access structure
no balcony no bay windows and then talks about like you know the configuration the windows things
like that but uh and you know talks about the end about the deed again we are going to do a
deed restriction um as part of this process to make sure my client is held accountable to making
sure that one of the units is affordable and then at the conclusion of the letter of support i
believe that they provided the four plants that we provided to them you'll see they match what we
provided uh to you excuse me council yeah can you enlarge the floor plans oh yeah sure oops um
is that larger miss yeah thank you you're welcome do you mind if i minimize a little
more to get through the presentation sure and then our revised proviso plan again our revised plans
deviate in three respects from what was originally submitted removal of the bay window removal of
roof deck and roof deck access structure and removal of balcony and then here are the plans
which are stamped and we would ask that if the board is inclined to grant this variance
uh requests that they granted with the proviso with this with this site plan
and then if you look at similarly situated properties we try to compare apples to apples
so our lot size we're a significant size lot of 1600 square feet so per unit our lot size