Thank you very much.
We appreciate it.
Good luck.
Thank you.
Thank you.
Have a good afternoon.
You as well.
Thank you.
Next case is MI-2020-00686, 1306-14, 1316-20, and 1322-24 Callow Hill Street.
The attorney is Adam Labor.
And this case went through CDR, so the Planning Commission would generally be given the option
of reading their recommendation letter first, if they would like.
We can do that, if that's okay.
All right.
Mr. Chairman and members of the board, this application completed Civic Design Review
on July 14, 2020.
The design review committee noted that much of the ground floor is dedicated to parking cars. This results in a small retail space.
Despite the uncertainty surrounding the need for retail in the future, the committee asked the design team to consider increasing space for retail and or other amenities at the expense of parking.
Lastly, the committee encouraged the design team to further enhance the streetscape elements for the benefit of both the project and the neighborhood.
The CDR committee also accepted the comments of the Philadelphia City Planning Commission staff,
which included a recommendation to relocate the bicycle storage room to a more visible
and convenient location on the first floor.
We do not believe that building a high-density mixed-use building and a block surrounded
by other high-density mixed-use buildings will have an adverse impact.
Accordingly, we have no objection to granting this variance.
okay mr mr laver can you put your name and address on the record good afternoon mrs tenere
members of the board adam laver of blank rome one logan square on behalf of the applicant
do you swear or affirm to tell the truth and nothing but the truth
yes mrs tenere i do and you also agree to waive the reading of the refusal and stipulate
to its accuracy I agree to waive and stipulate as to the accuracy of the
refusal and the referral thank you you may proceed thank you members of the
board can you see my shared screen yes thank you mr. chairman members of the
board, Adam Laver of Blank Rome on behalf of LLCP Callow Hill LLC and its principal, Michael Wax,
W-A-C-H, equitable owner of the subject property at 1306-34 Callow Hill Street.
In addition to Michael, Christina Marconi of Bernardin Architects is available as well to
testify. The exhibit package, which has been electronically shared with Council
for the Board, as well as with the Philadelphia City Planning Commission,
includes support documentation at tab 5, where you'll find a letter of support
from the coordinating RCO, which is the Callahill Neighborhoods Association. I'd
like to note at the outset that this letter of support notes, quote, the CNA
board supports the project unanimously and we appreciate the density at this
long vacant lot in our neighborhood." End quote. The support documentation also
includes a letter from Councilman Squilla and a Civic Design Review
completion letter. The process was completed in one session. I've pulled up
an aerial view of the property.
The subject property is approximately 34,233 square feet
The subject property is approximately 34,233 square feet in size.
You can see that it is off of North Broad Street.
It's in a formerly industrial area close to the viaduct.
I'm also going to show you some photographs that I think will be helpful for placing the
property in context.
This is the property as seen from Callahill Street. It's currently a
surface parking lot. The property is bounded by Callahill to the north, the
Hanover Apartments, which is a Parkway Corporation development to the west,
Reds and Sun Auto Body to the east along 13th Street and Carleton Street, which
is the small street to the south. Let me just show you a couple more photographs.
Here is a montage and overview. I'll take you into a closer photograph, if I may.
One moment. So here you see the property and you can see that it's surrounded by
dense large structures and one more I had mentioned that just to the left or
the east of the Parkway lot that we're seeking to build on is this auto body
shop which creates its own challenges as I'm sure you can understand that would
remain that is not part of this site the parcel the development site is own CMX4
It's currently the public surface parking lot
which Parkway operates.
I should note that the use is non-conforming
and expressly prohibited in the district.
The developer and the design team have designed
the proposed building to respect the rich history
of the Callahill Industrial National Historic District,
it's on the National Register, the district that is,
and to enhance the existing site
and the efforts of the Cal Hill Neighborhood Association
throughout the area.
We've worked closely with Cal Hill neighbors
on the pedestrian experience around the site.
I'm just going to zoom in a little bit
on this zoning site plan for you.
The proposal calls to consolidate lot lines
to construct a new seven-story multifamily apartment building
with 181 residential units.
ground floor retail commercial along Callow Hill,
one interior loading space,
66 interior bicycle parking spaces,
and 55 off-street interior accessory parking spaces.
The parking is proposed to be accessed
off of Callow Hill Street,
where I'm indicating right here with the cursor,
through one single curb cut.
You will find the refusal referral at tab 8 in the information that I've submitted to Ms. Saleta.
I'd like to note that there is only one zoning refusal.
Variance relief is needed because the proposed floor area ratio is approximately 8.5% in excess of the permitted FAR.
Additionally, a referral was generated for special exception approval, not
variance relief, but special exception approval to accommodate the proposed
off-street parking. And Mr. Chairman and members of the board, this off-street
parking that's proposed is comparable to the neighboring Parkway Corporation
Hanover Apartments, for example. The permitted floor area ratio in the zoning
district is 500%. The proposed development calls for 184,834 square feet. We are seeking an increase
in floor area ratio of approximately 8.5%. I would submit that that's a relatively modest variance
that fits into the scope and scale of the block in the surrounding neighborhood as shown in the
photographs that I shared with you moments ago. To state the obvious, parking is a challenge
throughout the city. We hear that from our neighborhood groups. In an effort to provide
off-street parking, a zoning referral was generated because the zoning code are a special
exception approval for new accessory parking of this type. I'm pulling up a plan here just so you
can see the parking, which varies in terms of the grade. In fact, a good bit of the parking is below
a good bit of the parking is below grade. We are providing the required parking without taking
group. We are providing the
advantage of any bonuses that would allow us to reduce on-site parking, and with the variation
in grade along the site, the partial below-grade parking I think only speaks in support of the
special exception relief. I'd like to move for a moment to the proposed elevations which I'm
bringing up on the screen. There's no back of house with this development. You can see in the
quality of the materials here along both Callow Hill, which I have up in front of you. And by the
way, I'm sorry, Mr. Laver, I believe you have to maneuver in and out of the document because we
still see the same grayed out plan. Oh, dear. Okay. Thank you. Thank you.
All right, I have the elevations up, and thank you, Ms. Dunkett, for bringing that to my attention.
Here we have the Cal Hill elevation. To the west of the site, you'll see the proposed parking,
one curb cut. Incidentally, on the right, ghosted, is the Hanover development, the separate development,
which has the same type of entrance, if you will. To the east is a defined residential area,
the lobby entrance to the property. If you drive by Cowell Hill Street on this block,
the cars speed by as they head towards the Vine Street Expressway and other points.
We really are intending, through the design and the revitalization of the site, working with the
community to change that to the best of our ability in the neighborhood. The
elevations before you call for an 84 and a half foot high structure, far less
than what you have across the street by the way. The reactivated Callahill
Street corridor. I'm going to move to Carleton Street which is the very small
Street just to the south simply to show you that the quality of the materials is
very similar to what we have at the front. Again, no back of house. Going back
for a moment to Cal Hill Street though, we are proposing an elegant metal
entrance marquee awning and I will move now to give you a sense of
as to the layout of the units, which I can get into more detail if you wish,
but I'm just pulling this up to begin with. Here you see the second floor, a landscaped residential
courtyard, large, very large private patios. Particularly in the pandemic situation,
we're appreciating more and more the importance of the outdoor private space,
which show in these plans. And you see the carefully chosen building materials
that are appropriate for the district. Moving then to the renderings.
Sorry. Here we have the rendering that I had shown at the beginning which you
hopefully understand better having gone through the presentation and I will show
you one additional view looking towards the east. The mix of apartments proposed
in this building includes studios, one bedrooms, two bedrooms of generous
layout and size befitting the neighborhood and I believe respectfully
that this is part of the reason why CNA, the coordinating RCO, is supportive of the project
and why Councilman Squilla has weighed in to back up the community. The authorization of variance
relief and certificated relief will not alter the character of the neighborhood or district or be
detrimental to the public welfare. The proposal fits into the surrounding neighborhood as evidenced
by the overwhelming support that I've mentioned.
Proposed variants will represent the minimum variance,
that 8.5% variance on FAR to afford relief.
And the grant of variance and special exception
will not substantially increase congestion
in the public streets, the danger of fire, et cetera.
Mr. Wax, the developer, is here at the appropriate time
to adopt and affirm and answer any questions
the board may have. Also, as I mentioned, the architectural team represented by Christina
Represented by Christina Marconi of Bernard and Architects is here to delve more deeply, should the board wish. Thank you.
Marconi of Bernard and Architects is here to delve more.
Thank you, Mr. Lee. You want to bring on your witness?
Yes. Mr. Michael Wax, would you please raise your virtual hand so that the administrator may let you into the virtual room?
I believe I just unmuted. Can you hear me?
Please identify yourself, sir. Spell your name for the record.
My name is Michael Wachs. Last name is spelled W-A-C-H-S.
Swear for him to tell the truth, the whole truth, and nothing but the truth?
Thank you. Please proceed, Mr. Laver.
Mr. Wachs, have you been present for the entirety of this virtual presentation?
Yes, I have.
Have you been able to clearly hear the testimony that I've offered this afternoon?
Yes, I have.
And would you adopt and affirm that testimony as your own?
Thank you, Mr. Wax.
Thank you.
Anyone else wishes to testify in this case?
If so, please raise your hand.
No hands up at this time.
Thank you.
Questions from the board?
no no we already we've already heard from the planning commission correct correct
okay mi-2020-00686 1306-14 1316-20 and 1322-24 cowell hill street my vote is yes
my vote is yes my vote is yes my vote is yes
good luck with this my vote is yes thank you mr. chairman members of the
board keep safe and well likewise thank you so thank you calendar number 388
7 5 11 55 daily street the property owner i hope i'm doing this right is fang ho the proposal
is the application is for a two-family dwelling in an existing structure
this use is refused because that is prohibited in this zoning district
which is rsa 5 cmx
you've been promoted to a panelist you can unmute yourself to be sworn in
and share your screen as necessary
Mr. Ho?
Yes. Can you hear me?
I'm sorry. Phong, yes.
So you have to wait to be sworn in.
Are you phong?
Okay. Yes, I am.
Okay. So you are Phong Ho.
Can you put your name and address on the record, please?
Yes, my name is Phong Ho.
as read it's 1155
Daly Street
Philadelphia