and then the existing three-story that's the front and this is the notch or the
court area that will remain at the second and third floors and you can see the existing kitchen
that they have with the side court the door that goes out to the side court and then the slightly
wider kitchen that they will have when done and the door that goes directly into the rear yard
and open area here are some other tab five or other examples of the floor plan both existing
and proposed. Exhibit 6, the contractor who actually filed the application provided some
axiomatic renderings of the different portions of the first floor. Current photos, here you
can see the front of the building right off of Fittler Square, and that's the front. You
You can see the rest of the block, attached row homes.
This is the area to the rear.
this is the area to the rear this is page six of exhibit seven the court area that's going to be
This is page six of exhibit seven.
The court area.
filled in there is an existing cmu masonry fence wall between our property and the property abutting
to the east 2213 higher up of the existing existing court this existing rear portion
then you can see the port the building at the bottom of page nine the abutting building to
the west 2217 that extends way deeper than our existing structure basically to the rear property
line there's the structure to the west you can see at the top um this is the side cart a side
court of the budding property to the west that they have then as i scroll around 13 um this is
rear yard and then 16 these are the rear yards of the properties uh that front on the south side of
the 2200 block of panama when i get to exhibit 12 and 13 not to belabor this you'll see that i've
pulled the zoning archives for the 2200 block the south side of the 2200 block of panama and the
north side of the 2200 block of pine street if you look at the pictures you'll see it's all pretty
crowded back there more crowded than what we're proposing to do and you'll see from the zoning
archives that of the six properties that front on the south side of the 2200 block of panama
three of those were granted variances three of those appear to be pre-existing non-conforming
uses so none of them conform with the current dimensional requirements of the zoning code in
terms of 2200 block of Pine Street, we have seven of the 11 properties on that side of the block
that have been granted variances, dimensional variances. And I think that's all borne out by
the photographs that you're seeing here in exhibit seven that show the back area of the properties
on each of those sides of the respective 2200 blocks, kind of crowding the rear yard area.
And again, we're not going to be making this any worse.
This is a side court of the property and the rear yard of the property abutting us to the east, 2213, and that's at 19.
I set the camera right on our existing rear wall, which is the depth of the addition.
And this is, you can see the gray wall past that is the rear of the building abutting us to the east, 2213 Pine Street.
you'll recall when I was going through this site plan that I said that I think that building is
actually a little deeper than ours, and the photograph seems to depict that again. We will
not be going any deeper than our rear wall. Our building will be shallower or definitely no deeper
than either building to either side of us. And again, here's our little side court that we're
going to be filling in with the one story. Interior photos of the kitchen as it presently stands.
David, if you can summarize, that would be helpful.
sure um yeah so again uh if there are we have three dimensional variances that were cited
um i definitely think one of them should not been issued the other one uh regard that's regarding
rear yard area the uh even if it stands it's de minimis uh it's no change actually to the rear
yard area um the rear depth again no change or de minimis difference between what's required
and open area, de minimis change and open area. And again, very much in keeping and no different
and probably much less than what else exists in that back area between all those properties.
Tax clearance is a tab 16. Our posting photos are a tab 17, copy of the deed a tab 18,
demonstrating our clients as the owner of the property. Again, I went through our mailing at
have 19. With that, I would just ask my clients to be unmuted. Again, Michael Curlin and Prasad,
I'm assuming they're both on the same call. And then Kenny Grono, Kenneth Grono from Buckminster
Green, who's the contractor, also should be on the call. And I would just ask them to be unmuted
in case they want to add anything and then to adopt my statements.
what was the first person's name uh it's either michael it's michael curlin and or
mita prasad and i'll show you on the index if you assume there's a spelling okay michael curlin i
see yeah right here he's been he's been unmuted michael can you introduce yourself for the record
and if mita's there as well she could introduce herself yes hi i'm mike curlin um one of the
owners with my wife, Mitha Prasad
Kerlin, up
2215 Pine Street. Thank you, everyone.
Hi, Mike. Would you spell your last name, please?
sure it's k-e-r-l-i-n thank you you're swearing a firm to tell the truth the whole truth nothing
Sure. It's K-E-R-L-I-N.
Thank you. You're swearing to
the firm to tell the truth, the whole truth.
but the truth yes thank you michael do you have anything to add to what i stated to the board
no nothing to add thank you david okay and did you hear everything i said to the board yes and
is it true and accurate to the best of your knowledge yes and would you adopt those statements
that i made to the board as your own yes okay thank you um and then kenneth grono kenny grono
Buckminster Green
He's been unmuted
Please identify yourself with the records
Spell your last name please
Kenny Grono
G-R-O-N-O
We're in a firm to tell the truth
Nothing but the truth
Thank you
Kenny do you have anything you'd like to add
To the statements I made to the board
Of the presentation I made
I do not thank you
And you heard everything I said to the board
i did and uh was the things that were the things that i said true and accurate to the best of your
knowledge they are and uh would you adopt those statements as as your own i would okay thank you
and with that uh so the board mr chairman members of the board i have nothing further to add and
unless there are any other statements um from anybody else on the call which i'd really be
right but i uh rest thank you any questions from the board for the record no no would anyone else
like to testify in this case if so please raise your hand there are no hands raised here thank
you planning commission good morning david fecto city planning commission mr chairman and members
of the board this property is indicated for residential multi-family use in the city's
comprehensive plan we have no objection to granting these variances thank you mi 2020 dash
zero zero one four five three two two one five pine street my vote is yes my vote is yes
my vote is yes
hopefully that was a double yes that's six votes six votes six to zero all right it's a dog biscuit
for me next time i see it calendar number 0808 3147 clifford street this is sharon salata i have
no record of having received exhibits and this was previously continued on september 30th
is there anyone here for 3147 cliff clifford street
there are no hands raised here thank you MI 2020-000808-3147
Clifford Street is continued must be heard
calendar number 0336-3128 West Montgomery Avenue
Sharon Saleta again. I have no exhibits and it was previously continued on September 30th.
UMI 2020-000336-3128 West Montgomery Avenue. Is there anyone here on this case?
We have a phone number ending in 7293.
Call or push star six to talk.
Yes, good morning.
Good morning.
Please identify yourself, name and address for the record.
Yes, my name is Wanda Lassiter.
I'm at Domain Real Estate Group, address 5300 Winfield Avenue, Philadelphia, PA 19131.
My last name is spelled L-A-S as in Sam, S-S-S-S-S-M-I-T as in town, E-R.
And I'm actually here for the owner.
You swear and affirm to tell the truth, the whole truth.
nothing but the truth i do are you an attorney no i'm not i'm a realtor in the state of pa
i don't believe she will no you can't represent you can't represent the
speak for him or herself okay we're going to continue this case must be heard
okay so will i automatically receive some type of date to give them yes
calendar number 01740 3100 spring garden street
jennifer bedzullo is the attorney he's been promoted to panelists
all right i'm just starting my video one second hi everyone hi jennifer can you
I'm just starting my video, one second. Hi, everyone. Hi, Jennifer. Can you put your name and address on the record and spell your last name, please? Sure. Jennifer Bazidlo, B-A-Z-Y-D-L-O, 4500 Worth Street, W-O-R-T-H, Suite D202, Philadelphia, Pennsylvania, 19124.
Thank you. Do you swear or affirm to tell the whole truth and nothing but the truth?
Do you also agree to waive the reading of the refusal and stipulate to its accuracy?
It's a referral, but I absolutely do agree.
Lastly, have you emailed the exhibit packet with the required documents, which would be 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?
Yes, to all of those questions.
I would like to add that I did add one additional RCO letter to my packet since I mailed, but there
was two other previous RCO letters that were included. Okay, great. You may proceed. Great.
So my name is Jennifer Vaziblo. I'm here today with Sharla and Shireen Brown, who are local West
Philly residents and also the proposed owners of Arterial Coffee, which would be in the commercial
space at 3100 to Ochu Spring Garden Street. Allow me to share my screen.
Okay so I like I said I mailed in a packet that has the referral, lease, tax cert, RCO letters of
unanimous support from both Mantua Civic Association as well as Drexel Area Property
Association. There's also a personal letter of support from the president of the Powelton Village
Civic Association. Community notification letters, aerial view of the property,
this in the surrounding area, zoning map, photographs, and plans which I'm going to
incorporate into the record. If you give me a second I'm just going to switch my slide.
So 3100 Spring Garden Street is located at the corner of Spring Garden and 31st Street,
which is the very last intersection before Spring Garden crosses over the railroad tracks,
the Schuylkill Expressway, and the Schuylkill River, and over into the Art Museum area. This
property is about 2,300 square feet and is zoned CMX2. Our proposed use of this property is for
arterial coffee. It's a coffee shop, which is a local family-owned and operated community coffee
shop, which will be serving La Colombe coffees, artisan teas, specialty juices, panini sandwiches,
local bagels, and locally sourced baked goods, which will include some gluten-free options for
folks like myself. These products will be offered to consume on site as well as for takeout.
The hours of operation on Monday through Friday would be 6 a.m to 9 p.m and on Saturday and
Sunday from 6 a.m to 8 p.m. Before I proceed let me just switch my slide here. Sorry one second.
well I'll just scroll um so I just wanted to go to photos of the property
uh the property is currently this is our posting notice this is the front of the property you can
see is at the corner and it's this entire storefront right here uh the property is
currently vacant um so the photos aren't of much but i will show you them anyway
so this is the interior it's basically ready to be built out as soon as we have zoning approval
um so the plan would be to build out the space and i can show you the floor plan of how it would be
used. Basically, the space would contain seating for customers, bathrooms including an ADA bath,
front of house, back of house, storage, and a rear yard where the garbage would be stored.
So, notably, you're not seeing kitchen. There will be no commercial kitchen in this. This is
It's just basically coffee, panini presses, toaster oven, things you would find in a coffee
No fryers, no ovens, nothing that would require venting.
So that's of note.
So why are we here?
Because this is a commercially zoned property and we are looking to do a commercial use.
and we are looking to do a commercial use. In CMX2, which is where we are, all takeout restaurants,
in CMX 2, which is...
including a coffee shop that doesn't have a commercial kitchen, requires a special exception.
So let's just go to the zoning map right here. Jennifer, can I interrupt for a second? Sure.
Will you help me out here? The application says, and you're speaking to a takeout restaurant,
correct correct but if i see the floor plan it looks like there's seating there is seating as
well so if i don't um if we took out the language takeout restaurant then you probably wouldn't
even need to be here correct we were told by ellen i that there needed to be takeout as well
since people would be able to leave the property with um food and beverages i know but i'm not
not arguing with you i'm just saying you could do that with any restaurant all right we'll just
so this is why we're here about that it's um and it's a special exception so i'll just run through
why i i think that this is um not a big deal uh first of all uh so special exception basically
our burden would be that you know that this particular takeout restaurant coffee shop would
not be any more burdensome to the community in terms of special the specific detrimental impacts
than any other takeout restaurant would be. We firmly believe that this store will actually be
a positive addition to the neighborhood. Specifically, when it comes to congestion
in the public street, this is a small business serving mostly local residents who will likely
often walk to this coffee shop. However, we know not everyone walks. There is a loading zone
that's pre-existing along 31st street which will allow customers to um customers to pull up take
out their coffee without taking up permanent parking spots as well as provide for space for
deliveries um in far in terms of endangering public health or safety like i said there's
no commercial kitchen so the fire risk is even less and this is a community space in an otherwise
a vacant commercial space so we're activating a corner that was previously had no involvement
with the street. Impairing use of conforming properties again there's no smells that are
vented to the outside there's no late hours that are typically associated like we heard in previous
cases with issues the community might have with takeout and it's a commercially zoned property in
conformance with the city plan. This is exactly the type of small business we wanted in neighborhood
commercial premises. We did meet with virtually with Mantois Civic Association on November 9th
and I'm going to just scroll back to our community letters here. So they Mantois Civic did vote
unanimously to support our special exception. Drexel Area Property Association also sent a
letter of support. And this is a letter from the president of Powleton Village Civic Association
also in support of this project. I would just add that this is exactly the type of small
locally owned business that going forward as we recover from the pandemic that will be very
beneficial to the city to reinvigorate commerce reconnect communities and provide local residents
with employment their planned opening is uh april may so hopefully right around when things are