um the this is a picture of the property from north 11th street
uh you can see its adjacency to the rail line here directly abutting its rear yard
again it's right across the street from the penrose playground and an otherwise residential
block that has quite a few vacancies and the cmx2 properties and southern properties on the block
have been developed recently as other multi-family units we've done some work to clear out the the
debris and the existing vacant structure. So you can see it
needs a lot of love. But this is the first floor, the interior
first floor, the second floor, and the third floor. We're
proposing 12 units for manageable independent living.
The target tenant is our veterans and seniors. Mr. Jane
are veterans and uh seniors uh Mr. Jane has developed other similar properties with these
has developed a
manageable units for independent living this is not a temple it's right near next to Temple too
right it's right near Temple yes Temple housing area not Temple housing area and uh the target
tenants are not students it's targeted for seniors
And it has a shared rear yard for the all the tenants will have access to trash and closure.
And we're yeah it's long been existing vacant.
You can see from the unanimous support of the community that they see a need for this type of unit to maintain the neighborhood affordable and provide affordable housing for for senior citizens.
um the proposed variance represents the least modification for of the code necessary to use
this property in conformity with the surrounding residential uses in the neighborhood it will not
be detrimental to public welfare as evidenced by the letters of support from the community
and non-opposition from councilman young in fact it'll help meet the shortfall for for rentable
units in the city and we respectfully request the board grant the approval for this variance
with that i'd ask that mr jane b sworn in sir could you please state your name and spell for
the stenographer sanjeev jan s-a-n-j-i-v and the last name is spelled j-a-i-n do you swear or affirm
to tell the truth the whole truth nothing but the truth i do counsel sanjeev just saw my presentation
in its entirety is it true and accurate yes and do you adopt it as your own testimony yes
and you what and you own other uh similar properties with similar size units and see a
need for this type of unit in the city quite a bit well happy to take questions questions from
the board you have a few questions one um are are there any housing subsidies being utilized at this
site you i'm not sure i understand the there's this is all private money that is going to be
um uh developing this is that what you mean no i meant for the tenant so like are there
tenant-based vouchers project-based vouchers uh do you mean like section 8 vouchers it could be
section 8 it could be project-based it could be ubvs it could there's a variety of we do have
We participate in Section 8 vouchers. I have participated with the Veterans Administration.
So I participate with a variety of programs.
I don't have any that are targeted specifically. There's not like a waiting list or something, if I've understood your question.
Not that there's a waiting list. I just feel like typically when I see senior buildings, there's other amenities that are supporting seniors.
There's usually onsite laundry services. There's usually an onsite community space.
Sometimes there's a supportive service partner that's on the building that's providing health, health care and other wraparound services. Understanding that you, you know, already operating buildings like this, this does not look like the typical senior building in Philadelphia. And so I was just inquiring around sort of one, how does it, how is it functioning for that specific end user?
yeah and really the end user is is somebody that is independent it's for independent living that's
why the size of the studios is for yeah i was less worried about the independent most tax credit
buildings are also independent living but i think when most seniors are on fixed incomes i see a
building here that is all stairs a three three story walk-up typically not ideal for seniors
um yet i do see and i'm assuming some of these units are type a units because i see a ramp looks
like it's intended in the front but none of them have been denoted on the plan yeah so there there
is a ramp to allow for the accessibility to the first floor units are these going to have fully
accessible bathrooms yes okay that is the intent okay and then what's the plan for things like
storage um for deliveries there's like there's no doorman so where where mailroom like what is the
sort of lobby tenant spaces so i know david david uh the project architect raised his hand he he can
walk through some of this programming but um there is a small lobby in the rear in the front
the property and the trash storage is in the rear okay okay i could share that the way that we've
I could share that the way that we've done it in some other buildings where we have situations like this is it's a digital entry at the front and it's a it's a code that people can use for deliveries, but it's a different code from any apartment so Amazon anything like that can be brought into the building and.
done it in some other buildings where we have
And I can't give you a real percentage, but if I had to guess, I would say half the time
the Amazon deliveries will be left on the side in an entry.
And the other half of the time, they actually do go to the apartment and leave it in front.
Generally, if it's a DoorDash or something like that, what we found is they do actually
go to the apartment, but yet everyone is kept safe and secure because they're not giving
their own code.
They're giving one for the main entry.
uh laundry is actually uh planned to be in each unit independent laundry okay
it doesn't have a basement start out by saying um seniors and um veterans right yeah that's what
yeah that's what we've discovered that there's the that's a good mix that's the largest need
that we have found in other places i was recently awarded a community partner award by an organization
that I actually just came in touch with a few years ago.
And I didn't know about some things
that actually has had us develop these.
Like, for example, these come fully furnished
and we offer them with all utilities included.
And for that audience, we found
that that makes a big difference
because they don't have to,
especially veterans at times are coming,
at least the ones that I've encountered
are coming without anything.
And so they start off with having
furniture and don't you take referrals from veterans we do the veterans association administration
right yeah but what i'm saying is that what i discovered in the last couple of years just as
i've gotten introduced to some of these folks is uh that the veterans themselves don't have
the money or the resources and are coming in with nothing and so we have just found that
providing them furnished makes a big difference okay does the building have a basement
all the questions yeah can you guys hear me yeah i can hear you okay does the building have a
basement it does not it starts off at the ground floor okay thank you i i you mentioned i don't
see uh you said washers and dryers in the units i don't see it on your plan
i don't see anywhere there where there's washer and dryer
is that the washer and dryer this is the washer dryer yes okay sorry and power oh i thought that
was an hvac unit i thought that was hvac david has his hand raised the project architect
he can be promoted as panelists he can point us does anybody else have questions for the architect
the hvac is going to be a mini split
okay and is the plan for rolling showers on the first floor on the first floor yes okay other
questions questions from our attorney hillary emerson not at this time mr chair questions
comments from the virtual audience
we have a hand up from david whipple okay
good afternoon sir david's the project architect so unless there are other questions oh okay um
well i didn't hear any more questions so we'll see um planning commission amy boy with the
planning commission the comprehensive plan recommends no change in zoning at this
location from the current i2 medium industrial this property has not been remapped since the
original 1933 zoning the existing building to be reused was most recently home to a house of worship
this block face and the block face across the street contain residences and a playground
with which residential living is in harmony the planning commission recommends that the
grant their requested variances for multi-family household living mi 2025 007 378 22 15 to 21
north 11th street i vote yes johns my vote is yes cheryl gaston my vote is yes
tennetta graham my vote is yes ryan mcadams my vote is yes hi owen my vote is yes
Thank you very much. Thank you very much. Thank you. Number 10. MI 2025-007-379-1700 Christian Street. Henry Clinton is the attorney.
thank you very much thank you very much thank you number 10.
He's being promoted to panelists share. Sure.
good afternoon mr chairman members of the board hi counsel could you please state your name is
spelled for the stenographer sure henry clinton h-e-n-r-y clinton c-l-i-n-t-o-n right do you
swear or affirm to tell the truth the whole truth nothing but the truth truth i do mr clinton could
you identify your client the relationship to the property sure my client is alb 1700 llc
a representative of the client is to my right your left bledar b-l-e-d-a-r noka n-o-k-a right um
i understand that um sasta was in favor
NoWAC was against. Is that correct? Correct. And then you have a petition signed by 55 people.
Correct, Mr. Chairman. Our Vice Chair has a few questions.
Good evening. Have you submitted your documents and exhibits five days in advance of this hearing?
I have, except yesterday I was asked for some interior photographs and I produced those.
Okay, great. And do you waive the reading of the referral and stipulate to its accuracy?
yes miss graham i do okay thank you to share your screen and proceed with your case
there's still plans on the up on the screen from the prior project yes
we'll get that off all right can we take care of that
there we go go
is that visible mr chairman it is all right again good afternoon again mr chairman members of the
you i just don't see your plans yet okay i see you and your client
maybe it's just loaded
i'll start again then
about now we're good sir beautiful all right good afternoon again uh henry clinton uh my client is
to my right led Aranoka NOKA. This is a request for a coffee shop in a CMX1 zoning district.
It's a referral not a refusal. There's two apartments above that have been previously been
granted and basically we have vacant commercial space on the first floor and we're asking that
a coffee shop be allowed with overwhelming support from the community. This is my presentation,
Exhibits A1 through A10, which I ask to be admitted, and I'll walk through one at a time.
Refusal, CMX1.
As I said, it's a referral.
Eating and drinking establishment prepared food in an existing attached structure and no signs on the permit.
We do have a RCO letter of support.
And as you indicated, NOAC recently, I think yesterday, submitted a letter in opposition.
Petition.
So this property is at the corner of 17th and Christian Street. My cursor is moving toward the east. That's Stanton Elementary School. To the right, this is the YMCA. It's been on Christian Street for many, many decades.
So it's a corner property. Been completely renovated about five years ago or so. Second and third and fourth floor are apartments. And this is the coffee shop on the first floor. We're looking south now on 17th.
Now we're looking north on 17th. Across the street is Commercial on the corner. On the east side of 17th and Christian is Residential. Another view looking at the coffee shop looking south. Just some more perspective photographs for the board.
and we're looking north and we have this photograph because there's a set of bilko
doors steel grates that lead down to the basement where trash will be stored and
this is the entrance to the apartment you can see there's two mailboxes outside to gain entrance
the name of the coffee shop will be Aurora
A-U-R-O-R-A
This is the inside of the facility. We have made countertops, brought in tables, chairs, because basically it was presented as a white box with commercial building permits, electrical, plumbing, and HVAC obtained in 2022. We purchased the property. My client did in 2024.
this is the inside of the facility
we have
This is a type of menu. So basically, it's going to be coffees and teas and pastries. There's no open flame cooking, no stove, nothing that requires venting in any way. It's going to be 22 seats maximum, three to five employees, all of whom are local. In fact, my client who's to the right, he lives on 17th Street, the 700 block. So he walks to work.
Here are the plans. I'll show you some of those renderings. This is the outline, site plan of the building. I guess we'll work on first floor. Excuse me. First floor is in the middle. Proposed first floor. Tables, counters, counter area here. There's steps leading to the basement. I do not have a floor plan of the basement, but it's going to be trash storage.
There's mechanicals for the other two apartments, and there may be a refrigerator or a freezer down there.
There's also a handicap bathroom.
We're going to have an aluminum ramp leading up the step so someone can get into the coffee shop if they are in a wheelchair.
The outside of the building, which I've shown you photographs of.
So this is a color rendering of what it will look like and does look like actually now because some of the work has been ongoing as my client tries to train employees and also have the coffee machines, I guess, adapt to their usage.
And he can talk more about that.
uh this is
city of philadelphia department of health
food safety certificate this is a course
that had to be taken so the property could be used as we intended
also there's a safe serve or serve safe certification also it's a classroom
administrative certificate application for appeal
Print out from the tax center indicating there's no real estate taxes due.
This is the zoning map.
Where my cursor is, is the elementary school CMX1 directly across the street.
Deed indicating ownership.
Notice letter to everyone else within 250 feet of the property, including the refusal.
Let me go back to that.
mailed out 150 pieces. And then I just have some historical zoning records indicating
that it is a vacant first floor commercial and two apartments above. And historically,
it has always been two family. Found some records. I believe these are from 1961.
I don't know if it's based on the form, it looks like something from the 60s rather than the 80s, but it was a vacant store and two units, two family above.
Again, just some more historical records, 1956, a store, two family.
I mean, they're so old, I don't even know if they're relevant, but I thought I would include them.
So the hours of operation are going to be 7 a.m. to 7.30 p.m., seven days a week.
it's going to be a commercial trash pickup with the trash stored in the basement
we will have deliveries but the deliveries are going to be just of pastries which would
actually will be delivered in a car and then there's some coffee deliveries which would
be a small truck but those deliveries typically take place prior to the school hours and or after
the school hours as i said my client is local i'll just go back to maybe one of the renderings
in case there's any questions so we're not impacting uh any lighter air of any adjacent
neighbors it's basically an existing footprint that we're occupying on the first floor we're
not impacting anyone's light or air. It's in harmony with the code, basically a commercial
use on the first floor. And that's why it's a referral, not a refusal. And it's in harmony
with the wishes of the neighborhood, at least those who attended the well-attended SAZA
well-attended SAASA meeting that we had as evidenced by their letter of 35 in favor and zero against.
meeting that we had as evidenced by their letter of...
There's no signage on this application.
And as I said, I think I might have mentioned there's 22 seats that will be available for patrons.
So with that, I'm going to ask my client to adopt my testimony and then entertain any questions from anyone.
what's your client's name henry my client's name is bledar b-l-e-d-a-r noca n-o-k-a
okay what um why don't you uh state your name yourself and then and then spell it for the
stenographer okay yeah my name is bledar noca that's b-l-e-d-a-r last name n-o-k-a
right do you swear or affirm to tell the truth the whole truth nothing but the truth
yes counsel yeah but are you sat next to me while i presented your project if you had the
opportunity to testify would you adopt my testimony as your own and as true and correct yes uh is there
anything that i didn't cover that that you want to cover no okay and you're a local resident and
live within walking distance okay and have you opened on occasion for training and for
making sure the machines can be broken in yeah okay no further questions questions from the board