misled you about what i was going to go through beforehand so you're probably trying to
catch up um so this is just a typical um project that the frankles have done this just shows the
good quality work the exterior is a beautiful brick facade um if you go up
this is typical backyard of some of the other projects that the frankles have done in partnership
with Turn the Key. These were just exterior pictures. I'm sorry, interior pictures. Again,
just showing the bedrooms. This is a picture of the kitchen. See the beautiful stainless steel
appliances. This is a picture of typical dining room area. Living room. Oh, that's a bedroom.
Again, just a larger size of the appliances. Another picture of the exterior.
and then if you want to go to oh and this was a picture of the the rendering
was rendering it just showing again um typical to what frinkle enterprises is doing and then
if you want to pull up tab 11 i'll just go through the floor you said something about a floor plan
yeah oh um you're right there
so it's probably 73. there it is yeah
all right if you you're just there yeah those three i think okay so if you can blow that up
74 there we go
okay so if you walk into the first walk into the front door you immediately walk into the living
room then there's that kitchen dining room and then there's a door that leads out to the backyard
typical to the backer that i just showed pictures of if you want to go to page 75
that's a typical second floor two bedroom two bedrooms two pretty oversized bedrooms
the bath and then if you go to the third floor
there's a bedroom a bath and then you get out onto the roof deck from there
um my clients did meet with the affected rco for this property the jefferson manor um
on december 11th they did receive a letter of support thank you they received a letter
on december 11th they did receive a letter of support thank you they received a letter of
support which i provided to the board a tab two of my exhibit package um also provided which would
probably be page three or four there we go great perfect um that's just a letter of support that
was provided by the affected rco tab three we provided a letter of non-opposition from councilman
Jeffrey Young's office. Just to briefly run the board through the variant standard. The application
that's being presented today is not going to injure the use of adjacent property. Currently,
this is a vacant lot that we're going to be constructing these single-family homes on.
It will not increase the congestion in the streets. These are single-family homes that
neighborhood is in support of it will not burden the public facilities nor negatively impact the
public health in fact or the general welfare the contrary we're taking a vacant lot which
can frequently be a site of drug use or other crime and we're going to be putting these beautiful
single-family homes on it the fact that it's supported by the rco and the affected council
person i think speaks the fact that this is clearly something that the community and the
council person views as a benefit to the community um with me this afternoon is uh zach frankel
frankel enterprises if the board would like me to come forward yep uh zach are you listening this
afternoon or max frankel i have been about to speak i am here yes i could you please it's
could you please state your name and spell for the sonographer my name is zachary frankel that's
spelled Z-A-C-H-A-R-Y-F-R-A-N-K-E-L.
Do you swear or affirm that tell the truth,
the whole truth, and nothing but the truth?
Please proceed, counsel.
Mr. Frankl, did you have an opportunity
to hear my testimony this afternoon?
I did.
And was everything that I said true and accurate?
It was.
And is there anything that you would like to add to the board?
I would ask, would you like to adopt my testimony as your own?
if the board has any questions questions from the board i have a question so considering that all
the refusals are around the light lot line consolidation do you have the lot line
consolidation plan that was presented for opa i do i have the lot line consolidation
relocation is at tab 12 okay yeah oh i do not know what page of the pdf that is i apologize
us. It's tab 12. So it would be after me and Hillary, can we, can we in the future have
appellants tab their PDFs so that they have a table of contents and you can jump to each
April Lincoln.
I think I saw something.
There it is.
Thank you.
Can we just zoom out a little bit?
So understanding how the properties are laid out
and that you're asking for a smaller than typical lot,
do you know how big the backyards are?
backyards it should be on the zoning plan and i believe also that our project engineer
is on um just because it's going to be hard for me to on this pdf that i've printed out
pull that number for you um let's see
zach would you happen to know the size of the backyards yeah they're fairly generous our homes
are 33 feet deep so you would have a backyard that's at least 15 feet deep in the smallest
instance or 13 feet deep in the smallest instance by 16 feet wide so in the smallest instance the
backyard would be um be 200 feet which is pretty big
and then just wondering was there any thought when um doing the consolidation plan to do less
units to try to get closer to the 1440 square feet per lot no the rationale behind the lot size
is that the city's goal is to maximize affordable housing um this this plan maximizes affordable
housing on site while still providing a really generous quality of outdoor space and space
for each lot.
I mean, we are still providing wider than your typical row.
We are still providing wider than your typical row home, larger than your typical rear yard, as well as a roof deck.
So there's no lack of quality of light and air.
And then again, the city's goal on this site conveyed by the land bank was to maximize the number of affordable housing units.
We responded to a city-issued request for proposals
and were awarded that by the land bank based off of this proposal.
Okay, I also see the proposed alley on the plan.
I'm just wondering, is the plan to run utilities in the alley or in the street side?
No, no utilities get run in the alley.
All utilities come in through the street.
So the alleys are really just for, like, security?
Legal egress.
No, legal egress.
Oh, that's for the legal egress.
any other questions from the board
questions or comments from our attorney hillary emerson not at this time mr chair
questions or comments from anyone in the audience
questions or comments from the virtual audience
planning commission do not see any further hands mr chair
no hands planning commission
thank you chairman and good afternoon david vecto f-e-c-t-e-a-u with the city planning
commission do you swear or affirm to tell the truth the whole truth and nothing but the truth
yes sir i do please proceed thank you uh chairman and board members the comprehensive plan recommends
no change to the rsa5 residential single-family zoning at this location the city rezoned ludlow
in 2017 and a community supported map change at that time these parcels were zoned rm1
residential multi-family the appellant requests relief from the minimum lot area requirement in
the rsa5 district the proposed lot sizes are in keeping with the lot sizes in the 1500 block of
north 9th street this part of this project is part of a city sponsored turn the key program
which provides enforceable affordable dwelling units the city planning commission recommends
the board grant a proposed dimensional variance for minimum lot size mi 2024 006 951 1501 to 13
north night street i vote yes with proviso revised plans one page stamped by zba january 15 2025.
cheryl gaston my vote is yes with proviso tenetta graham my vote is yes with proviso
tya win my vote is yes with proviso uh council yeah i just question um i don't didn't submit
revised plans was this 1501 oh i did because the lot lines were off okay thank you
apologize i got a little nervous okay so m number 14 mi 2024 007 224 just for the record could you
please state your name sure augusta o'neill that's it 1538 north darien street there's a letter of
support from jefferson manor a letter of non-opposition from council member young our
vice chair has a few questions good afternoon council do you agree to waive the reading of
the refusal or stipulate to attack i do um any update or refusal was issued this morning thank
you uh have you emailed in all the required documents and exhibits as needed uh and required
to proceed this case updates and answer this hearing i did thank you council already shared
your screen thank you so much i'll try and go a little slower this time just to give you a chance
to catch up um again my name is august o'neill with the law firm of claire harrison i'm here
this afternoon representing fe darien llc the owners of the property at 1538 north darien street
This is an RSA 5 zone property. Currently, it is a vacant lot. It's an application, again, in partnership with Turn the Key, similar to the application that the board just heard.
This is an application to bring new affordable homes to the city. The board has seen me here several times with similar applications.
This particular application is to adjust lot lines to create two lots from three lots and to construct two single-family homes with roof decks on those lots.
This project did receive a refusal pursuant to Section 14-5292A of the Code because the minimum required lot size at this location in this overlay is 1,440 square feet.
As you can see, we're proposing 723.384 square feet.
Again, the property is comprised currently of three separate lots, those being 1538 North Darien, 1540 North Darien, and 1542 North Darien.
Despite the smaller lot sizes that we're proposing here, again, similar to the last application, these are still fairly large houses.
fairly large houses. As you can see at tab eight of the exhibit package that I provided,
As you can see at tab 8 of the exhibit package that I...
which is my zoning plan.
you're going to see a tax clearance certificate there we go perfect okay so as you can see
from the zoning plan that's up on the screen these homes are each about 1500 square feet in size
tab 9 the next tab on this presentation again just has that typical rendering showing what these
affordable projects look like that the frankles have partnered with turn the key for
tab 10 again has those sample exterior and interior pictures again showing beautiful
brick facade of a typical frankel home you go down one these are just pictures of the interior
this is that first floor as you're coming into the home on the left that's what you're seeing
the stainless steel appliances that are provided there again on the right you can see the
stainless steel appliances. This is the typical bedroom, typical dining room, and
another picture of the living room area slash kitchen. Another standard bedroom.
And here's just a picture of that larger sized yard. And just another sample
picture of what an exterior project of these projects look like.
Tab 11, again, just has those typical floor plans.
You come in the front door, and you're immediately in the living room.
Then there's a kitchen and a dining area in the back.
And after the kitchen, there's a door that leads you into the backyard.
You go down one.
Typical second floor, two bedrooms and a bath.
And then this is the typical third floor, the bedroom, a bath, and access to the roof deck.
um provided tab 4 which you don't have to go to um i did provide some information about the turn
the key program that the partner the frankles have partnered with um there's a lot of philadelphians
who do benefit from these affordable homes um there's quite a long waiting list to to be able
to benefit from from this program um i provided also at tab five um tab five just added some
information about the frankles and the good work that they're doing in the city in partnership
again with turn the key my clients did meet with the affected rco for this property the jefferson
manor rco they met with them on december 11th i did provide a letter of support a tab two of my
exhibit package as well as a letter of non-opposition from councilman jeffrey young
just to briefly again go over the variance standard similar to the last application that
I have in front of you. This is not going to be anything that
introduce the use of adjacent properties. Again, this is a
vacant lot that my clients are putting these beautiful,
affordable homes on. It's not going to increase congestion in
the streets or be a burden on the public utilities. It is like
the last project, clearly a benefit to the neighborhood,
which is why both the neighborhood and the councilman
were in support of this application. We're taking a
vacant lot which i did provide pictures of my exhibit package but which um leave to the board's
imagination it's just just a vacant lot but like i said earlier these vacant lots are usually what
the land bank or i'm sorry um yeah the land bank likes to have developers develop on because they
can be the site of crime um in the city so with that being said i would like again to call mr
frankel forward to adopt my testimony mr frankel you've already been sworn just for the record
state your name mr frankel just for the record state your name zachary frankel z-a-c-h-a-r-y
f-r-a-n-k-e please proceed counsel uh mr frankel did you have an opportunity to hear my testimony
related to this application i did and was everything that i said true and accurate
it was and do you wish to adopt my testimony as your own i do questions
It was.
And do you wish to adopt my testimony as your own?
Questions from the board.
All right, similar to the last one, I do want to ask a question.
Like, given that these are coming in smaller than the 1440 square feet, what are the dimensions on the rear yard?
It's going to be the same as it was for the...
They're smaller, though, so it's the same width, but it can't be the same depth because it's less square.
this is actually an instance where we're taking three existing lots and rather than making three
small homes we're making two larger homes with larger backyards that part i understood i think
i'm just asking because it's less square footage per lot what the actual dimensions are between
i can tell you yeah because the other ones were about 50 square feet larger at the smallest so i
I just want to...
I'll just tell you if the...
I will tell you.
There's a little over 100 square feet for the rear yard.
And then for this one, is the roof deck the same square footage as the previous project?
It is.