that historic property, but not really because we're going to hopefully create like a coffee
shop there where the people across the street, the people in our development and the people that
walk nearby can, you know, just grab a cup of coffee on the way to wherever. And then behind
that, there's a driveway with eight single-family homes, again, with parking in each of them.
We have a couple of refusals here. The first refusal is no more than one principal use is
allowed per law in RSD3, RSA, and RTA zoning districts. We have two principal uses. We have
the commercial use in the front, and then we have all the residential in the back. We can't get rid
of that. We don't want to. We embrace it, but we can't get rid of that front commercial property.
It's historic. Historic won't let us get rid of it. So there's our hardship, right, for that.
The second, no more than one principal building is allowed per lot. Let me just move this thing
down here. And we have multiple per lot. Now we have the commercial building in the front.
We have two additional buildings in the rear. And the reason why we have that is to provide
access where we have turning radiuses in different parts of the plan community. Again, we fleshed
this out with streets department, the fire department. They wanted to make sure that this
is a safe plan community. And for garbage removal too, to make sure it was thoughtful. And from a
safety perspective, God forbid there was a fire, the fire trucks could get in there, they can move
to the side, they could turn around. Same thing with the commercial haulers of the trash.
That's our second refusal. Our third refusal, and we caught this one. Originally, the zoning
examiner did not. We're on a steep slope, but the steep slope is really minimal in minimal areas.
That's really not affecting the situation. Again, this is a property that was used originally as a
coal site. Again, we can't affect the fact that we're on a steep slope, but our buildings are not
really near the steep slope purposefully as part of our design. Then fourth, we have a refusal for
the multi-family living and the prepared food shop. Because we have a skinny front,
we can't subdivide that. We have no street frontage. That's our hardship right there.
We have no choice. We have street frontage of 93 feet .66 feet. We have no choice.
Otherwise, we have one single family, 50 feet wide, right, from RSD3, we would be allowed one single family home there on a lot that is well over, well, it's almost 51,000 square feet.
So we did get a letter of support from Westmount Area Neighbors Association. It's a very well-attended meeting. And again, the people on that board are serious about zoning. Not that others are not, but again, we have two
know, serious about zoning. Not that others are not. But, you know, again, we have two former
counsel to the ZBA. I think we had a former city attorney that worked,
that represented LNI. So, you know, we had people that know what they're talking about.
And then we also have a letter of support from the Mount Airy Bid, and they're in support of
this project, right? We're using a site that has been underused for many, many, many years.
And then, again, a little bit about, like, the project is in the article that we found that was
written in the Chestnut Hill Local. But, you know, people are really excited about this project.
And it talks a little bit about Bancroft Green. And, you know, a little bit about Bancroft Green,
you know, Scott and his brother have been doing this for well over 20 years. They believe in
sustainable development and adaptive reuse. You know, Scott, like, lives nearby. Like, you know,
I know you hear this a lot, but, like, he may even be, like, living in one of these units himself.
And, you know, this is just a little bit about their portfolio, but if you look at,
it's off their website, 520 Carpenter Lane. They got a lead platinum certification,
and they were the 2017 Mount Airy USA Project of the Year. They have their offices in there too.
And then they were a 2018 finalist for Green Building United Groundbreaker Award.
And this is more their adaptive reuse, but at 7111 Germantown Avenue, which they completed in 2021,
uh they also had a certification so they know how to take historic properties which we have historic
in the front which we're going to preserve but they also know how to make sustainable development
which we're going to do in the back so that's a blend of exactly what they know how to do and
know how to do very very well and then the aerial view of this property we're this so here's the
trail but we're right here and you'll see it better from some other maps but it's a very unique site
and a lot that is non-traditional in nature.
So you can see from here, very small opening goes very, very, very deep.
The length of the lot is 904 feet long.
And then this is where we are on Germantown from a Google Maps perspective.
And there are photographs of the property from different angles.
this is from the existing carriage house that's in the front this is kind of looking at the existing
drive aisle that we're repurposing uh and this is like kind of seeing the the carriage house
if you're towards the back of the property and then this is kind of like who we're bound next
to and then this is we're next to the covenant church of philadelphia uh who's also supportive
of this project, and then this is our hearing notice poster, and then this is Germantown to the
right of the property, to the left of the property, and then these are our plans and drawings. Well,
not really, but here's something I found online. This is the St. Martin's Coal Company, and then
this is the Carriage House, the historic Carriage House. So just look at the massing and the way
the building lines are going. Keep that in mind because that's what the architect tried to
replicate through their design. So we're going to completely clean up this historic property
in the front. Again, we're proposing a prepared food shop. And then you can see this from a
different angle, but we wouldn't have anything left in terms of putting any other building but
this one, but for the fact that we're asking for this variance. And that's the true purpose of a
variance. That's a hardship. But here's the beginning of the of the drive aisle that we're
repurposing. And then this is just looking at it from Germantown. And here are the two building
structures. And then this is the parking that I was talking about. There's four parking spots,
including a handicapped spot in there. And then this is the trail, the beginning of the trail
that we that we hope we're going to collaborate with that community to like rebuild. Like we're
embracing that trail you'll see through our art design and then this is more of an aerial view
from the back of our property and you can see we try to do as much landscaping as possible
and then this is from the back of our property that's the trail very very pretty very natural
our backyards kind of face here and then this is another angle of the trail how we kind of
incorporate our plan community into that trail to a degree. Again, green route.
planned community into that trail to a degree.
Again, green roofs.
And a different angle with the trail
and our property and our proposed building structures.
And then again, just from a different angle as well.
And a different angle.
And then you can even see from the architecture,
again, remember that's from the Cole picture
of how those roof lines act like that
and even the building structures.
but then if you look at the architecture here we mimicking the architecture of that church the
roof lines and such so we just want to make it blended in like it's been there forever to a
degree with a modern twist and then again just taking a look again looking these roof lines and
such with the trail and our backyards and how we just incorporate ourselves on a lot that's 93
feet wide, approximately, and 904 feet long, and we, again, using the least amount of variances
that you would expect under the Philadelphia zoning. Again, from the trail in the back,
and then the front, and then you can see, and we can talk, you know, Jim can talk to you about this,
of how he set back some of these buildings
to provide like a stoop mentality to a degree
and a lot of light and air.
And you can see the garages here.
And again, the materials are stone, brick, and stucco.
And, you know, again, Jim could kind of tell you
the inspiration behind that.
And then you can see here from the site plan
about like, you know, what we were talking about
in terms of we creatively created these open areas
rather than having these one building structure
across the way,
we worked with the fire department
and streets department and historic
to create something that was thoughtful
where we have some openings here.
So you can have turnarounds here.
You can have a turnaround here.
And then again, because we realized
that the zoning examiner missed
the variance regarding the steep slope,
we got an earth-moving.
We asked to update the refusal.
We got that refusal,
and then we provided an earth-moving plan.
Just as a note,
stamped by Ian Haggerty,
formerly of the Planning Commission.
Well done, then.
Yeah, yes, exactly.
He's done better things.
But you can see here,
this is where the steep slope is here.
It's here, it's a little bit right here, and it's right here.
So it's really small right here, right here, and in the back,
really not affecting much at all with regards to this project.
And then the floor plans.
So we have a couple of different types of floor plans here.
Units one and two are three-bedroom, four-and-a-half baths.
So you can see two-car garages, everything on grade.
you come in the front door there's an entryway you're kind of a flex space which a kitchenette
some people are still working from home guess we're not so but uh you know some people do and
they want that extra space so you have a flex space here with a bathroom you go up a flight
of steps you go to a second floor open floor plan you have the primary bedroom here en suite
you know, walk-in closet, half bath here, go up another flight of steps, another flex space,
another office, a bedroom with a bathroom, another bedroom, not connected to a bathroom,
but another bathroom. And then this is a unit number three, a different type of variation of
it. But again, two car garage, right? Like, you know, we have to, I mean, if you think about we're
on Germantown Avenue, we want to be smart about that. So it was important for us to provide not
just off-street parking, but two cars for every unit owner. And again, you walk in, there's an
entryway, there's a mudroom, there's a flex room, there's a bathroom. Go up a flight of steps,
open floor plan, very interesting angler version to make it architecturally interesting with a
dining room, a kitchen, a living room. You have a primary bedroom suite. You go up another flight
of steps. And by the way, you have some outdoor space too with some of these units with exterior
decks, flex space, office, a bedroom with a bathroom in it, a bedroom without a bathroom in it.
And then the other version of this is, again, two-car garage. You enter in, you have, because
of the sloping, you have the living on the first floor, but it's sloped. You have the ability to
get in the garage on the ground level or the lower level. And then we even have an in-law suite here,
And then we even have an in-law suite here, our laundry facilities down here, again, flex space, again, set back, a little front courtyard.
our laundry facilities down here.
And then you have the primary suite, you have the living room, dining room, living room, kitchen, and again, another roof deck area, a lot of, you know, again, embracing the outdoor nature of this trail.
and then the final floor again is two bedrooms up there and two baths and again to brace the
outdoor area and the fact that we're near that trail is another roof deck and then these are
units five through eight another version of it two car garage front courtyard flex space again
another bathroom on the ground floor, primary suite, open floor plan, living room, dining room,
kitchen. You have a roof deck again to embrace the outdoor nature of this area. You have three
bedrooms up here and one bathroom in a laundry facility. So we met with the community on
December 4th virtually. We sent that notice to the community November 21st. Now there was
wasn't a lot of people within the affected area. There's only 13 properties within the
affected area. Again, there's not much going on in terms of properties, but it was a well-attended
meeting because I would say there was 15 people there, but they have a large board, and this is
proof of mailing to the community at large. But again, the bid that represents that community
to support a very well-established sophisticated RCO supports this as well. Here's our applications
for appeal along with the notice of refusal and the project information form. Our agreement of
sale which includes an addendum which you're not seeing now but I presented to the zoning board
administrator which shows we have an active agreement of sale and our certificate of tax
clearance there are taxes due but they're not um in arrears until mark after march 31st
2025 with that being said i would ask that scott you know you know be sworn in just a quick point
was mr richardson at the meeting that we you were no okay maybe he'll be on yeah okay thank you
sir could you please state your name and spell for the stenographer
Scott Seibert, S-C-O-T-T-S-E-I-B-E-R-T.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Please proceed, counsel.
Scott, you heard everything I had to state today.
Is it true and correct?
Do you adopt this your own testimony?
I would be remiss because we have opposition from the city council member, and knowing how passionate you are about this project,
I would just, you know, you've been dealing with this project for a few years now, right?
Yeah, I first started talking with the current owner, John Mascaro, about 10 years ago when he was thinking about winding down operations.
He's a general contractor.
He wasn't quite ready then, but if you saw the agreement of sale, in the end of 2021, we got under agreement.
and since then we've been really thoughtfully in a lot of regards working backwards on getting
the approvals because it is a very complicated site and Alan did a wonderful job presenting it
the one thing that you didn't touch on which has really taken the most of our time is coordinating
with the water department because there's a storm soar interceptor that runs along our driveway
and then cuts underneath the old train berm and then under the Cresham Creek and then meets up
that's um you know we made lemonade out of it with the turnaround for the fire truck but we
can't build there there's a 25 foot row on either side of the interceptor so that was about a year
and a half of work coordinating with them um and because of our commitment to sustainability and
our wonderful civil engineers the studio sustenna we worked out a solution that worked for everybody
uh whereby 95 of the site will be pervious uh so it's not just the green roofs all of the
landscaping you see there has been thoroughly developed so that we're we're really decoupling
you know it's not officially a brownfield but it was a brownfield it was it was a coal site
for 60 70 years and it was an fc hob had it and it was a oil site it's never been residential