multifamily dwelling for you know for this rsa5 property the second refusal regarding maximum
occupied area that was because at the request of the community they wanted us to put a porch here
because there's many porches in the neighborhood and we want to keep the architecture contextual
so that refusal is at the request of the community
this is the letter they originally sent to us
and you know again this was when it was
three units no porch now we're doing two units
and a porch and this is what the board will see today
but we'll make a presentation to the community later this week
Alan I don't mean to interrupt there was another letter that came in
there's a second letter oh I didn't get that
okay yeah yeah so don't have that i don't what did the other letter say uh they're still in
opposition 11 to 2 in opposition with okay i have no idea okay so if we can share that we can talk
yeah we're meeting with them okay wait wait no the opposition it's still opposition but it may
not be that vote sorry but there is still opposition okay um and i do think we're actually
getting an updated refusal too because um you know because of the decreased rear yard depth
we're pushed the building back so we we need an updated refusal so that's the other reason to hold
this but we we did revise plans just in case you know just so the board can see the difference
between what was originally proposed and what's currently being proposed um it's not out of
character to have multi-family here so nearby 3874 cambridge street is multi-family and then
And in terms of the lot coverage, the other refusal, it's also not out of character.
So nearby, there is multiple examples on Union Street of properties that run afoul of lot
coverage.
And then the 2035 plan actually proposes here to make this an RM1 property.
The size of the lot is 1,309 square feet, which will allow three units.
And that was why we originally proposed to have three units here, because if this was an RM1 property, three units would be allowed as a right.
But given what the community told of us regarding the amount of units, we are proposing to have two as an accommodation and a compromise.
And then you can see here from 39th Street, there is no development on our side of the block, none whatsoever.
However, that's why originally we had it as a flat building facade because there's nothing to, you know, emulate, but there are, you know, porch properties throughout the neighborhood, you know, so out of respect for the neighborhood, we have created a porch there for them, which have created multiple refusals.
and then you can see there's a mix of zoning classifications so we're not far off at gerard
avenue there's rm1 here there's cmx1 cmx2 so again there's an rsa5 property nearby that's
multifamily and there's multifamily zoning classifications nearby and we're on a pretty
strong avenue of gerard avenue which you know has multifamily and then this is our property
the front of the property again there's no development on our side of the 1100 block of
north 39th street on our side of the block and this property has been not used as an rsa5 property
for as long as you can go back on google street view this is 39th street to the right of the
property to the left of the property proof of posting for today's hearing our plans and drawings
And like I said, what we try to do is mimic the architecture nearby, porch, lintels, cornice line, the window structure and configuration you would expect of a traditional row home in Philly.
of a traditional row home in philly i would also point out that there's a breezeway here so people
I would also point out that there's a breezeway.
can go from front to back so garbage can be stored in the back and easily come from the back through
the front our floor plans so here's the egress tunnel here as well just to show that there's
easy access for all the residents to the rear but you come through the porch you come make a left on
the first floor and you have an open floor plan of a living room and kitchen i'll point out that
the access to the rear is not through a bedroom it's through the left and there is a bathroom
next to the bedroom we have a lower level here which is really mostly storage um you know maybe
someone wants to work down there as well but the intention is just to have an open floor plan
instead of unit number one we go up a flight of steps to unit number two and again you have a
delivery room, a kitchen, a half bath, and then you have a bathroom and a bedroom, and the bathroom's
next to the bedroom. And then you have two bedrooms, one facing each side of the property, and then the
bathrooms are nearby the bedrooms. And then you have a small little area with the office, and even
the office has a window there for light and air. And then you can see, I think the washer and dryer
is, I think, up here. It is right here. You know, we've met with the community on multiple occasions
as as early as april of 2026 so it's been a continuing dialogue this is proof of our email
that we sent uh to the community showing our proof of mailing and we mailed the original notice
out to 158 addresses these are the addresses proof of mailing to those addresses our application
for zoning variance along with the notice of refusal and the project information form the
deed to the property showing that ultimate real estate investment LLC is the owner of the property
and their certificate of tax clearance. I'm going to stop sharing my screen
and then we'll go to it if necessary. But to my left is Mr. Adasev.
Could you please state and spell your name for the stenographer?
My name is Ghazi, G-A-Z-I. Last name is A-T-A-S-E-V-E.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Yes, I do.
also yes guys you heard everything i had to state today about your zoning matter yes i did
isn't true correct yes correct and do you adopt as your own testimony yes specifically you would
agree to provide those maximum of two units exactly and and in addition you would also
agree to provide so if necessary trash stored outside exactly thank you questions from the
board and there's no household living in the basement correct well so i knew you were asked
that question and i talked to mr out of seven about that so we went down from three units to
two units and if this was a three unit mr out of seven you would would have agreed to no basement
in the living right if it was a three unit exactly that's what we were planning and you know but as a
two units, you're hesitant to agree to that? If board agrees, I will be appreciated because of
the amount of the work that we're going to put in. It will be nice to have basement as well.
Yeah. And Mr. Alice Edmond, you're a licensed real estate broker. Is that correct? Yes.
Okay. And how many properties in this area of Philadelphia do you manage?
So far, I'm also doing the rental.
So far, we rented almost close to 100 units over there.
Not all yours.
Not all mine, yes.
But, you know, so you have a lot of experience in this neighborhood.
If you lacked that, well, is it common to have basement living of this sort in this neighborhood?
Exactly.
And what would happen if you weren't able to get that basement living?
Yeah, it's creating some hardship to rent it out.
That's my experience.
and there's a demand for that basement there's a huge demand so i'm working with the people
why don't you explain what goes in the basement yeah well what would you anticipate would go into
the basement here they generally using as an office the you know playground you know
there they are really heavily using the basement most of the tenants but not not bedrooms yes not
better like a secondary living area storage yeah okay and you have no intention to put a bathroom
down there no okay thank you questions from the board that's just a huge one one bedroom unit on
that first floor compared to a three bedroom unit on the second and third floor um that's just
it's huge right i don't see how that makes sense yeah well i will point out that the width of the
lot is 15 and a half feet and we're also required to have um a breezeway because we don't have a
a breezeway because we don't have a an alley in the back so if we couldn't insure in the property
an alley in the back so
from well what i'm saying is you've got a one unit you've got a one unit one bedroom unit on
the first floor and the desire to use the basement as living area yet for no additional bedrooms
when the uh amount of rent that you get from a practical standpoint from a three-bedroom
two-story unit that's on the second and third floor is going to be dramatically different
than a one-bedroom unit with just open space in the basement, right?
I guess what I'm saying is I'm kind of not buying it, right?
I'm not kind of buying it.
I'm just not buying it.
But that's me.
Yeah, we always defer to the board.
I think what Mr. Addis-Seven sees this is the difference between a single-family home,
which, by the way, in your professional opinion, you couldn't build, right?
Current atmosphere, yes.
It's obvious everyone may be saying the same excuse,
but it's a reality because of the interest rate, almost 10%.
I mean, it may not create a hardship or not,
but it's not doable at this point.
Yeah, well, economic feasibility goes into the hardship calculation,
and you're also a licensed general contractor.
So you, besides being the owner and the property manager, you're a general contractor that knows how much it would actually cost to build a property of this sort.
Somewhere around that type of building, close to $275,000 to $3,000, easily.
You mean $300,000?
Yes, $300,000.
Yeah, $300,000.
I'm going to buy it here.
yeah so and and so what you're seeing is the difference between having a single
family home which is not feasible and to have a duplex which is feasible you
would prefer to have the three unit but exactly so we discussed with the I mean
multiple times multiple location with the community I mean they were so nice
they were collaborative the other project they gave us the three unit we
came I think a few months ago but somehow for this project you know they don't want to give
the multi-family I understand that their perspective so that's why we kind of approach to
them hey what do you think about the two units we try to coordinate with them work with them even
we come to the point we were almost going to sign the community benefit agreement for three units
later on they said so the community you know was not comfortable giving three units we did a
multiple discussion we feel them that they may be okay the two units so that's why we come down
the two units and asking the board the reasonable approach so that's what we are here yeah and just
as a reminder mr out of the seven we presented a case with mr out of seven there were two separate
properties in the same neighborhood where it was almost like a package deal and like he was stating
we're trying to do a community benefits agreement but mr out of seven is also an affordable housing
developer so that's that's what he does that's his primary you know source so you're you're pha
certified you know yeah i'm a pha certified landlord yeah so but his intention was to
hopefully do both of these projects at the same time also hopefully to save some money on you
know construction exactly in the neighborhood so he's hoping to get this as a two unit but
i understand board member john's skepticism so that you know i'm skeptical of this this huge
one-bedroom unit on the first floor with a huge basement that is oh just going to be open space
and maybe it's going to be an office maybe it's going to be a playroom maybe it's going to be
it's like all this stuff for one bedroom and just it's i'm not it doesn't it doesn't sound logical
right um if you if you if you said okay i'm going to do a one-bedroom you know on the first floor
and it's going to be slab on the break and we're not going to do a basement then maybe it's
feasible but even at that if you look at the number of units that we've seen that come that
have come through that you brought through um where there's a unit on the first floor
very rarely is there a one-bedroom unit i don't think we've ever seen one that that is this large
right i think because we need a breezeway um we need like um the the property width is not great
so you need a breezeway because there's no alley in the back so we need to have why could you just
reconfigure the property so that both units exit to the front i don't think it's wide enough at
that at 15 feet that's the typical row house width i would say what i think is crazy is the breezeway
and i think that's what's throwing this whole thing off because you only have a seven foot
yard you can't fit anything back there and you're cutting three feet off the first floor
the first floor the rooms are almost nothing and then you've got this gigantic huge basement that
they're going to end up using because the living room is 7.9 is 7 feet 9 inches wide like no one
wants to be in a space that big i i mean it has nothing to do with zoning but i think you need to
wants to be in a space that big i i mean it has nothing to do with zoning but i think you need
to rethink the floor plan like questions from our attorney no questions at this time comments
from the virtual audience no hints planning commission michael gall with the philadelphia
city planning commission the comprehensive plan recommended no change to the previous zoning of
rm1 residential multifamily however in a community community supported map change in 2017 the property
was remapped to its current rsa 5 residential single family attached under the recommended rm1
zoning this would have been allowed a three residential unit size due to its lot size
the proposed two-family use is in character with the neighborhood context of the property therefore
the city planning commission recommends the board grant the requested variances for two whole two
family household living and maximum occupied area okay so we're holding this we're not voting this
This is an amended refusal.
Correct.
What do we want to do for a date?
What do we do for the 18th?
We'll get to the weekend after.
We'll do for the 18th at 2 o'clock.
Thank you.
Alan, I'll send you the other letter.
Okay, great.
Thank you.
And who's doing 4th Street?
Here you go.
And this is a here in Holt.
Another one.
That's right.
Well, it appears that way, yeah.
I know, I know, I know.
You know it is.
I know, I know.
it's just my frustration because this is the fourth we do yeah we do we know you you're
depressed or whatever but frustrated so it's mi2026 004067 842 north 4th street alan knockamson is
the attorney mr knockamson could you uh please just for the record state your name alan knockamson
and could you identify your client and the relationship to the property my client's 844
for North 4th Street, LLC, the owner of the property.
And there's a letter of support from Northern Liberties.