138 W Sharpnack
138 W. Sharpnack St.
Applicant: Law Office of Shawn D. Ward, 331 E. Street Rd., Trevose, PA 19053
Owner: Deirdre C Mandryk (there is a 7/19/2021 Deed recorded on 10/22/21 from Ms.
Mandryk to V & V Holdings LLC – information added by R. Pinkus)
Attorney: Shawn Ward, same address as applicant above
This is an appeal for use as a 3-family (multi-family) household in an existing structure.
The Zoning Classification for the property is RSA-3 (Single-Family Residential)
The application to the Department of Licenses and Inspections was REFUSED because the
proposed use, multifamily household living is prohibited in the RSA-3 Residential District. Also,
accessory parking of 1 space per dwelling unit is required and has not been provided.
(Note: On August 7, 1950, a Zoning Variance was granted for use of floors 1, 2, and 3 each for
one dwelling unit. In 1996, the property was purchased by Rose Lacend and Emilia Vasquez who
used it as a single-family residence until its sale to Deirdre C. Mandryk on August 13, 2015.)
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2023-008251;
Zoning Board of Adjustment Calendar No. MI-2023-006896.
West Mt. Airy Neighbors Zoning Committee Meeting: Thursday 6/4/2024 @ 7:00 PM
Location: ZOOM
https://us02web.zoom.us/j/84592812434?pwd=r1uCc0jKf0KyzT3wbelaJlJhC5Xj0M.1
Philadelphia Zoning Board of Adjustment Hearing: Wednesday, July 9, 2025 @ 3:30 PM.
509 W Springer: ZP-2023-002932
509 W. Springer Street
Applicant: Alissa Maaliki, 509 W. Springer St., Philadelphia, PA 19119
Owner: Alissa Maaliki and Augustin Daniel
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2023-002932
Zoning Board of Adjustment Calendar No. MI-2023-004200
The Philadelphia Zoning Board of Adjustment hearing date: April 2, 2025 @ 3:30 PM.
WMAN RCO Zoning Committee Date: TBD
The appeal requests approval for the erection of an addition with roof deck and roof deck
access structure above an existing detached structure and for the legalization of the erection of
a one-story front addition. Size and location as shown on plans. No change to existing single-
family household living use.
The Zoning Classification for the property is RSD-3 (Single-Family Residential)
This application to the Department of Licenses and Inspections was REFUSED for several
reasons:
1) The front addition constitutes a horizontal extension of a non-conforming side wall. The
minimum required side yard width for a detached structure in the RSD-3 residential
zoning district is 10 feet for each side yard.
2) The minimum required front yard depth in the RSD-3 residential zoning district is 25
feet.
3) The maximum allowable occupied area in the RSD-3 residential zoning district is 30% of
the total lot area.
7600 Germantown Avenue: ZP-2024-007492
7600 Germantown Avenue
Applicant: Scott Seibert DBA: 137WMP, LP, 520 Carpenter Lane-Mt. Airy Nexus, Philadelphia, PA
19119
Attorney: Alex Goldberg, Esq. – Nochumson PC
Owner: John Mascaro
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2024-007492
Zoning Board of Adjustment Calendar No. MI-2024-006167
West Mt. Airy Neighbors Zoning Committee Meeting: 12/4/2024 @ 7:00 PM
Location: ZOOM
LINK: https://us02web.zoom.us/j/87062753559?pwd=wr3onaQokzdl0Al8AxpP23q6ygpgaO.1
Meeting ID: 870 6275 3559
Passcode: 883103
Philadelphia Zoning Board of Adjustment Hearing: January 15, 2025 @ 2:00 PM
The appeal requests approval for the erection of two detached structures that include interior
parking spaces (6 spaces in Building 1, 10 spaces in Building 2), and site improvements to create
an accessory surface parking lot for the existing structure (4 spaces including one accessible
space) and an access driveway on the same lot with an existing detached structure. Size and
locations per plans.
The proposed uses are for Multi-Family Household Living (8 dwelling units – 3 in building 1, 5 in
Building 2) and a Prepared Food Shop within the existing structure.
The Zoning Classification for the property is RSD-3 (Single-Family Residential)
This application to the Department of Licenses and Inspections was REFUSED for several
reasons:
1) No more than one principal use is allowed per lot in an RSD zoning district. Whereas
two principal uses are proposed.
2) No More than one principal building is allowed per lot in an RSD zoning district.
Whereas three principal structures are proposed.
3) Multi-family Household Living & Prepared Food Shop are expressly prohibited in the
RSD-3 residential zoning district.
7600 Germantown Ave.- Existing Conditions 7600GTA Street View Rendering 7600 Germantown Ave.- Material Palette 7600_germantown_avenue_application_for_appeal_EXECUTED City of Philadelphia _ Project Information Form 7600GTA-L-PLOT-Z-100_ZONING PLAN 7600GTA Refusal Letter
PROPERTY: 309-321 W. Mt. Pleasant Avenue, Philadelphia, PA 19119
West Mt. Airy Neighbors Zoning Committee Meeting: 9/4/2024 @ 7:00 PM
Location: Summit Presbyterian Church, 6757 Greene St.(corner of Westview) 2nd Floor Parlor, Philadelphia, PA 19119 – enter on Greene St.
Property Owner: HP Mount Pleasant Realty, LLC, 100 Horizon Street Boulevard
Hamilton, NJ 08692
Responsible Officers:
Michael Schutz and Hiren Patel
100 Horizon Street Boulevard
Hamilton, NJ 08692
Architect: Sergio Coscia – Coscia Moos Architecture, LLC
Property Description:
Address: 309-321 W. Mt. Pleasant Avenue, Philadelphia, PA 19119
Size: Lot Area: 18,545 SF
Nearest Cross Streets: W. Mt. Pleasant Avenue & Lincoln Drive
Zoning District: CMX-2
Project Description: A 5-story commercial mixed-use building with a cellar to be located on a property designated by Zoning District CMX-2 by right. The cellar will comprise of a fitness room, storage, and building support spaces. The ground floor will comprise of retail space, mailboxes, a package room, a bicycle storage room, a residential lobby, and building support spaces. The second through fifth floors will comprise of 66 residential studio, 1-bedroom, and 2-bedroom apartments, 7 of which will be maintained as low-income affordable units. The roof will comprise of an outdoor roof deck accessible to tenants only.
Letter to Civic Design Review Committee 9-29-2024
2024 08 13 – 309 W Mt Pleasant – CDR Package PART 1
532 W Ellet Street: ZP-2024-004322
West Mt. Airy Neighbors Zoning Committee Meeting: 9/4/2024 @ 7:00 PM
Location: Summit Presbyterian Church, 6757 Greene St.(corner of Westview) 2nd Floor Parlor, Philadelphia, PA 19119 – enter on Greene St.
Philadelphia Zoning Board of Adjustment Hearing: October 2, 2024 @ 9:30 AM on ZOOM.
Applicant: Dennis Lee DBA: The Consulting Group, LLC; 5070 Parkside Ave. – Suite 1403, Philadelphia, PA 19131
Owner: Mark A. Lightfoot
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2024-004322
Zoning Board of Adjustment Calendar No. MI-2024-003373
The appeal requests to use the property for two-family household living in an existing structure.
The Zoning Classification for the property is RSA-3 (Single-Family Residential)
This application to the Department of Licenses and Inspections was REFUSED because two-family household living is prohibited in the RSA-3 single family residential zoning district.
Appeal Description 532 W. Ellet St. 7-2-2024
7238 Bryan Street ZP-2023-004951
7238 Bryan St.
Applicant: Morris Zimmerman, 4818 Baltimore Ave., Philadelphia, PA 191423
Owner: Elayne Blender & Itzik Lorant
Attorney: Steve Masters, JustLaws, 621 W. Mount Airy Ave., Philadelphia, PA 19119
Appeal to Philadelphia Zoning Board of Adjustment:
Application No. ZP-2023-004951;
Zoning Board of Adjustment Calendar No. MI-2023-005618.
Philadelphia Zoning Board of Adjustment Hearing: Wednesday, February 21, 2024 @ 9:30AM.
This is an appeal to legalize a deck at the rear of the existing attached single-family home.
The Zoning Classification for the property is RSA-5 (Single-Family Residential)
The application to the Department of Licenses and Inspections was REFUSED because the deck has a stair going to the ground that is not permitted if the principal building is an attached building. Also, the permitted maximum occupied area of the property is 75% (923.61 sq. ft.). The proposed occupied area of the property will be 78.79 % (958 sq. ft.). The required minimum rear yard depth is 9 feet. The proposed rear yard depth is 6.3 feet.
6401 Wayne Avenue #ZP-2023-006432
Description of the Property: This vacant property is the former longtime home of the Green Tree School. The site consists of a main building, approximately 6,500 SQ FT, and a garage/carriage house, approximately 500 SQ FT. The property has an existing curb cut connecting to a driveway with four off-street parking spaces.
Description of the Project: The applicant aims to convert this former school into 8 apartments – 7 apartments to be located in the main building and 1 apartment to be located in the carriage house. A new dormer will be constructed on the carriage house and an additional 4 parking spaces will be added for a total of 8 off street parking spaces.
Summary of Refusal: The current single family zoning does not allow multi-family household living and does not allow the carriage house to be converted into a living space. The addition of a dormer is not allowed on the carriage house because the structure is too close to the rear boundary. There are two parking related refusals because one parking space is too close to the front boundary and one of the parking spaces is not van accessible.
Google Earth + Surrounding Zoning
Google Earth Site Plan of Parking
Notice of Refusal for uses 7_25_23
Site plans for individual units
532 W Ellet Street #ZP-2022-007082
532 W. Ellet St.
Applicant: Mildred Brooks DBA Task Business Consulting and Management, 1231 N. 50th St., Philadelphia, PA 19131
Owner: Mark A. Lightfoot
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2022-007082
Zoning Board of Adjustment Calendar No. MI-2022-007585
West Mt. Airy Neighbors Zoning Committee Meeting: CANCELED
Philadelphia Zoning Board of Adjustment Hearing: Tuesday, September 19, 2023 @9:30 AM.
The appeal requests to use the property for two-family household living in an existing structure.
The Zoning Classification for the property is RSA-3 (Single-Family Residential)
This application to the Department of Licenses and Inspections was REFUSED because two-family household living is prohibited in the RSA-3 single family residential zoning district.
Project Downloads:
532 W. Ellet St. Appeal Description – REV 6-26-2023
5-7 W Mt Airy Avenue #ZP-2022-012520
5-7 W. Mount. Airy Ave.
Applicant: Kenniah Chestnut, 150 Monument Road-Unit 207, Bala Cynwyd, PA 19004
Owner: L B S Realty Assoc LT, 1424 Heron Way, Chalfont, PA 18914.
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2022-012520
Zoning Board of Adjustment Calendar No. MI-2022-007450
WMAN RCO MEETING RESCHEDULED FROM 7/5/2023 TO 8/2/2023:
West Mt. Airy Neighbors Zoning Committee Meeting: 8/2/2023 @ 7:00 PM on IN PERSON at the Summit Presbyterian Church, 6757 Greene St., corner of Greene and Westview Streets. The entrance for the meeting is on Greene St.
ZBA Hearing is scheduled for 8/9 at 9:30 AM on ZOOM
The appeal requests to use the property as an event hall which requires a Special Exception under the Assembly and Entertainment category in the Commercial Use provisions of the Philadelphia Zoning Code.
The last approved use for this property on August 23, 2018 was “for a day care center not more than 24 consecutive hours with accessory preparation and serving of food at 2 nd floor in the same building with house of worship at first floor. No sign on the application.”
The Zoning Classification for the property is CMX 2.5 (Neighborhood Commercial Mixed-Use)
This application to the Department of Licenses and Inspections was REFERRED to the Zoning Board of Adjustment for a Special Exception Approval on November 17, 2022.
WHAT DOES THIS MEAN?
This appeal involves obtaining a Special Exception to permit use of 5-7 W. Mount Airy Ave. as an “Event Hall.” Under the Philadelphia Zoning Code, this type of use falls under a commercial use category of Assembly and Recreation which requires that the applicant obtain approval from the Philadelphia Zoning Board of Adjustment(ZBA) before such use can begin.
Any matter that involves obtaining a Special Exception from the ZBA also requires a community meeting to consider the proposed use occur before the ZBA hearing. WMAN is the designated Registered Community Organization (RCO) to conduct the community meeting on this matter. In advance of the RCO meeting, the applicant has provided an extensive Executive Summary for the event venue which will be called “J’Excellence Event Hall.” A portion of the Executive Summary reads as follows:
J’Excellence Event Hall is a full-service event venue that aims to become the leading brand in the banquet hall rental and event planning business in Philadelphia. With a goal of becoming one of the top ten event venues in the United States within ten years of operation, the company has located its unique venue in the Mount Airy subdivision of Philadelphia….J’Excellence Event Hall is an 8,900 square foot facility that can accommodate events of all sizes and offer personalized event planning services. The venue is located in the Mount Airy section of Philadelphia, which is an ideal location due to its large residential community. The business will offer event management services for a variety of events, from backyard birthday parties to corporate events. Although J’Excellence Event Hall will initially serve individual clients and small businesses, the company has the potential to grow and compete with leading event planning and banquet hall rental companies in Philadelphia.
Under the Philadelphia Zoning Code, there is a distinction between obtaining approval for a use through a “Variance” as opposed to a “Special Exception.” In the case of a “Special Exception” the proposed use is generally permitted and those who would oppose the use must come forward to express in writing or in person at the community meeting and at the ZBA hearing why the use will have negative effects in the neighborhood. This will be discussed at the WMAN community meeting on August 2, 2023.
5-7 W. Mt. Airy Ave. Appeal Description REV 7-2-23
12.9.22 Application-for-Special-Exception-81-49-A
Parking Lot Property Pic 2 Property Pic 1 Pic 6 Pic 3 Pic 1 Pic 4 Site pictures
136 W Sharpnack #ZP-2021-011393
136 W. Sharpnack Street
Appeal to Philadelphia Zoning Board of Adjustment #ZP-2021-011393, Zoning Board of Adjustment Calendar #MI-2021-004758
WMAN RCO Meeting 3/2/2022, Follow-Up WMAN RCO Meeting 4/6/2022@7:00 PM-ZOOM
Philadelphia Zoning Board of Adjustment Meeting 3/23/22@3:30PM-CONTINUED
The appeal involves the erection of a semi-detached building with a covered porch, rear deck, roof deck and roof deck access structure on a property that has an RSA-3 single family residential zoning classification.
The application to the Department of Licenses and Inspections was refused for the following reasons:
1) A deck located between the rear wall of the proposed building and the rear property line must be constructed so that all vertical support elements are located a minimum distance of 18 inches from all lot lines. This application does not meet this requirement.
2) The minimum side yard width for a semi-detached structure in the RSA-3 residential zoning district is 8.0 feet. This application proposes a side yard width of 4.127 feet.
3) A minimum of one (1) accessory parking space is required for a single-family household in the RSA-3 single family residential zoning district. No accessory parking is proposed in this application.
