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.
608 W. Phil Ellena St. Unit 1B#ZP-2022-010967
608 W. Phil Ellena St. Unit 1B
West Mt. Airy Neighbors Zoning Committee Meeting: 7/5/2023 @ 7:00 PM on ZOOM
Philadelphia Zoning Board of Adjustment Hearing: August 2, 2023 @3:30 PM on ZOOM
The appeal is for the extension of an existing balcony at the rear of the second floor of an existing structure. This application proposes an extended balcony accessory to existing multi-family Household (8 dwelling units-condominium building). The Zoning Classification for the property is RSD-3 (Single-Family use only)
This application to the Department of Licenses and Inspections was REFUSED for the following reason:
The maximum permitted extension of a balcony from an exterior wall is 4 feet, whereas the proposed balcony extension will be 7 feet, 2 inches. The existing use of the property as a multi-family household was previously granted a variance. The maximum occupied area in the RSD-3 Residential District is 30%. This balcony extension will expand the occupied area from 38.5% (6044.12 Sq. ft.) to 39.5% (6201.11 Sq. Ft.).
Notice of RCO Meeting from Zoning Applicants v1
7211 Cresheim Road #ZP-2022-007050
7211 Cresheim Road
Applicant: Michael Campuzano
Owners: Wayne Batchis and Leah Snyder Batchis, 7211 Cresheim Road, Philadelphia, PA 19119
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2022-007050
Zoning Board of Adjustment Calendar No. MI-2022-004887
West Mt. Airy Neighbors Zoning Committee Meeting: 1/4/2023 @ 7:00 PM on ZOOM
Philadelphia Zoning Board of Adjustment Hearing: January 25, 2023 @3:30 PM on ZOOM
The appeal is for the erection of a roof deck above an existing single family detached single family home.
The Zoning Classification for the property is RSA-3 (Single-Family use only) with several Overlays and Steep Slope Protection.
This application to the Department of Licenses and Inspections was REFUSED for the following reason: The proposed setback of the roof deck from the extreme front of the house is 0 feet while the required setback is 5 feet.
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Meeting ID: 832 8924 4915
Passcode: 231881
Project Downloads:
ZBA Letter of Support 1-22-2023
58 Gowen Circle #ZP-2022-008887
58 Gowen Circle
The Community Meeting scheduled for January 4, 2023 has been postponed at the request of the applicant while plans are being revised.
Applicant: Leah DiMatteo
Owners: Joel W. Thomas and Leah A. DiMatteo, 58 W. Gowen Ave. Philadelphia, PA 19119
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2022-008966
Zoning Board of Adjustment Calendar No. MI-2022-005981
Philadelphia Zoning Board of Adjustment Hearing: March 15, 2023 @3:30 PM on ZOOM
The appeal is for the erection of an addition above and at the rear of the existing single-family attached home with roof deck above.
The Zoning Classification for the property is RSA-5 (Single-Family use only)
This application to the Department of Licenses and Inspections was REFUSED for the following reason:
The required minimum rear yard depth is 9 feet and construction of this addition will result in a rear yard with a 3-foot minimum depth.
Project Downloads:
10.04.22 58 W Gowen ZBA Appeal FINAL
09.29.22 58 W Gowen Sunroom L&I Refusal
7323 Bryan Street #ZP-2022-008887
7323 Bryan Street
Applicant: Leah DiMatteo
Owners: Leah DiMatteo and Joel W. Thomas, 58 W. Gowen Ave. Philadelphia, PA 19119
Appeal to Philadelphia Zoning Board of Adjustment: Application No. ZP-2022-008887
Zoning Board of Adjustment Calendar No. MI-2022-005265
West Mt. Airy Neighbors Zoning Committee Meeting: 1/4/2023 @ 7:00 PM on ZOOM
Philadelphia Zoning Board of Adjustment Hearing: February 8, 2023 @9:30 AM on ZOOM
The appeal is for four(4) family household living (multi-family) and for a visitor accommodation in an existing structure. No sign included.
The Zoning Classification for the property is: RSA-3 (Single Family Use only). A Zoning Variance was granted on 9/8/1954 permitting three (3) family household living.
This application to the Department of Licenses and Inspections was REFUSED for the following reasons:
- No more than one principal use allowed in the RSA-3 residential district.
- The proposed use-visitor accommodations is prohibited in the RSA-3 residential district.
- The proposed use-multi-family household living is prohibited in this RSA-3 residential district.
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Meeting ID: 832 8924 4915
Passcode: 231881
Project Downloads:
08.11.22 7323 Bryan L&I Refusal
Bryan Stret (city Cert) PropertyCertificate_PC-2022-021574 (version 1)
Application-for-Appeal-3.28.18-2
20-30 W. Allens Lane #ZP-2022-004845
20-30 W. Allens Lane
A Community Civic Design Review Meeting required under the Philadelphia Zoning Code.
WMAN RCO Meeting: 8/17/22@7:00 PM ZOOM Recording
Project Downloads:
CDR Round 2 Documents:
NEW!!! CDR_L&I Letter_20-30 W Allens Lane
Applicant Access Instructions_10.11.2022
NoticeCDR_20-30WAllensLaneSecondCDR
Letter from WMAN to Civic Design Review Comm. 9-2-22
CDR Round 1 Documents:
Civic Design Review Meeting – 9-6-22 Comments
Applicant Access Instructions_09.06.2022
20-30 W Allens Ln Project-visualization by community member Kelly O’Day