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EXISTING USES TO REMAIN AS PREVIOUSLY APPROVED. (PARCEL A USE: A SIT\u0002DOWN RESTAURANT THROUGH THE ","status":"Completed","outcome":"Granted","date":"2025-06-18","number":"ZP-2024-011364","relatedPermit":"ZP-2024-011364"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":328800,"taxable":328800,"land":14948,"improvement":313852,"taxableLand":14948,"taxableImprovement":313852,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":328800,"taxable":328800,"land":14948,"improvement":313852,"taxableLand":14948,"taxableImprovement":313852,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":277900,"taxable":277900,"land":55580,"improvement":222320,"taxableLand":55580,"taxableImprovement":222320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":294500,"taxable":294500,"land":58900,"improvement":235600,"taxableLand":58900,"taxableImprovement":235600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":297400,"taxable":297400,"land":59480,"improvement":237920,"taxableLand":59480,"taxableImprovement":237920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":297400,"taxable":297400,"land":59480,"improvement":237920,"taxableLand":59480,"taxableImprovement":237920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":297400,"taxable":297400,"land":59480,"improvement":237920,"taxableLand":59480,"taxableImprovement":237920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":401000,"taxable":401000,"land":80200,"improvement":320800,"taxableLand":80200,"taxableImprovement":320800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":401000,"taxable":401000,"land":80200,"improvement":320800,"taxableLand":80200,"taxableImprovement":320800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":396700,"taxable":396700,"land":79340,"improvement":317360,"taxableLand":79340,"taxableImprovement":317360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":396700,"taxable":396700,"land":79340,"improvement":317360,"taxableLand":79340,"taxableImprovement":317360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":418200,"taxable":418200,"land":83600,"improvement":334600,"taxableLand":83600,"taxableImprovement":334600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5553,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"998770","date":"2019-09-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-07","scope":"LEVEL II INTERIOR ALTERATION TO INCLUDE A CHANGE OF OCCUPANCY.TO CREATE A RESTAURANT AT THE FIRST FLOOR LEVEL AND BASEMENT LEVEL OF AN EXISTING BUILDING.ALTERATION TO ALSO INCLUDE EXTERIOR WORK FOR FACADE RENOVATION AS PER APPROVED PLANS**SEPARATE PERMIT REQUIRED FOR ANY MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK**IEBC2018**NO SIGN APPROVED ON THIS PERMIT**"},{"number":"1009900","date":"2019-09-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"INSTALLATION OF ONE (1) UL LISTED COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ONE EXHAUST FAN & ALL ASSOCIATED EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"1012681","date":"2019-09-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"EZ STANDARS KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1023740","date":"2019-10-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-05","scope":"REPLACE HOUSE DRAIN,CURB TRAP AND FAI-PA1#20193040520-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1008541","date":"2019-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"ELECTRICAL POWER, LIGHTING, AND FIRE ALARM FIT OUT TO BE INSTALLED FOR FOOD MARKET/RESTAURANT AS PER THE ATTACHED DRAWINGS, E101, E201, E301, AND E302. ELECTRICAL SERVICE, METER, AND PANEL \"PH\" ARE EXISTING TO REMAIN AS PER 2017 NEC AND NFPA 72 (CC DIST)"},{"number":"1023051","date":"2019-12-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"NEW RESTAURANT PLANS 2HAND SINK 1TOILET 1LAVS 3FLOOR SINKS 2 FLOOR DRAINS 1-3 COMP. SINK 1PREP SINK 1GREASE TRAP 3SERVICE SINK 1STAND PIPE"},{"number":"998763","date":"2019-12-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-12-27","scope":"USE FIRST FLOOR SPACE AND BASEMENT IN AN EXISTING BUILDING AS A SIT DOWN RESTAURANT WITH THE 2ND AND THIRD FLOORS TO REMAIN AS PREVIOUSLY APPROVED. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."},{"number":"1008432","date":"2020-01-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2020-02-06","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL SYSTEM FOR A GROUP A-2 TENANT ON THE GROUND FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; SEE AP#1009900 FOR KITCHEN HOOD PERMIT; SEE AP#998770 FOR ALTERATIONS PERMIT; SEE AP#998763 FOR USE REGISTRATION PERMIT."},{"number":"CP-2021-000054","date":"2021-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-08","scope":"For the erection of a temporary structure in the right of way for use as restaurant seating. Separate Permit(s) required if new electrical connections or HVAC equipment is proposed. Upon issuance of this permit, the restaurant's Temporary Sidewalk Caf?/Streetery License must be amended to document the approval of the structure. Please submit this permit to https://form.jotform.com/203103777242045"},{"number":"ZP-2021-006839","date":"2021-08-02","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"ERECTION OF NEW ROOF DECK ON THE TOP OF AN EXISTING STRUCTURE, SIZE AND LOCATION AS PER APPROVED PLAN"},{"number":"CP-2021-003749","date":"2021-08-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-07","scope":"FOR THE ADDITION OF A ROOF DECK ACCESSORY TO SINGLE FAMILY DWELLING WITHIN EXISTING MIXED USED STRUCTURE AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"ZP-2022-001189","date":"2022-03-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Office - Business and Professional"},{"number":"EP-2021-011571","date":"2022-07-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-21","scope":"Replace eight existing light fixtures with modern LED light fixtures on a one for one basis. Supply and install three 20 amp duplex receptacles and relocate existing 120 volt 20 amp feeder to same. Wires to be fished in existing walls. No new walls. No new loads as per 2017 NEC"},{"number":"ZP-2022-010396","date":"2022-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF THE ROOF DECK. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2023-003950","date":"2023-08-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-09","scope":"FOR THE CONSTRUCTION OF A STREETERY ACCESSORY TO THE EXISTING GROUP A-2 OCCUPANCY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN THREE (3) FEET OF THE STREETERY IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK**. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2024-011364","date":"2025-05-21","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PARCEL A AND PARCEL B) FROM TWO (2) LOTS (817 CHRISTIAN ST AND 825 DARIEN ST). EXISTING USES TO REMAIN AS PREVIOUSLY APPROVED. (PARCEL A USE: A SIT-DOWN RESTAURANT THROUGH THE SECOND FLOOR AND BUSINESS AND PROFESSIONAL OFFICES AT THE THIRD FLOOR) (PARCEL B USE: A SINGLE-FAMILY DWELLING) NO CHANGES TO HEIGHT OR AREA OF EXISTING STRUCTURES."},{"number":"CP-2025-006277","date":"2026-02-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS WITH NO CHANGE IN OCCUPANCY AT THE FIRST FLOOR OF EXISTING BUILDING. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING. *NEW DEED TO BE RECORDED FOR LOT LINE ADJUSTMENT (ZP-2024-011364) PRIOR OF ISSUANCE OF CERTIFICATE OF APPROVAL*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 2 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Lot Line Relocation"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"199299","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FIORELLA D M & E P","legalName":"FIORELLA D M & E P","address":"817 CHRISTIAN ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-06-01","latestIssueDate":"2004-06-01","expirationDate":"2007-04-30","inactiveDate":"2010-09-20"},{"number":"836470","type":"Food Preparing and Serving","status":"Active","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","address":"817 CHRISTIAN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-02-10","latestIssueDate":"2025-12-29","expirationDate":"2027-02-09","inactiveDate":null},{"number":"843876","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","address":"817 CHRISTIAN ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-18","latestIssueDate":"2021-12-22","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"930897","type":"Streetery License","status":"Active","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","address":"817 CHRISTIAN ST","revenueCode":"3127","rentalCategory":null,"units":null,"issuedDate":"2023-08-15","latestIssueDate":"2026-07-03","expirationDate":"2027-08-14","inactiveDate":null},{"number":"945258","type":"Sidewalk Cafe","status":"Active","businessName":"Vetri Fiorella, LLC (Fiorella)","legalName":"Vetri Fiorella, LLC","address":"817 CHRISTIAN ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-02-27","latestIssueDate":"2026-03-13","expirationDate":"2027-02-26","inactiveDate":null}],"licenseActivity":[{"number":"945258","type":"Sidewalk Cafe","businessName":"Vetri Fiorella, LLC (Fiorella)","legalName":"Vetri Fiorella, LLC","issuedDate":"2024-02-27","latestIssueDate":"2026-03-13","closureDate":null,"expirationDate":"2027-02-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"930897","type":"Streetery License","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","issuedDate":"2023-08-15","latestIssueDate":"2026-07-03","closureDate":null,"expirationDate":"2027-08-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"843876","type":"Sidewalk Cafe (Temporary)","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","issuedDate":"2020-06-18","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"836470","type":"Food Preparing and Serving","businessName":"VETRI FIORELLA LLC","legalName":"VETRI FIORELLA LLC","issuedDate":"2020-02-10","latestIssueDate":"2025-12-29","closureDate":null,"expirationDate":"2027-02-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"199299","type":"Food Establishment, Retail Permanent Location","businessName":"FIORELLA D M & E P","legalName":"FIORELLA D M & E P","issuedDate":"2004-06-01","latestIssueDate":"2004-06-01","closureDate":"2010-09-20","expirationDate":"2007-04-30","inactiveDate":"2010-09-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-011364: Completed · Granted; related permit ZP-2024-011364. Use permit #998763: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2021-003749 (Expired), CP-2025-006277 (Amendment Application Incomplete). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 31, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199299: Inactive since Sep 20, 2010; Sidewalk Cafe (Temporary) #843876: Inactive since Mar 1, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Feb 9, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}