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Special Exception","grounds":"SPECIAL EXCEPTION For a takeout restaurant in an existing structure with other existing uses in the structure as previously approved.","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2026-07-08","number":"ZP-2025-007759","relatedPermit":"ZP-2025-007759"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":86700,"taxable":86700,"land":18900,"improvement":67800,"taxableLand":18900,"taxableImprovement":67800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":86700,"taxable":86700,"land":18900,"improvement":67800,"taxableLand":18900,"taxableImprovement":67800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":94200,"taxable":94200,"land":18840,"improvement":75360,"taxableLand":18840,"taxableImprovement":75360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":86900,"taxable":86900,"land":17380,"improvement":69520,"taxableLand":17380,"taxableImprovement":69520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":87500,"taxable":87500,"land":17500,"improvement":70000,"taxableLand":17500,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":87500,"taxable":87500,"land":17500,"improvement":70000,"taxableLand":17500,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":87500,"taxable":87500,"land":17500,"improvement":70000,"taxableLand":17500,"taxableImprovement":70000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":136000,"taxable":136000,"land":27200,"improvement":108800,"taxableLand":27200,"taxableImprovement":108800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":136000,"taxable":136000,"land":27200,"improvement":108800,"taxableLand":27200,"taxableImprovement":108800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":140900,"taxable":140900,"land":28180,"improvement":112720,"taxableLand":28180,"taxableImprovement":112720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":140900,"taxable":140900,"land":28180,"improvement":112720,"taxableLand":28180,"taxableImprovement":112720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":175000,"taxable":175000,"land":35000,"improvement":140000,"taxableLand":35000,"taxableImprovement":140000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1972,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"244417","date":"2009-11-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-14","scope":"BACKFLOW PREVENTOR INSTALLATION, WATTS 009M3, 3/4\""},{"number":"628333","date":"2015-07-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-30","scope":"REFACING OF PREVIOUSLY APPROVED MARQUIS SIGN 20' X 10' FOR THE SPACE USE AS THE RETAIL SALE OF CONSUMER GOODS (WIRELESS CELLPHONE SALES AND SERVICE)."},{"number":"1024225","date":"2019-11-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-14","scope":"REPLACE WATER SERVICE PA20193033274 \"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":"ZP-2025-006301","date":"2025-06-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"ZP-2025-009695","date":"2025-11-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-005395","date":"2025-12-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND CHANGE OF OCCUPANCY PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"EP-2026-004202","date":"2026-06-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rewiring outlets, sub panels, lights 20 existing 200amp, smoke replacement, switches, exit signs and emergency lighting."},{"number":"ZP-2025-007759","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-07-08","scope":null}],"storyTag":"Renovated & sold on","storyDelta":0.56,"timeline":[{"y":2015,"k":"insp","w":"L&I: 6 failed, 3 passed"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"viol","w":"8 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2022,"k":"sale","p":125000},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-007759: Dismissed / Withdrawn · Withdrawn; related permit ZP-2025-007759. Use permit #628333: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"3 permits not marked completed: CP-2025-005395 (Issued), EP-2026-004202 (Issued), ZP-2025-007759 (Refused).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 23, 2024.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 12 historical violations across 6 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/"}],"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/"}]}