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Special Exception","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF A DETACHED BUILDING FOR THE USE AS A TAKE-OUT RESTAURANT WITH A DRIVE THROUGH WINDOW AND TO INCLUDE FIVE (5) ACCESSORY SURFACE PARKING SPACES (INCLUDING ONE (1)","status":"Completed","outcome":"Granted","date":"2021-05-17","number":"ZP-2020-009470","relatedPermit":"ZP-2020-009470"}],"taxYears":[{"year":2016,"total":2675.94,"principal":2375.22,"interest":38.8,"penalty":23.75}],"taxNet":2675.94,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":562700,"taxable":562700,"land":261300,"improvement":301400,"taxableLand":261300,"taxableImprovement":301400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":562700,"taxable":562700,"land":261300,"improvement":301400,"taxableLand":261300,"taxableImprovement":301400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":194000,"taxable":194000,"land":38800,"improvement":155200,"taxableLand":38800,"taxableImprovement":155200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":300700,"taxable":300700,"land":60140,"improvement":240560,"taxableLand":60140,"taxableImprovement":240560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":302900,"taxable":302900,"land":60580,"improvement":242320,"taxableLand":60580,"taxableImprovement":242320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":302900,"taxable":302900,"land":60580,"improvement":242320,"taxableLand":60580,"taxableImprovement":242320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":302900,"taxable":302900,"land":60580,"improvement":242320,"taxableLand":60580,"taxableImprovement":242320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":331000,"taxable":331000,"land":231691,"improvement":99309,"taxableLand":231691,"taxableImprovement":99309,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":331000,"taxable":331000,"land":231691,"improvement":99309,"taxableLand":231691,"taxableImprovement":99309,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":433100,"taxable":433100,"land":86620,"improvement":346480,"taxableLand":86620,"taxableImprovement":346480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":433100,"taxable":433100,"land":86620,"improvement":346480,"taxableLand":86620,"taxableImprovement":346480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":446000,"taxable":446000,"land":89200,"improvement":356800,"taxableLand":89200,"taxableImprovement":356800,"exemptLand":0,"exemptImprovement":0}],"taxNow":6063,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"183539","date":"2008-10-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-10-20","scope":"VACNT USE TO GROCERY STORE"},{"number":"235305","date":"2009-09-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-02","scope":"PROPOSED RETRO-FIT EXISTING SPACE FOR USE OF EAT-IN AND TAKE OUT FAST FOOD RESTAURANT"},{"number":"240586","date":"2009-10-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-23","scope":"COMMERCIAL KITCHEN EXHAUST SYSTEM. NOTE : SEE AP# 239808 FOR MECHANICAL PLAN REVIEW AS PART OF ALTERATIONS ( RETRO-FIT EXISTING SPACE AS EAT-IN AND TAKE OUT FAST FOOD RESTAURANT W / LESS THAN 25 SEATS )"},{"number":"239808","date":"2009-10-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-07","scope":"ALTERATIONS / RETRO-FIT EXISTING SPACE FOR EAT-IN / TAKE OUT FAST FOOD RESTAURANT W / LESS THAN 25 SEATS TO INCLUDE PLAN REVIEW FOR COMMERCIAL KITCHEN EXHAUST SYSTEM. SEE AP# 240586 FOR MECHANICAL PERMIT FOR KITCHEN EXHAUST SYSTEM"},{"number":"243745","date":"2009-12-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-12-23","scope":"INSTALL (2) - 3.0 GALLON ANSUL SYSTEM TO COVER 18' HOOD, 3 DUCK PINS, 3' FLAT TOP GRILL AND 3 FF"},{"number":"ZP-2020-009470","date":"2021-04-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"**EXTENSION OF ZONING PERMIT ZP-2020-009470 FOR 1-YEAR FROM THE EXPIRATION DATE (UNTIL 04/28/25) IN ACCORDANCE WITH SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE AND PER ZBA ADMINISTRATIVE REVIEW. NO CHANGES TO PERMIT LANGUAGE.** FOR THE COMPLETE DEMOLITION OF EXISTING BUILDING AND FOR THE ERECTION OF A DETACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-010489","date":"2021-07-21","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of signs, size and location as shown on the plans. 1 Free Standing Double-faces Statically Illuminated Pylon Sign; 2 Freestanding Statically Illuminated Drive-through Menu Board Signs; 2 Flat Statically Illuminated Wall Signs 1 Flat Nonilluminated Wall Sign. And documentation of 1 Height Clearance Directional Sign. Amendment to extent the zoning permit. New expiration date July 16, 2025."},{"number":"ZP-2026-000383","date":"2026-01-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2026-000089","date":"2026-02-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A COMPLETE CHANGE IN USE AND OCCUPANCY TO GROUP B SIT-DOWN RESTAURANT. EXISTING BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. SEE ZP-2026-000383 FOR ZONING APPROVAL OF USE CHANGE. ** INCLUDES THE ISSUANCE OF A LAWFUL OCCUPANCY TO LIMIT THE TOTAL OCCUPANT LOAD TO COMPLY WITH PLUMBING FIXTURE QUANTITY REQUIREMENTS OF THE 2018 PHILADELPHIA PLUMBING CODE. **"}],"storyTag":"New construction","storyDelta":0.74,"timeline":[{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"sale","p":610000},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"282450","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MARY STEVENS","legalName":"MARY STEVENS","address":"6320 STENTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-06-04","latestIssueDate":"2002-06-04","expirationDate":"2010-07-31","inactiveDate":"2010-06-30"},{"number":"204811","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARY STEVENS","legalName":"MARY STEVENS","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2006-09-05","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"492783","type":"Food Preparing and Serving","status":"Inactive","businessName":"QQ ROTISSERIE & SEAFOOD INC","legalName":"QQ ROTISSERIE & SEAFOOD INC","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-01-28","latestIssueDate":"2011-04-14","expirationDate":"2012-04-30","inactiveDate":"2012-09-25"},{"number":"521740","type":"Dumpster License - Private Property","status":"Inactive","businessName":"QQ ROTISSERIE & SEAFOOD INC","legalName":"QQ ROTISSERIE & SEAFOOD INC","address":"6320 STENTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-16","latestIssueDate":"2012-09-24","expirationDate":"2013-07-31","inactiveDate":"2012-09-25"},{"number":"554695","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHOIS QQ ROTISSERIE INC","legalName":"CHOIS QQ ROTISSERIE INC","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-02-14","latestIssueDate":"2013-05-01","expirationDate":"2014-04-30","inactiveDate":null},{"number":"576332","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CHOIS QQ ROTISSERIE INC","legalName":"CHOIS QQ ROTISSERIE INC","address":"6320 STENTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-10-23","latestIssueDate":"2012-10-23","expirationDate":"2013-07-31","inactiveDate":"2014-01-13"},{"number":"601129","type":"Dumpster License - Private Property","status":"Active","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","address":"6320 STENTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"605879","type":"Food Preparing and Serving","status":"Inactive","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-09-24","latestIssueDate":"2014-04-22","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"631608","type":"Handbill Distribution","status":"Inactive","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","address":"6320 STENTON AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2014-06-09","latestIssueDate":"2014-06-09","expirationDate":"2014-08-31","inactiveDate":null},{"number":"662899","type":"Food Preparing and Serving","status":"Inactive","businessName":"WOW WINGS & FISH CO","legalName":"WOW WINGS & FISH CO","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-05-01","latestIssueDate":"2015-05-01","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"702135","type":"Food Preparing and Serving","status":"Inactive","businessName":"TRUE HOT, LLC. (WOW WINGS)","legalName":"TRUE HOT, LLC.","address":"6320 STENTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-05-17","latestIssueDate":"2018-04-02","expirationDate":"2019-05-16","inactiveDate":"2019-07-15"}],"licenseActivity":[{"number":"702135","type":"Food Preparing and Serving","businessName":"TRUE HOT, LLC. (WOW WINGS)","legalName":"TRUE HOT, LLC.","issuedDate":"2016-05-17","latestIssueDate":"2018-04-02","closureDate":"2019-07-15","expirationDate":"2019-05-16","inactiveDate":"2019-07-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"662899","type":"Food Preparing and Serving","businessName":"WOW WINGS & FISH CO","legalName":"WOW WINGS & FISH CO","issuedDate":"2015-05-01","latestIssueDate":"2015-05-01","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"631608","type":"Handbill Distribution","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","issuedDate":"2014-06-09","latestIssueDate":"2014-06-09","closureDate":"2014-08-31","expirationDate":"2014-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"605879","type":"Food Preparing and Serving","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","issuedDate":"2013-09-24","latestIssueDate":"2014-04-22","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"601129","type":"Dumpster License - Private Property","businessName":"TRIO PIZZERIA INC","legalName":"TRIO PIZZERIA INC","issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"576332","type":"Dumpster License - Private Property","businessName":"CHOIS QQ ROTISSERIE INC","legalName":"CHOIS QQ ROTISSERIE INC","issuedDate":"2012-10-23","latestIssueDate":"2012-10-23","closureDate":"2014-01-13","expirationDate":"2013-07-31","inactiveDate":"2014-01-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"554695","type":"Food Preparing and Serving","businessName":"CHOIS QQ ROTISSERIE INC","legalName":"CHOIS QQ ROTISSERIE INC","issuedDate":"2012-02-14","latestIssueDate":"2013-05-01","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"521740","type":"Dumpster License - Private Property","businessName":"QQ ROTISSERIE & SEAFOOD INC","legalName":"QQ ROTISSERIE & SEAFOOD INC","issuedDate":"2010-12-16","latestIssueDate":"2012-09-24","closureDate":"2012-09-25","expirationDate":"2013-07-31","inactiveDate":"2012-09-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"492783","type":"Food Preparing and Serving","businessName":"QQ ROTISSERIE & SEAFOOD INC","legalName":"QQ ROTISSERIE & SEAFOOD INC","issuedDate":"2010-01-28","latestIssueDate":"2011-04-14","closureDate":"2012-09-25","expirationDate":"2012-04-30","inactiveDate":"2012-09-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204811","type":"Food Preparing and Serving","businessName":"MARY STEVENS","legalName":"MARY STEVENS","issuedDate":"2004-04-30","latestIssueDate":"2006-09-05","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282450","type":"Dumpster License - Private Property","businessName":"MARY STEVENS","legalName":"MARY STEVENS","issuedDate":"2002-06-04","latestIssueDate":"2002-06-04","closureDate":"2010-06-30","expirationDate":"2010-07-31","inactiveDate":"2010-06-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2021","permit activity in 2021, 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-2020-009470: Completed · Granted; related permit ZP-2020-009470. Use permit #183539: 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":"1 permit not marked completed: CP-2026-000089 (Issued).","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, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 23, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #282450: Inactive since Jun 30, 2010; Food Preparing and Serving #204811: Inactive since Dec 22, 2012; Food Preparing and Serving #492783: Inactive since Sep 25, 2012; Dumpster License - Private Property #521740: Inactive since Sep 25, 2012","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":"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 6 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/"}],"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/"}]}