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Special Exception","grounds":"[SPECIAL EXCEPTION] For the proposed use of Assembly and Entertainment in an existing attached structure.","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2024-06-20","number":"ZP-2023-004123","relatedPermit":"ZP-2023-004123"}],"taxYears":[{"year":2016,"total":3170.17,"principal":2833.2,"interest":42.5,"penalty":28.33}],"taxNet":3170.17,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":176000,"taxable":176000,"land":45000,"improvement":131000,"taxableLand":45000,"taxableImprovement":131000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":176000,"taxable":176000,"land":45000,"improvement":131000,"taxableLand":45000,"taxableImprovement":131000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":140000,"taxable":140000,"land":28000,"improvement":112000,"taxableLand":28000,"taxableImprovement":112000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":139800,"taxable":139800,"land":27960,"improvement":111840,"taxableLand":27960,"taxableImprovement":111840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":140800,"taxable":140800,"land":28160,"improvement":112640,"taxableLand":28160,"taxableImprovement":112640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":140800,"taxable":140800,"land":28160,"improvement":112640,"taxableLand":28160,"taxableImprovement":112640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":140800,"taxable":140800,"land":28160,"improvement":112640,"taxableLand":28160,"taxableImprovement":112640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":153900,"taxable":153900,"land":30771,"improvement":123129,"taxableLand":30771,"taxableImprovement":123129,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":153900,"taxable":153900,"land":30771,"improvement":123129,"taxableLand":30771,"taxableImprovement":123129,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":265400,"taxable":265400,"land":53080,"improvement":212320,"taxableLand":53080,"taxableImprovement":212320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":265400,"taxable":265400,"land":53080,"improvement":212320,"taxableLand":53080,"taxableImprovement":212320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":285000,"taxable":285000,"land":57000,"improvement":228000,"taxableLand":57000,"taxableImprovement":228000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3715,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"623210","date":"2015-07-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-08","scope":"FOR A DAY CARE CENTER ON A ONE STORY EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"653016","date":"2016-01-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-02-29","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A DAY CARE CENTER IN AN EXISTING ONE-STORY STRUCTURE."},{"number":"ZP-2023-004123","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2024-07-15","scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"sale","p":80000},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"viol","w":"13 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×7"},{"y":2024,"k":"appeal","w":"Appeal dismissed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"297013","type":"Hazardous Materials","status":"Inactive","businessName":"CHUNG IN HWAN","legalName":"CHUNG IN HWAN","address":"3134 WILLITS RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2002-04-04","latestIssueDate":"2002-04-04","expirationDate":"2003-12-31","inactiveDate":null},{"number":"298278","type":"Hazardous Materials","status":"Inactive","businessName":"MI SOON PARK (GILWAY CLEANERS)","legalName":"MI SOON PARK","address":"3134 WILLITS RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-20","latestIssueDate":"2005-04-20","expirationDate":"2006-12-31","inactiveDate":"2012-07-24"},{"number":"705475","type":"Food Preparing and Serving","status":"Active","businessName":"CHRISTINA WILLIAMS (ANOINTED HANDS CHILD DEVELOPMENT CENTER)","legalName":"CHRISTINA WILLIAMS","address":"3134 WILLITS RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-06-20","latestIssueDate":"2026-07-02","expirationDate":"2027-06-19","inactiveDate":null}],"licenseActivity":[{"number":"705475","type":"Food Preparing and Serving","businessName":"CHRISTINA WILLIAMS (ANOINTED HANDS CHILD DEVELOPMENT CENTER)","legalName":"CHRISTINA WILLIAMS","issuedDate":"2016-06-20","latestIssueDate":"2026-07-02","closureDate":null,"expirationDate":"2027-06-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"298278","type":"Hazardous Materials","businessName":"MI SOON PARK (GILWAY CLEANERS)","legalName":"MI SOON PARK","issuedDate":"2004-12-20","latestIssueDate":"2005-04-20","closureDate":"2012-07-24","expirationDate":"2006-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297013","type":"Hazardous Materials","businessName":"CHUNG IN HWAN","legalName":"CHUNG IN HWAN","issuedDate":"2002-04-04","latestIssueDate":"2002-04-04","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","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":["$2,927 appeared in the City's June 2022 delinquency snapshot","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":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 72% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $153,900 to $265,400","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-004123: Dismissed / Withdrawn · Dismissed; related permit ZP-2023-004123. Use permit #623210: COMPLETED. The history also contains “NEW USE.”","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: ZP-2023-004123 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,926.56 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #297013: Inactive; Hazardous Materials #298278: Inactive since Jul 24, 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 22 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":"Fire Alarm Certification: Certified through May 15, 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/"}]}