zrfroot

Resulting Vote Is:

VARIANCE REQUEST FOR 3743 Midvale – Mike Murphy’s Taqueria Crestak:
Seeking a Roof Deck – ZBA Hearing Date 12/15/21 Neighbors who spoke (or chatted) were nearly unanimously supportive.
– 97% (113 Votes) SUPPORT REQUEST FOR VARIANCE.
– 3% (3 Votes) DECLINE SUPPORT OF VARIANCE.

VARIANCE REQUEST FOR 3549 Sunnyside:
Seeking legalization of 4 Dwelling Units – ZBA Hearing Date 11/10/21 Neighbors who spoke (or chatted) were unanimously supportive.
– 95% (110 Votes) SUPPORT REQUEST FOR VARIANCE.
– 5% (6 Votes) DECLINE SUPPORT OF VARIANCE.

Vote to support or deny support for two variances that will enable the development at 4401 Ridge Avenue.

Read more here: https://nwlocalpaper.com/big-deal

Resulting Vote is:

VARIANCE REQUEST FOR 4401 Ridge Ave Steep Slope:
On those portions of the lot where the slope of land is twenty-five percent (25%) or greater, no site clearing or earth moving activity is permitted. Therefore proposed construction is prohibited.
– 86% (31 votes) SUPPORT REQUEST FOR VARIANCE.
– 14% (5 votes) DECLINE SUPPORT OF VARIANCE.

VARIANCE REQUEST FOR 4401 Ridge Ave Off-street Loading:
In the CMX-3 zoning district where 150,001 – 400,000 of GFA is created two (2) loading spaces are required. Whereas one (1) loading space is proposed.
– 83% (30 votes) SUPPORT REQUEST FOR VARIANCE.
– 17% (6 votes) DECLINE SUPPORT OF VARIANCE.

Wissahickon Brewing Company is seeking to expand their options for revenue generation, given challenges presented by COVID. 

This vote “supports” or “denies support” of their continued business and expansion to include outdoor yoga in the mornings.

Something was said during the Zoning Zoom that has caused some concern. The architect and attorney for Wissahickon Brewery stated that their prior variance was negated and this is actually a variance request, constructively, “from scratch” or starting over. While my expectation is that there would be legal action available if indeed their variance were denied for some reason this month, it appears to inexplicably jeopardize even their current operations.

Their website is here: https://wissahickonbrew.com/

To see their refusal click this link.

Their community support polling efforts to date can be seen at this link.

Resulting Vote is:
– 100% (79 votes) SUPPORT REQUEST FOR VARIANCE.
– 0% (0 votes) DECLINE SUPPORT OF VARIANCE.

Synopsis
From the applicant: “We have a zoning application in process due to the replacement 3 athletic field scoreboards (baseball, soccer, and softball) on our campus with the new Jefferson branding, and also for the final signage on our new Kay and Harold Ronson Health and Applied Science Center building (on Henry Ave near School House Lane), which is just finishing construction.

The scoreboards are slightly different size, but remain in the same locations. (GOOGLE MAP DOC HERE) They are standard collegiate size from Daktronics, the dimensions of which have changed since the original signs were put in years ago.  Nothing we would consider significant, but they will naturally look different, and since their dimensions changed, it tripped the variance requirement and generated a refusal from the Zoning Board of Adjustment (ZBA).

Regarding the signage on the Ronson Building, the larger size of the sign and the fact that it includes LED backlighting triggered a refusal (LED signage falls under the category of an animated sign). We believe the sign is far different from animated signage for several reasons.

These are LED signs naturally intended to be seen, but not to cast light. The end wall Jefferson shield is a total of 150 watts of LED. The Henry Ave.  Jefferson / Ronson sign has the Shield lit with 100 watts and then the subsequent letters ranging from 21 to 5 watts per letter. We believe these are respectful signs in keeping with our campus lighting. The building is sustainable, and is committed to LEED silver and is actually tracking towards LEED gold.

We are in the process of appeal and would like the input of the neighborhood RCOs to present to the ZBA for our hearing this Thursday, 8/14.”

Click the following links for more info on the JeffU presentation and the RCO/neighbor notification letter.

Resulting Vote is:
– 85% (44 votes) SUPPORT REQUEST FOR VARIANCE.
– 15% (8 votes) DECLINE SUPPORT OF VARIANCE.

VARIANCE REQUEST for 3501 Bowman

Presentation: Here

Video of Presentation: Here

Refusal: Here

Resulting Vote is:
– 49% (88 votes) SUPPORT REQUEST FOR VARIANCE.
– 51% (91 votes) DECLINE SUPPORT OF VARIANCE.

VARIANCE REQUEST for 3680 Indian Queen Lane

East Falls Local Article:
https://nwlocalpaper.com/scary-stuff-on-iql

Zoning Information: https://docs.wixstatic.com/ugd/445ed1_88cc7e08f0394e3fbea98aa5e2253f48.pdf

Resulting Vote is:
– 7% (3 votes) SUPPORT REQUEST FOR VARIANCE.
– 93% (39 votes) DECLINE SUPPORT OF VARIANCE.

VARIANCE REQUEST for 3502 Ainslie Street 
The legalization of a long existing multifamily building (from three to four units) located at 3502 Ainslie Street for the stated purpose of permitting for updates and upgrades.
There are four units in the property. One apartment on the first floor, two on the second, and one on the third. The building is configured as a four family dwelling, each unit with kitchens, bathrooms and sleeping areas in each apartment.
No neighbors objected at meetings. Adjacent neighbor expressed some concerns about repair of a retaining wall (not relevant to zoning, just FYI).
Here is the refusal.
Resulting Vote is:
 – 94% (34 votes) SUPPORT REQUEST FOR VARIANCE.
– 6% (2 votes) DECLINE SUPPORT OF VARIANCE.
VARIANCE REQUEST for Penn Charter ball field (3001/3005 W Schoolhouse Lane)
Penn Charter’s baseball field project will received a refusal from the City and seeks a variance in order to initiate construction.
This project includes the demolition of the former JEVs property located just past Fox Lane off School House Lane (SHL) on the Wissahickon side of SHL and the conversion of that area plus part of the existing athletic fields into a new ball field as well as parking.
There were a dozen or more questions at the meeting, but no objections of note. Penn Charter is working directly with no less than two neighborhood associations.
Here is the refusal, Information about the larger SPIN can be found here.
Resulting Vote is:
 – 97% (35 votes) SUPPORT REQUEST FOR VARIANCE.
– 3% (1 vote) DECLINE SUPPORT OF VARIANCE.

KenCrest at Midvale & McMichael seeks to create a transitional care home for six ventilated/intubated children in their facility by the park (currently providing daycare for disabled adults).

To do so, they’ll need a special exception. (Philadelphia zoning allows “special exceptions” for certain uses that are not quite permitted by-right but are allowed on a conditional basis.)
At January’s zoning meeting, about 20 near neighbors demanded that EFCC’s zoning committee vote against KenCrest at a ZBA hearing February 21^stand now vow to fight thru the court system, if necessary. (Re the ZBA meeting date, it may be postponed. KenCrest plans to ask the ZBA for a special session to give full attention to this issue.)
East Falls Forward held its own separate meeting on Thursday January 18 with KenCrest’s lawyer, Bill Kerr and several staff members presenting to a thoughtful, engaged group. For a quick recap (including video) and some more context around this contentious issue, check out this East Falls Local article.
Please take a moment to express your position on this very important community issue. Also, comments both for and against are encouraged — our Secretary, Steve Fillmore, will read them into the record at the special ZBA meeting (date TBD)
Resulting Vote is:
 – 73% (30 votes) SUPPORT REQUEST FOR EXCEPTION.
– 27% (11 votes) DECLINE SUPPORT OF EXCEPTION.

Variance Request: 3625 McMichael Street
Due to proposed use (“hospital: medical care home”), parking issues and % open space. Please follow the following links to the Refusal, the Plans, and the Narrative.
Resulting Vote is:
 – 57% (13 votes) SUPPORT REQUEST FOR VARIANCE.
– 43% (10 votes) DECLINE SUPPORT OF VARIANCE.
Variance Request: 3232 Henry Ave (New Courtland)
New Courtland has received a refusal for their plan for the former EPPI property, and the tower portion of the redevelopment specifically. They have presented their plan a number of times in front of us and other nearby communities seeking support. The refusal is because multi family is not permitted in the current zoning. Please follow these links to their plans and their refusal.
Resulting Vote is:
 – 83% (19 votes) SUPPORT REQUEST FOR VARIANCE.
– 17% (4 votes) DECLINE SUPPORT OF VARIANCE.

General Update: HOW Properties Plan Redesign

HOW properties is redesigning their mixed use project located off Ridge between Ridge and Kelly Drive on what is commonly referred to as the “Japanese Restaurant site”. They will be proposing a small number of townhomes (8-14 over two phases) and a smaller 65 unit apartment building.

Variance Request: 3300 Conrad St for off street parking

A developer who owns 3300 Conrad St seeks to include front accessed off street parking. This element of the development proposal was refused by the City and they seek support for their variance.  Zoning Denial here.  Public Meeting notice here. Site plan here. Floor plans here.

Resulting Vote is:
 – 54% (13 votes) SUPPORT REQUEST FOR VARIANCE.
– 46% (11 votes) DECLINE SUPPORT OF VARIANCE.