Thank you.
Thank you both.
Thank you.
Thank you.
Appreciate it.
Excuse me, Mr. Chair, can we call number 12 next?
And then we can go back to number 10.
Thank you.
Number 12, MI 2024-005-581-403 West Springfield Avenue.
Rachel Pritzker is the attorney.
There's letter of support from Chestnut Hill Community,
letter of support from Chestnut Hill Forward,
and letter of support from Friends of the Wissahickon.
Good afternoon. Also, five applicant has four letters of support from their neighbors.
Could you please state your name and spell for the court sonographer?
Sure. Rachel, R-A-C-H-A-E-L, Pritzker, P-R-I-T-Z-K-E-R.
For him to tell the truth, the whole truth, nothing but the truth.
Could you identify your client, a relationship to the property?
Yes. My client is Springfield Chestnut Hill Academy, represented by Frank Aloise, who is the chief financial officer for the school.
Vice chair has a few questions for you, counsel.
Good afternoon, counsel. Do you agree to waive the reading of the refusal or stipulate to its accuracy?
Have you emailed in all the required documents and exhibits that's needed to perceive in this case five days in advance of this hearing?
Thank you, counsel. Please proceed and share your screen.
Thank you. And for efficiency purposes, can we also promote John Keene? He is the architect of record.
Your presentation, then we'll bring him on.
So I'm going to start.
Can you see my screen?
We can.
Okay. So this is for 403 West Springfield Avenue, which is also through West Willow Grove to Cherokee Street. It is a large RSD1 residential single family detached one base zoning. Most of the refusals relate to the fact that the base zoning of this property has not been changed, although it has been an existing school, I think, since the late 1800s.
just going to go over to the refusal our proposals for the removal of an existing
one-story structure and for the erection of a one-story addition to an existing performing
arts center and an existing educational facilities for use as assembly and entertainment performing
arts with four accessory off-street parking spaces including two ada parking spaces with
all other uses and activities as previously approved this project generated three different
refusals, two use refusals, and one zoning refusal. The property is owned RSD1 and is 719,282 square
feet. Despite the RSD1 zoning, the property has been the home of Springside Chestnut Hill Academy
since 1898. The proposal in particular for this is for their existing theater building
to be partially demolished and rebuilt with these different features, as you'll see later on in the
different features, as you'll see later on in the presentation, including four accessory
presentation, including four accessory off-street parking spaces.
off-street parking spaces. There are two use refusals. One is for multiple principal uses
and multiple principal structures. Again, this property has existed, as you can see on the screen,
and as you'll see in the brief architectural proposal, it's one large campus. It incorporates
many different elements, many different buildings, fields, educational buildings,
and the like and the base zoning of the property has not been changed to reflect that it's an
existing school so it has always had multiple principal uses and multiple principal buildings
so anytime there's an application for anything else on the property or to make any adjustments
because of the rsd1 residential single family detached zoning it requires a trip to the zoning
board as before i go through those as you can just see from my screen this board has granted
several other variances for this property which helps evidence the hardship and again mostly
based on the fact that it is a zoning is rsd1 as emphasized on the refusal the other refusal that
we have is for uses allowed in residential districts again due to the base zoning being
rsd1 the proposed use for assembly and entertainment for performing arts center is not allowed in rsd1
And so that's where the second refusal is generated from. The steep slope protection is the last one. The architect will go into a little bit more detail, but the steep slopes were not created by the applicant. They've been a natural feature on this site for decades.
You'll be able to see that on our landscaping slide as well.
They predate both the school and the theater.
The steep slope disturbance associated with the proposed improvements on the subject property is limited to two areas, which our architect will point out.
The first is along the northern embankment of West Springfield Ave.
Inlets located along this roadway discharged directly across the steep slopes along the roadway embankment, which has resulted in erosion.
We propose to pipe the discharge through the site to a point along the southern side of Valley Green Road, where it will be effectively conveyed by the existing roadside swale.
All the disturbance across the slope would be restored and permanently stabilized, creating a better condition.
The second area is an isolated patch of steep slope located on the southern side of Valley Green Road.
Again, this will be more clear on the landscaping plan where the proposed egress driveway is located.
The installation of the proposed driveway and associated parking is primarily required to provide accessible parking for the theater where none currently exists.
And at the completion of construction, these areas would either be paved or within a vegetated island, eliminating the steep slopes and possible concerns of erosion along the roadway's embankment.
This renovation is a modest one for this property.
will only enhance the school's education and cultural facilities, will ensure that the project
is executed in an environmentally reasonable and responsible manner, along with both current
standards and long-term sustainability goals. It also helps support the city's 2035 comprehensive
plan for the Upper Northwest District, which outlines a vision for the city's development,
including certain recommendations specifically for this property. It suggested a rezoning to
special-purposed institutional development district. That would require a remapping, which
is no place for this board, but what we're providing would have potentially been by right
had it been remapped as per this plan. And again, this type of zoning and what we're proposing here
is in line with the existing conditions and the long-term viable use of the school for
Springside Chesson Hill Academy. I'm going to just scroll down through this presentation.
Trying to be brief, as I know it's been a long day. We have the deed, which is all contained
in the packet. And as you can see, the zoning in the whole area and specifically for this
parcel is RSD1. Again, an aerial shot of the property and specifically where the theater is.
And again, this is a partial demolition of the existing theater and sort of a revitalization and inclusion of some updated elements and parking, as you'll see from the rendering.
These were the zoning posters on the property.
Here's the different code provisions that caused the refusal.
We did meet several times, both informally and formally, with all the affected RCOs in
the area on September 6th, September 17th, and they voted on this on the 27th, met with
them on the 26th as well.
We have letters, this was the mailings we did, and we do have letters of support from
Chestnut Hill Community Association, which was the coordinating RCO.
We do have an email that was provided to the board and we just added to the packet from the council office, Councilman Cindy Bass's office, stating from Charles Richardson that her chief of staff that the councilman is not opposed.
stating from Charles Richardson that her chief of staff that the councilman is not opposed to the
variance. These are just zoning archives. As I further mentioned, this property has
obtained multiple variances in front of this board before due to the similar nature of the
base zoning, which have been granted, and letters of support from near neighbors who are in support
of this project as well.
We had no opposition and we worked really nicely
with both the near neighbors and multiple community groups.
The Friends of the Wissahickon also submitted
a letter of support as did Chestnut Hill Forward as well.
I'm gonna stop there and have the architect
just briefly go through the plans.
And then I'd like to call my client on
just to adopt my testimony.
Your architect's name again?
John Keene, K-E-E-N-E.
John Keene has been unmuted and allowed to speak.
Mr. Keene, could you please state your name and spell for the court stenographer?
My name is John Keene, J-O-H-N-K-E-E-N-E.
Referring to tell the truth, the whole truth, nothing but the truth.
Please proceed, counsel.
John, are you able to share your screen and briefly go through the zoning plan, landscape plan, and just show the board the renderings as well?
Give me a moment, Ms. Pritzker. He has to be promoted to panelists.
Okay, take your time.
He should be coming back in shortly.
Thank you.
Is that good? We see Mr. Kane.
Great. So, again, this is the site is a large parcel. I'll just outline it with my cursor. It runs from West Willow Grove Avenue. It does not include this piece.
this is the oisic and skating rink but then it runs uh in between these buildings and then it
has this shape uh there's a road uh that actually splits that's valley green road but it's actually
in the parcel so it's a unique site but this is the actual site of the project and the building
the this is an excerpt from what was submitted in terms of what is the improvements and what
we're removing from the site. You can see the one-story building in this hatch here.
There's a one-story piece here that was an addition that was done many years ago and that's
the piece we would like to remove. We're removing some paving here as well to make way for the
addition. We are removing some trees here. Most of these we did an arborist report. Most of them
are considered invasive species or are in rough shape but this is what generally what we're making
way for the project we will be replacing those with trees that meet the sort of city requirements
and native species rachel pointed out the the two areas of the refusal of steep slopes and
they're approximately right here on this edge on west springfield avenue and just over here
there's a small amount on valley green road um the primary reason uh we're working with those
one that's an existing condition uh the the reason we're disturbing this area and this area is really
to make way from some stormwater improvements and then they will be stabilized and put back
to the best of our ability
uh this is our proposed site plan uh you can see this is the one story uh existing buildings uh
this area uh shape here is what we're proposing to add back after we remove the one story piece
that i mentioned prior uh we're proposing uh you know re-paving this area in the back after
the construction's done. We have some sidewalks that are pervious pavers. We're adding this
drop-off loop and some parking spaces as Rachel mentioned before. Currently the building is not
accessible. You have to go up into the lobby and then back down into the theater. So the reasons
we're sort of touching the grades and removing this piece is actually to bring down this addition
to the same level as the theater another goal of the project is to provide so we are making the
project accessible we're also part of the reasons for the addition is to provide the proper
bathrooms to the code. So currently there are six fixtures. And for this use, the use has been
bathrooms to the code so currently there are six fixtures and for
in existence. It has been their black box theater for Springs High Shows Academy for many years.
So we are improving the use, but the use is continuing. But currently there are six fixtures
that are not accessible and there's not enough. So we are improving those to provide accessible
fixtures and providing the proper amount a total of 15 i believe
this is just our proposed landscape plan showing the trees that we're putting back along with the
different sidewalks for accessing the theater from the drop-off and parking
this is just some of the planting details that were submitted as part of the zoning
packets that are requirement and this is a view from the corner of valley green and west springfield
avenue you can see this is the original sort of piece the barn that's currently their their black
box theater will remain their current black box theater down on this end is where the piece we
were removing and then putting back this new addition which is replacing the current lobby
and current bathrooms with a new lobby and new bathrooms that make the theater more usable
and flexible for the school. It also, as again, brings the lobby down to the proper level to
provide accessibility into the main theater space. And then this is just an interior view of the
black box theater. The school does it in a variety of setups in terms of, you know, a typical theater
set up, theater in the round, and then also providing some opportunity for the seniors
to do speaking. They do senior speeches. This is the view of sort of what a senior speech
set up would be. The barn is really just one big open space currently, and that's generally
how it would be functioning after this project is completed. And Rachel, that's all I have,
and i'm happy to answer any questions thank you um if i could just bring my client on
when appropriate chairman what's your name again frank aloise a-l-i-o-s-e a-l-e-i-s-e
frank aloise has been unmuted and allowed to speak could you state your name is spelled for
the court stenography. Frank Aloise, F-R-A-N-K-A-L-O-I-S-E. Do you swear or affirm to tell the
truth, the whole truth, nothing but the truth? I do. Please proceed, sir. Frank, have you heard
my testimony today? Do you believe it to be true and accurate, and do you adopt it as your own?
Yes, I do. Thank you. Feel free to say anything else, or if not, Chairman,
that concludes my presentation for now. Questions from the board?
have no questions questions or comments from our attorney
not at this time mr chair question or comments from the virtual audience
i see no hands at this time chair planning commission this is uh ron bednar city planning
While this property is currently and was proposed to be remapped, residential on the city plan, given the documented use history and the existing conditions of the site, we recommend the request for parents to be granted.
MI 2024-005581-403 West Springfield Avenue, I vote yes.
Michael Johns, my vote is yes.
Cheryl Gaston, my vote is yes.
Ishmael Shaheed, my vote is yes.
Thank you.
Thank you, counsel.
Go back to number 10.
MI 2024-005-358-2026 South 7th Street.
Bong Hang is the owner applicant.
It's a pro se.
There is a...
There's a unanimous letter of unanimous support from East Pesh-Shashank Crossing based on provisos.
Letter of non-opposition from Council Member Squilk.
Bon Hang is coming back and is a panelist now, Chair.
Hi, everyone.
Mr. Bon Hang, could you please state your name and spell for the court stenographer?
Hi, everyone.
My name is Bon Hang.
Spelled B-O-N-H-E-N-G
You swear or affirm to tell the truth, the whole truth, and nothing but the truth?
You swear or affirm