ZBA Hearing - April 28, 2021

So are there additional certifications required to staff the birthing center or birthing room?

Yes, so the additional certification for nurse practitioners is in nurse midwifery. There is

also additional training. We're collaborating with our Penn partners on emergency response

and acute care training simulations, and they will also have the opportunity to rotate on the

labor floor for additional training. And can you just go through how a birthing center is

different from a hospital and explain to the board how the birthing room is set up?

Yes. So I would say three main reasons. First is this is not open to the public. This is only for

women who are known to our labor team with scheduled births. So this is not someone coming

in and we're throwing the kitchen sink at them with high medical interventions. As Lakeisha

mentioned, this is a low-technology, high-touch, and high-trust relationship. This is not high-stakes

acute care. This is a home-like atmosphere and environment that is professionally staffed and

safe to provide a supported birth experience with wraparound care services, and that's the way it's

set up. Okay. Can you just explain to us what the protocol is if a patient goes into labor?

So once a patient is in labor, they would contact their care team. They would be assessed and

evaluated for readiness to labor on site. And once that is determined that they are ready

and prepared for the birth experience, we would activate the labor team who would come in,

open the center. If it is after hours, they would make sure that everyone is available,

that security is on site, and then the labor team would assist with the birth.

And how is a patient cleared to go home after delivery?

Typically, the stay is anywhere between four, minimum four to 12 hours. And there are assessments

both for the mother and for the baby to clear both to be ready to return home after the delivery.

And can you just explain briefly what the protocol is in place if an issue arises during delivery?

Absolutely. So here's where we have the advantage of our relationship with our Penn partners.

We are 3.1 miles from Penn, 15 minutes with traffic, and we will have signed agreements

with EMS. We will also have backup agreements and an algorithm to be able to contact the

Penn-Presbyterian transport team in addition to agreements with Children's Hospital Philadelphia

for newborn transport. Thank you, Ms. Bixby. Now, in your opinion as a health professional,

will granting the variance for the birthing center have a negative impact on the public

health, safety, and welfare? Absolutely not. And in your opinion, will the grant of the

variance substantially or permanently impair the appropriate use or development of adjacent

properties? No. And in your opinion, will denial the variance create a hardship for RHD FPCM?

Yes, it would. Thank you. Chairman Plaza, I just have one more. It's the Executive Director of

the applicant, Ms. Emily Nichols, and she will be brief. Thank you.

Ma'am, can you please identify yourself for the record?

yes good morning my name is emily nichols last name n-i-c-h-o-l-s

thank you do you swear from to tell the truth the whole truth for nothing but the truth

i do thank you please proceed miss nichols can you just explain what your position is at rhd

sure i'm the executive director of family practice and counseling network

and explain briefly your educational background sure both my undergraduate and graduate degrees

are in public health, my undergrad from Johns Hopkins University, and my master's degree

from Emory University.

And can you explain what your responsibilities and duties are with RHD FPCM?

Yes, I am responsible to ensure our mission and values are carried out through all of

the work that we do, including the delivery of all of the services we provide, and to

ensure compliance, fiscal stability, high quality, and comprehensive care, and high degrees of staff

and patient satisfaction. And what is your experience with women's health and health

issues? My entire career has been in federally qualified health centers, where part of our core

services always include health care, women's health care, prenatal, and family planning services.

Thank you. Now, RHD runs another health center at 6100 Woodland Avenue, correct?

Thank you. Now, RHD runs another health center.

Yes.

And how long? I know Ms. Garland said 15 years you've been at that site.

Correct.

Okay. And what is the mission in providing a women's health care birthing center for RHD?

To provide person-centered, integrated, and comprehensive women's health, prenatal, birth, and postpartum services in an anti-racist, trauma-informed, culturally competent manner that promotes resiliency and well-being, and to provide access and birth choices to members of the community.

And if the variance is granted, what is your anticipated date of opening the birthing center?

The process will take about 12 to 18 months for completion.

So we are hoping for late summer, early fall of 2022.

And in your opinion, as a health professional, will the Granite variants have a negative impact on the public health, safety, and welfare?

No.

And in your opinion, will the Granite variants to allow the birthing center alter the essential character of the neighborhood?

No, our hope is an intent to not to alter the character, but to enhance it and to serve it.

And in your opinion, will denial of the variants create a hardship for RHD-FPCM?

Yes, we are responsible to provide access to high-quality, culturally competent care

to underserved communities, which this project, the Women's Health and Birthing Center, would do.

Thank you very much.

Thank you.

All right.

Children, do you have an available France-Pierre?

yes can i hear from france pierre please thank you

good morning mr chairman board members identify yourself for the record sir

yes can everyone hear me yes wonderful uh france pierre council member johnson's office

uh legislative assistant that's f-r-a-n-t-z last name pierre p-i-e-r-r-e thank you mr

Do you swear to affirm to tell the truth, the whole truth, for nothing but the truth?

I certainly do.

Thank you.

Please proceed.

Yes.

Council Member Johnson does join the community in their support of the appeal.

Awesome.

Thank you very much.

Thank you.

Is there anyone else here in this matter that would like to speak?

Mr. Palazzo, I have Craig Melodosian.

I will allow him to speak at this time, sir.

Thank you.

Mr. Melodosian, please identify.

Good morning.

and please identify yourself for the record. Good morning. Craig, C-R-A-I-G, Melidosian,

M-E-L-I-D-O-S-I-A-N. I'm the coordinating RCO with the 40th Ward Republican RCO in this matter.

Can you swear and affirm to tell the truth, the whole truth, for nothing but the truth?

I do. Thank you. Please proceed. There was a significant

voluminous medical testimony this morning. I wanted to speak to the issues of real estate

in reaffirming that this is a vulnerable community, not only health-wise, but economically.

This is one of the two major shopping centers supporting the Lower Southwest Planning District

that's at the east end of the district. It's approximately 103,000 square feet. It was ravaged

last year during social unrest. I believe approximately 50,000 square feet of the center

is still vacant. That does not include additional tenant space, which is being refitted out by the

original tenants. The health annex, which I believe is still vacant, consists of approximately 19,000

square feet. The new development coming in, the Women's Health and Birthing Center would give us

an additional 8,800 square feet. I know that normally planning commission does not consider

economic issues, but this is a blue chip tenant that would be contributing to the revenue stream

of the center with such a significant vacancy factor. This is absolutely critical to the

survivability of the center and which positively impacts the commercial corridor along Woodland

Avenue. Additionally, while in a meeting this morning with one of the affected RCOs,

Eastwood Community Network and the Chief of Staff and District Manager for Congresswoman Scanlon's

office, we learned that there are some discussions for the repurposing of the Penrose Plaza, which

is our two non-shopping center use, which is our other shopping center at the west end of the

district. Were that to happen, it makes it even more critical that we be able to maintain this

shopping center as a viable service point for the community. I just wanted to say we absolutely

I just wanted to say we absolutely wholeheartedly support this.

wholeheartedly support this and during another lifetime.

And during another lifetime, I served in a clinical capacity in what we sometimes affectionately

refer to as the area's tri-state medical mecca, University of Pennsylvania, the hospital,

which is a partner in this.

So for another reason, I absolutely wholeheartedly personally support this and hope that you

will also support it.

Thank you to the board.

Thank you, Mr. Melodosian.

Thank you.

Anyone else?

No further hands at this time, Mr. Pleasant.

Thank you.

Does the board have any questions?

Yes, Mr. Chairman.

It may have been mentioned earlier.

What is the days and times of operation?

Ms. Garland, would you like to handle that?

Sure.

So the days and times of operations for the Women's Health Center is generally from 9 to 5.

We also will allow and operate during the evening hours as we need to.

For the birthing center, the birthing center generally will be by appointment basis.

Thank you.

Anyone else?

Planning Commission.

thank you mr chair ian hegarty for the philadelphia city planning commission

members of the board the zoning map was amended in this area in 2014

the comprehensive plan which followed recommended no change to the icmx zoning

we feel that the proposed use is consistent in scale and impact with other existing and

permitted uses in the shopping center and in icmx districts in general the use also supports

the comprehensive plan goals to support the woodland avenue commercial corridor and so the

city planning commission would recommend that the board grant this variance thank you calendar number

mi 2020-003410 6100 woodland avenue my vote is yes my vote is yes my vote is yes thank you good

luck chairman plaza may i enter our exhibits any additional materials into evidence please

Yes, you may.

Thank you.

That concludes my business.

May I please be excused?

Sure.

Thank you.

Everyone have a wonderful day.

Likewise.

Okay.

Next one up.

It's MI 2020-0034118401 East Roosevelt Boulevard.

Mr. Pine.

good morning again mr plaza good morning again uh you still under oath uh please identify

yourself for the record certainly jared klein k-l-e-i-n from blank rome 130 north 18th street

thank you do you agree to waive the reading of its refusal and stipulate to its accuracy

yes i do have you emailed an exhibit packet with the required documents proof of ownership

proof of tax compliance copy of the refusal or referral photos and plans five days prior to this

hearing yes also have you met with the rco and have a letter yes thank you please proceed thank

you uh so this uh is an application for a 401 east roosevelt uh the application is for a uh

lot adjustment uh to create two lots from one existing lot uh and the refusal that we received

It is based on the fact that one of the to-be-created parcels would be landlocked, and because

the parking that's being moved around and where the setbacks of the existing buildings

were, were not code compliant following consolidation.

Just to be clear, there's no change to the location, height, or area of any of the two

structures that are on these lots.

This is a meets and bounds change only, with the existing uses to remain.

In terms of the existing uses, lot one will have a nursing home with 160 parking spaces.

Lot two will have an age-restricted senior housing for 50 units and another 25 parking spaces.

Again, those are the existing conditions.

I think I can most easily explain it for the board with this aerial view.

This is your property here.

As you can see, there's only one entrance off of Roosevelt Boulevard to this plaza.

And so what we're looking to do is separate the two into two separate lots.

There is an easement that is currently recorded and runs along the rear of the property to provide access.

So we will be able to independently enter and exit the Roosevelt Boulevard from the rear parcel without impacting the current front parcel.

So we will be able to independently enter and exit the Roosevelt Boulevard.

Here's the zoning map again and photos.

This is the Roosevelt Boulevard frontage of the property and a photo of our zoning hearing poster.

This exhibit is the preliminary plat approval from the Planning Commission.

We met with the Planning Commission on November 17th of 2020, and they preliminarily approved this plat design.

Here are the subdivision plans and the access easement that I was referring to earlier is this road here that then comes around back behind the property, giving both the front parcel and the rear parcel access to Roosevelt Boulevard.

I also included within the materials both the deed and the currently recorded easement.

I won't take the board's time to go through it, but here is a map showing from the historical

deed record where that easement sits, and it's for the use of both properties.

We met with the RCO just last week, and a letter of support is included in the file.

Here it is.

As you can see, they noted that they received only positive feedback regarding the application.

And the RCO president visited the site with my client.

And his opinion was that everything was in order with what we were planning to do.

So with that, I'm going to ask John Unger to raise his hand.

John, if you're out there, hit that virtual raise your hand button for me.

Mr. Unger has been allowed to speak.

Can you hear me now?

Mr. John, could you please identify yourself for the record?

Sure.

My name is John Unger.