excuse me chair this is sharon we received an email from andrew goodman this morning
saying that the councilwoman defers to the rco on this matter thank you
MI 2021-001314, 3841 Wallace Street. MI 2021-001315, 3839 Wallace Street.
MI 2021-001259. 3845 Wallace Street. That's 3845 Wallace Street. MI 2021-001317. 3837 Wallace
Wallace Street and MI 2021-001260, 3843 Wallace Street, my vote is yes to all five.
Carol Tenere, my vote is yes to all five. Professor Plaza, my vote is yes to all.
Jane Snell, my vote is yes to all five. Thomas Holliman, my vote is yes to all five.
I don't think there's an open mic. I'm getting some feedback.
That's Tom, Chair.
Oh, okay. All right. We're good now.
Now we'll go to the add-on list.
MI2020-001120, 348 Green Lane.
Michael Malloy, representing the applicant.
Corin Wise for the RCO. This is a resumption hearing originally heard on August the 3rd of 2021.
Due to time constraints we had to cut off some of the remaining witnesses. So Sharon is the record
closed we're not taking testimony or are we? Oh no you are taking testimony. There were eight
people still to testify including Celeste Hardister and John Carpenter. Okay I just want to make sure
my notes were correct. Thank you. So Roxborough Civic Association sent a letter of opposition.
Mr. Wise, Mr. Malloy, I think we were at that point where we were getting testimony
from witnesses correct me if I'm wrong and again as I said there was a time constraint so we had
to cut off there were eight witnesses remaining at that time I assume that goes to you Mr. Wise
that's correct your honor I think yeah before you begin just spell your full name and I'll swear
Thank you. Corrin Wise, C-O-R-E-N-W-I-S-E, 100 North 18th Street, Suite 300, Philadelphia, PA-19103.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Thank you. So do you have witnesses that you're calling up?
Yeah, I do. I am here on behalf of the Registered Community Organization, Central Roxborough.
Civic Association, as well as concerned neighbors.
At last check yesterday, eight neighbors
had indicated they wanted to appear and give testimony
and be heard.
I'll ask them to raise their hand.
Mr. John Hunter should be with us,
and Celeste Hardister from the Zoning Committee.
um they don't know ever the name of every everyone else that's on the call uh i know we noted on the
record uh at the last meeting in august there were also eight neighbors with their hands raised
when we had to uh break i would ask those witnesses um when you testify uh if you can
be of assistance to us and not repeat what the prior witness is testifying to.
We'd rather not have repetition if possible.
and and mr chair if it's helpful maybe i can just um kind of set the scene a little bit
And Mr. Chair, if it's helpful, maybe I can just kind of set the scene a little bit.
mr mulloy's application is uh on this this uh this property um on green lane 348 green
that is fronting on actual three streets green man young and dupont it's a centerpiece in this
neighborhood uh its base zoning is rsd residential single family detached which calls for detached
single-family freestanding homes it is on a approximately 14 000 square foot lot very large
lot and the house sits uh in the front on green and the application uh that was heard in august
from the small way and his client is for the the portion fronting on dupont the corner of dupont
and manny young avenue um to construct two semi-detached what we call a twin so two homes
attached with one wall between them
where the base zoning calls for a single detached home
and with us our neighbors that are near neighbors
and representatives of the zoning committee
in Central Roxborough.
so that's are you are you ready to go i am yes before i begin uh mr malloy let's swear you in
just in case you have uh the raise objections or anything so please spell your full name and i'll
swear you in. Sure. Thank you very much, Mr. Chairman. It's Michael, M-I-C-H-A-E-L, Malloy,
M-A-L-L-O-Y, that's 1500 Market Street, Suite 3400, Philadelphia PA, 19102. Thank you.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
I do. Thank you. So we can proceed now with the first witness, Mr. Wise.
Yes, thank you. Celeste, state your name, tell us your capacity while you're here, and tell us your
what comments you want to put on the record regarding this application.
Good morning, thank you. I'm Celeste Hardester, C-E-L-E-S-T-E, Hardester, H-A-R-D-E-S-T-E-R.
I'm the president of the Central Roxborough Civic Association.
I am also a neighbor of 348 Green Lane.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Thank you.
Please proceed.
Thank you.
At the August hearing, there were about 20 community members, mostly neighbors, attending,
and I believe they're close to that number here this morning as well.
This house sits at one of the most prominent intersections in Roxborough, contributing significantly to the character of the community.
With the help of the community, the entire parcel, including perimeter walls, was designated by the Philadelphia Starock Commission in 2018.
There was no objection from the current owner, which the neighbors greatly appreciated.
today's hearing is our 12th meeting regarding this property the overall perspective of the
community is to oppose this variance at the crca rco meeting on july 8th the vote was 44
to 4 in opposition some people oppose it because they feel two houses is an overreach in scale
mass and height. It is certainly not a least variance. Many people, perhaps most, oppose it
because they feel no house should be built at all. They want the yard in the back to remain
open green space and the fantastic old stone walls to be left intact, as was intended with
the historic designation. Many city people are drawn to moving to Roxborough because we have
trees we have yards but as one of the hottest development markets in the city green space is
under more and more pressure zoning code supports this pressure in many circumstances and so as a
community we try to negotiate the best outcomes we can with diminishing returns of green space
developing this property is not supported by the zoning code no house can be built here without a
variance. There is not a hardship here. The property has five good rentals. It is a handsome
house on an important corner. We would like the owner to view his role as a steward of a meaningful
property that can be preserved as is into the future instead of having his name attached to
attached to a property to which he did harm. That would become what he is known for.
a property to which he did harm. That would become
We understand he is a developer and so his inclination is to build and that this is why
he bought this property. We encourage him to think about it differently. He would make great
strides with the community if he did. Thank you. Thank you. Next witness.
chair we have john carpenter john carpenter i'm sorry john good morning mr carpenter spell
your full name and i'll swear you in good morning this is john carpenter my name is
spelled john j-o-h-n-c-a-r-p-e-n-t-e-r we're affirmed to tell the truth the whole truth nothing
but the truth yes i do thank you sir mr tachiko and members of the board thank you for the
opportunity to speak with you today i'm a member of the crca zoning committee and a trustee of the
manny yonk neighborhood council but most importantly for this case i live across green lane from this
important property and i'm here today to oppose the subdivision of the property and the development
of new homes on the resulting small parcels for the following reasons the site has been occupied
by one outstanding structure for more than 140 years it is one of the most prominent structures
on this major gateway to Roxborough, visible from all directions. It is sited on a large lot,
as are the adjoining homes on this block on both sides. There are four additional homes located on
this block directly across Green Lane from this property, one of them is mine, that are also
located on larger-than-usual parcels, reflecting the prominence of these structures in the
neighborhood at the time that they were built. On this block, these large homes and large lots
are the rule, not the exception. It is my understanding that the applicant cannot build
anything by right on this site, as the existing structure is sited in such a way that an RSD3
compliant subdivision is impossible without significant variances. The site is already
more densely occupied than the zoning would normally allow due to long-standing variances
for the five units located inside the apartment. It should not become even more dense as a
result of this proposal. The applicant has pointed out nearby properties that are zoned for denser
uses, but that is irrelevant. Roxborough has a very diverse housing style, and housing styles
vary greatly from block to block. The structure in question is one of the very first to be built
here, one of a small handful of gracious structures on this block of Green Lane that has become a
landmark that should not be compromised just to suit the ambitions of this owner. There is no
relevant hardship that requires variances to mitigate. The neighborhood sees the backyard
of this property as a critical element of the existing building and grounds, a valuable green
asset in the community, not a burden to be mitigated. This structure and the surrounding
retaining wall are also recognized by the Philadelphia Historical Commission as an
important historic property. The city and the surrounding neighbors have taken considerable
trouble to protect this site and the structures on it. We also spent a great deal of time with
applicant and his design team over the last two years. Over more than a dozen meetings with our
zoning team and two long and angry community meetings, our skilled and thoughtful volunteers
offered numerous suggestions to refine their proposal to fit our community's needs into
their desired outcomes, but we could not find a mutually agreeable solution.
Finally, I think it is important to point out the larger context of development in this neighborhood.
In 2014, the zoning map for Roxborough was revised to allow greater density for development
along Ridge Avenue and other major transportation corridors.
At the same time, zoning was tightened in our residential areas to protect the quality
of life in these already highly developed neighborhoods.
In the following years, though, close to 2,000 new units of housing have been proposed or
built here, mostly by Wright, along our major corridors and inside our residential neighborhoods.
We are clearly not opposed to development.
but it should be planned and cited in a thoughtful manner as was agreed in the comprehensive plan
less than 10 years ago we wish we did not have to fight so hard to protect the historic homes
and last little pieces of green space that surround them and we need the zba and the
planning commission to help us protect the residential areas of our neighborhood from
ever denser development that fundamentally changes our neighborhood's character and quality
i'm opposed to this proposed development and ask that you reject this application thank you
If we have someone else, oh go ahead, thank you in a second.
Next chair we have Julia.
Good morning, Julia, please spell your full name and I'll swear you in.
there you go you're breaking up
there you go you're breaking up
can you hear me now we can thank you terrific thank you um julia j-u-l-i-a
heberley h-e-e as in boy e-r-l-e you swear or firm to tell the truth the whole truth nothing
about the truth i do thank you ma'am please miss julia this is tanya i'm sorry the board
administrator as you give your testimony could you stay right in that spot so we don't lose you
yes is this a signal problem thank you very well thank you thank you so much
literally for hearing me today I'm a home homeowner on Green Lane across the
street from 348 Green Lane I strongly object to the proposed variances Henry
Bailey presents himself as a caring neighbor with the interests of the
neighborhood foremost in his planning Henry Bailey was a neighbor many years
ago. He has since moved out to
Narberth, but unfortunately for our
neighborhood... Objection.
Henry Bailey has nothing
to do with the variances
and the application, and I'm
not going to listen to
Thank you.
May I speak to his projects, his prior projects?
Objection.
I think
stick to this project would be the right
way to go, ma'am.
All right. Well,
The neighbors, as well as the CRCA and subcommittees, have been very cooperative.
I've been to many of those meetings and given Mr. Bailey and his colleagues lots of our time and effort, many times, each time being profoundly disappointed with his subsequent plans.
He and his colleagues have not listened to the neighborhood.
They have not been cooperative, and he is attempting to crowd our already crowded neighborhood for his own business gain.
So I object strongly to the proposed variances.
Thank you.
Next witness.
Next chair, we have Elizabeth.
Morning, Ms. Fisher.
Please spell your full name.
I'll swear you in.
E-L-I-Z-A-B-E-T-H-F-I-S-C-H-E-R.
Please swear, affirm to tell the truth, the whole truth, nothing but the truth.
Thank you.
Please proceed.
My testimony is regarding the parking that would be impacted by this project.
Currently along Maniunk Avenue, there is a flat level area along the side of this proposed
development.
Many of the neighbors park there because there is very little off-street parking already
in the neighborhood, and with the proposed curb cut there, I believe that there will
a negative effect on parking because that will take away parking spaces. The addition of the
garages in the proposal for the houses, I really don't think it's going to be used for parking in
my experience because there are not basements in these houses. They are going to be used for storage
and parking is already very difficult in the neighborhood and I am concerned about the curb
cut and that the garages
will not actually be used for parking.
Excuse me,