COUNCIL OF THE CITY OF PHILADELPHIA PUBLIC HEARING COMMITTEE ON RULES - - - - Room 696, City Hall Philadelphia, Pennsylvania Tuesday,March 2, 2004 10:35 a.m. - - - - BILL 040007 - an Ordinance to amend the Philadelphia Zoning Maps... BILL 040008 - an Ordinance establishing a neighborhood improvement district... BILL 040024 - an Ordinance amendig Section 14-1200 of the Philadelphia Code... BILL 040029 - an Ordinance to amend the Philadelphia Zoning Maps... BILL 040030 - an Ordinance to amend the Philadelphia Zoning Maps... BILL 040066 - an Ordinance to amend the Philadelphia Zoning Maps... PRESENT: COUNCIL PRESIDENT VERNA, Chair COUNCILMAN DARRELL CLARKE COUNCILMAN DAVID COHEN COUNCILMAN JACK KELLY COUNCILMAN JAMES KENNEY COUNCILMAN RICHARD MARIANO COUNCILWOMAN DONNA REED MILLER COUNCILMAN BRIAN O'NEILL COUNCILWOMAN BLONDELL REYNOLDS BROWN - - - - V A R A L L O Incorporated Eleven Penn Center 1835 Market Street, Suite 600 Philadelphia, Pennsylvania 19103 215.561.2220 215.567.2670 I N D E X BILL 040066 THOMAS CHAPMAN, City Planning......... BILL 040029 THOMAS CHAPMAN, City Planning......... THOMAS DALFO, PIDC, PAID.............. BILL 040030 THOMAS CHAPMAN, City Planning......... 8 THOMAS DALFO, PIDC, PAID.............. 16 BILL 040007 THOMAS CHAPMAN, City Planning......... 19 WILLIAM G. SCHWARTZ, ESQ.............. 40 ANTHONY NACARADO, Tacony Civic Assoc.. 43 BILL 040008 DUANE BUMB, Commerce.................. 48 SUZANNE BIEMILLER, CHBA........... 50, 70 MARILYN MONACO, ESQ., CHBA............ 62 SANJIV JAIN, Chestnut Hill Real Estate 82 JANINE DWYER.......................... 95 JEAN BAUM............................ 104 STAN BAUM............................ 118 ROBERT BLAIN......................... 122 JOHN LEVITTIES....................... 128 ANNE MCNALLY......................... 135 TOM IVORY............................ 140 BILL SHEPHERD........................ 143 3 03/02/04 - RULES - BILL 040066
Good morning, everyone. This is the public hearing of the Committee on Rules. For the record, Bill Number 040024 will be continued until March at 10:00 a.m. at the request of the 7 sponsor. 8 The bill we're hearing now is 9 040066, an ordinance to amend the Philadelphia 10 Zoning Maps by changing the zoning designation 11 of certain areas of land located within an 12 area bounded by Snyder Avenue, Swanson Street, 13 Oregon Avenue and Fifth Street. 14 Good morning. Please approach the 15 witness table. Identify yourself for the 16 record and proceed with your testimony. 17
Good morning, Madam 18 President and Members of the Rules Committee. 19 My name is Thomas Chapman. I'm here for the 20 City Planning Commission. I'm here today to 21 testify on Bill No. 040066. This bill was 22 introduced by Councilman DiCicco on January 23 29th of this year. This bill is a zoning re mapping ordinance for an area in South Philadelphia 4 03/02/04 - RULES - BILL 040066 bounded by Snyder Avenue, Swanson Street, Oregon Avenue and Fifth Street. The bill 4 changes the zoning of properties currently designated R-10 Residential to a classification of R-10A Residential. The difference in the two zoning classifications is that while R-10 allows single family, duplex and even multiple family occupancy of a building, R-10A allows only single family dwellings. This change means that from this point forward, to convert a single family home in this area to more than one unit, you would need the approval of the Zoning Board of Adjustment. The bill further recognizes the commercial development along Oregon Avenue at Fifth Street by designating those properties as C-2 Commercial. The Planning Commission is scheduled to consider this amendment to the Zoning Maps at its meeting of March 16, 2004, and at that time, the staff will recommend that the Commission approve this bill. I would be happy to answer any questions of the Committee. 5 03/02/04 - RULES - BILL 040066
Thank you. Mr. Chapman, are these changes being requested, do you know, to aid any particular project or development? If not, do you know why these changes are being sought?
To the best of my knowledge, Councilwoman, they're not being requested to aid a particular development. This is a community-wide rezoning, and it was requested, as I said, by Councilmember DiCicco and it's -- you may or may not know. Most of this area is single family, but the zoning would allow duplex or even triplexes as a matter of right. So this rezoning is an effort to recognize what's really is in place for the most part.
Thank you. Are there any questions of Mr. Chapman by members of the Committee? (No response.)
Do you have anyone else to testify on this bill? (No response.) 6 03/02/04 - RULES - BILL 040029
Seeing none, we will now proceed to the next bill, Bill No. 040029. And should 040030 be heard at the same time, Mr. Chapman?
Bill No. 040029, an ordinance to amend the Philadelphia Zoning Maps by changing the zoning designation of certain areas of area McNulty and Townsend Roads, under certain terms and conditions.
Good morning once again, Madam President and Members of the Rules Committee. My name is Thomas Chapman. I'm here today to testify on Bill No. 040029. Councilmember O'Neill introduced this bill on January 22nd of this year. This bill changes the zoning of parcels that are being exchanged between the 7 03/02/04 - RULES - BILL 040029 City and PAID. The property the City is conveying is approximately 1.21 acres and will be rezoned from Recreational to L-2 Limited Industrial. The parcel being acquired by the City is approximately 3.19 acres and will be rezoned from L-2 Limited Industrial to Recreation. The parcel being acquired by the City will be added to the Fairmount Park Commission's trail system, while the property being conveyed will allow an existing business to expand. This rezoning proposal was considered by the Planning Commission at its meeting of December 9, 2003, and at that time the Commission recommended the rezoning be approved. That concludes my testimony. I'd be happy to answer any questions from the Committee.
In essence, this swap results in an increase in additional recreational space of what, 88,000 square feet?
Yes, approximately. 8 03/02/04 - RULES - BILL 040029 Just about two acres.
Any questions from Members of the Committee of Mr. Chapman? (No response.)
Do we have anyone else to testify on this bill? Please approach the witness table. Good morning. Kindly identify yourself for the record and proceed with your testimony.
Good morning, Madam President. My name is Thomas Dalfo, D-A-L-F-O. I'm a vice president with the Philadelphia Industrial Development Corporation. I'm here to represent PIDC and the Philadelphia Authority for Industrial Development. I'm here to support Bill 040029. The bill will change the zoning designation of two parcels that are being exchanged by the City of Philadelphia and PAID in the Byberry East Industrial Park. The City-owned parcels which total 1.2 acres will be rezoned from Recreational to L-2 Industrial. The PAID parcels totaling 3.19 9 03/02/04 - RULES - BILL 040029 acres will be rezoned from L-2 Limited Industrial to Recreational. The net result will be an increase in park land of nearly two acres. This rezoning will enhance the Fairmont Park Commission's existing trail system adjacent to the Byberry East Industrial Park while simultaneously creating a developable parcel that will enable an existing company located in the industrial park to expand its operation. The land being rezoned from Industrial to Recreational is not well suited for industrial development. However, as recreational use, it will link existing elements of the Fairmount Park Commission's trail system with the Benjamin Rush State Park. The land being rezoned from Recreational to Industrial will add to the developable inventory in the industrial park that will support additional industrial investment in the City. I would ask that the Committee 10 03/02/04 - RULES - BILL 040029 consider this bill favorably and that the Rules of Council be suspended to permit first reading next regularly meeting of Council. Thank you. And if you have any questions, I'm more than willing to answer them.
Thank you. Are there any questions from Members of the Committee? The Chair recognizes Councilman O'Neill.
Just a comment, Madam Chair. I'd like to thank Mr. Jim Donaghy who had been with Fairmount Park and is now a Deputy Managing Director, and Paul Deegan from PIDC for really facilitating this swap, both with the local business owners and the Friends of Poquessing and the Friends of Pennypack Park. It's going to be a win/win for everybody. Thank you.
Thank you. The Chair recognizes Councilman Clarke. 11 03/02/04 - RULES - BILL 040029
Thank you, Madam Chair. Good morning, gentlemen. With respect to the potential industrial development, commercial development, will there been creation of additional jobs?
The company hasn't given us their kind of estimation as to whether or not they're going to expand their workforce. They are going to expand their facility and some additional storage area in the property, but I don't have an estimate of their employment and whether or not --
At a minimum, we'll be able to collect some additional real estate taxes?
Are there any other questions from Members of the Committee? (No response.)
Do we have 12 03/02/04 - RULES - BILL 040030 anyone else to testify on Bill 040029? (No response.)
Seeing none, I would ask Mr. McPherson to please read the title of Bill 040030.
An ordinance to amend the Philadelphia Zoning Maps by changing the zoning designations of certain areas of land located within an area bounded by Roosevelt Boulevard, Southampton Road, Carter Street and the Poquessing Creek.
Good morning once again, Madam Chair and Members of the Committee. My name is Thomas Chapman. I'm here today to testify on behalf of the Planning Commission. Councilmember O'Neill introduced this bill on January 22nd of this year. Bill No. 040030 would rezone a site of about 138 acres from the existing R-5 Residential to partly L-2 Limited Industrial, partly R-1A Residential and partly Class 13 03/02/04 - RULES - BILL 040030 Recreational. A companion bill to this ordinance, Bill No. 030785, authorized PAID to acquire this same property from the Commonwealth of Pennsylvania for $900,000. This site is part of the former Byberry State Hospital property. Both the acquisition and the rezoning of this property had been considered by the Commission it its meeting of December 9, 2003. The Commission recommended approval of the acquisition of the site. And while not recommending the rezoning be disapproved, had stated that it would have preferable for the rezoning of this site to have been accompanied by a specific plan of development, but I realize we're not at that point in the process right now. This concludes my testimony. I'd be happy to answer any questions from the Committee.
Not a question, but an explanation. 14 03/02/04 - RULES - BILL 040030 My reasoning in introducing this bill rather than waiting for a specific plan is that I believe any specific plan will have to go to the Zoning Board. And what I wanted to lay out before it got to the Zoning Board that it isn't an R-5 high density twin home site, but a site that has a dedicated acres 9 of recreational space and a sort of even split 10 more or less between single homes and office 11 or light industrial. And I think we'll wind 12 up somewhere in that area, but I'm not sure 13 we'll wind up with City streets and I'm not 14 sure that we won't have to go to the Zoning 15 Board. So I just wanted to lay a better 16 foundation so the Planning Commission will 17 have a clear record on it as to what we'll be 18 dealing with in the, hopefully, very near 19 future. Thank you. 20
I guess I had always 21 assumed that this site would have City streets 22 on it. 23
I'm not sure. 24 There's some talk about age restricted 25 housing, and I'm not sure if that will be 15 03/02/04 - RULES - BILL 040030 private or publicly streeted.
Any other questions of Mr. Chapman from Members of the Committee? The Chair recognizes Councilwoman Brown.
Thank you, Madam President. Good morning, gentlemen. Having heard the explanation from my colleague Councilman O'Neill, is it customary to make these type of approvals without knowing the full scope of the anticipated use of the land?
Is it customary? I don't think that I can say it's customary or not customary. Many times when we come to Council with a rezoning proposal, there is a specific plan of development. But quite frequently, there isn't.
I might add that there's been nothing very customary about 16 03/02/04 - RULES - BILL 040030 the entire Byberry matter since the hospital closed almost years ago. 4
Thank you. 6 Any other questions from Members of 7 the Committee of Mr. Chapman?. 8
Good morning, Madam 9 President and Members of the Committee. Once 10 again, my name is Thomas Dalfo and I represent 11 the Philadelphia Industrial Development 12 Corporation and the Philadelphia Authority for 13 Industrial Development. I am here to testify 14 in support of Bill No. 040030. 15 This bill will change the zoning 16 designation of approximately 130 acres of the 17 former Byberry State Hospital property that is 18 bordered by Roosevelt Boulevard, Southampton 19 Road Carter Road and the Poquessing Creek from 20 R-5 Residential to partly Recreation, partly R-1A Residential and partly L-2 Limited Industrial. I'm happy to report that PAID acquired the former Byberry State Hospital property from the Commonwealth of Pennsylvania 17 03/02/04 - RULES - BILL 040030 on January 17, 2004. Byberry is an important development site in Northeast Philadelphia due to its large scale and highly visible location on one of the main entrances to the City of Philadelphia. This bill will support the master plan PIDC developed for Byberry working in conjunction with the Somerton Civic Association and local elected officials which calls for the property to be developed with a mixture of uses. The plan developed for Byberry will preserve acres of land as open space and 15 buffer plan development from existing 16 residences that border the property to the 17 west. This bill will rezone that portion of 18 the site Recreational. The interior of the 19 site which will be rezoned R-1A Residential 20 will include approximately 55 acres of 21 market-rate residential development and 22 age-restricted housing that is planned to 23 included approximately 300 new housing units. 24 The remaining 50 acres of the property that 25 front object Roosevelt Boulevard will be 18 03/02/04 - RULES - BILL 040030 rezoned L-2 Limited Industrial to allow for the development of up to 600,000 square feet of office or flexible industrial space. The plan developed for Byberry will simultaneously provide significant new housing opportunities and jobs for Philadelphia residents by returning this long-vacant property to productive use. Once again, I would ask that the Committee consider this bill favorably and that the Rules of Council be suspended to permit first reading at the next regularly scheduled meeting of Council. Thank you. And I'd be happy to answer any questions.
Thank you. Are there any questions from Members of the Committee?
This zoning bill was intended to run together with the 19 03/02/04 - RULES - BILL 040007 acquisition bill. They were both introduced in the last session. However, the Public Property Committee was able to report the bill 5 out for final passage on acquisition, but the Rules Committee canceled its hearing on our last possible session. So it's coming about two months late. Otherwise, we would have been talking about it in the same week. Thank you.
Do we have anyone else to testify on Bill No. 040030? (No response.)
Seeing no 15 one, we will now consider Bill No. 040007.
An ordinance to amend the Philadelphia Zoning Maps by changing the zoning designation of certain areas of land located within an area bounded Tacony Street, Barnett Street, Levick Street, the Delaware River, Cottman Avenue and New State Road.
Good morning once 20 03/02/04 - RULES - BILL 040007 again, Madam Chair and Members of the Rules Committee. My name is Thomas Chapman. I'm here today to testify on Bill 040007. Councilmember Krajewski introduced this bill 6 on January 22nd of this year. This bill rezones the area bounded by Levick Street, I-95, Cottman Avenue and the Delaware River. This area a small part of the area that was subject of the North Delaware plan and is located entirely within the Tacony community. This rezoning is consistent with the recommendations of the Tacony Neighborhood Strategic Plan and has the support of Tacony Civic Association, the Tacony Business Association, the Tacony Community Development Corporation and Historical Society of Tacony. This rezoning has a number of purposes. Currently, a significant portion of this area is zoned Least Restricted and G-2, General Industrial. The existing zoning designations in this area allow for heavy industrial use, including the outdoor storage of material as well as the outdoor processing 21 03/02/04 - RULES - BILL 040007 of material. This change in designation would require that all work and storage of material be done in an enclosed structure. This outdoor work is not permitted in other industrial classifications. A number of the current uses in this area are nonconforming uses already, and this change in zoning will make a number of those uses conforming. While there are some existing businesses in this area, a significant part of the area consist of land and buildings that have been vacant and unoccupied for quite some time. It is hoped that this rezoning send a message that both the Council Representative and the community are receptive to new development in the area. Notwithstanding these changes in zoning, further actions of Council would be necessary should a residential development be proposed for any of the sites that are being changed to R-5 through this bill. An ordinance would be necessary to place streets on the City Plan and additional rezonings may be necessary to accommodate proposed 22 03/02/04 - RULES - BILL 040007 development. This rezoning is consistent with previous actions of the Planning Commission taken in connection with Bill No. 020278, and accordingly, we would recommend that Bill No. 7 040007 be approved. That concludes my testimony. I'd be happy to answer any questions of the Committee.
Mr. Chapman, with these changes, I believe you testified that they are being made simply to make future development possible?
That is clearly one of the efforts of this rezoning, to send a message out there that this area is right for redevelopment.
Thank you. Are there any other questions from Members of the Committee? The Chair recognizes Councilman Mariano.
Mr. Chapman, would that be all development, commercial, or 23 03/02/04 - RULES - BILL 040007 just residential or any combination of the both? When you say friendly for redevelopment, it looks like it ready to be so me new home development probably.
Councilman, the North Delaware Plan is clearly a mixed-use plan, allowing for and making provisions for all kinds of development, residential, commercial and industrial. There are a couple of sites within the area that's subject to this bill 13 that some people think are appropriate for residential development. But at the same time, probably more than 50 percent of the zoning in this area is going to stay industrial.
Is it near the cryogenics place right here? Do you know anything about that? It's not far off of Tacony, near the bridge.
By the storage boxes? 24 03/02/04 - RULES - BILL 040007
I don't believe so. I could be wrong, but I didn't think that it went as far as -- I know the facility that you're talking about, but I thought that that was outside of this area.
I think Walt Disney's brother is in there, I heard. Some former mayors of this City may be in there. Thank you.
Are any other questions? The Chair recognizes Councilman Clarke.
Thank you, Madam President. I wanted to ask a general question with respect to the planning process and 25 03/02/04 - RULES - BILL 040007 earlier testimony that was referenced to, an industrial plan that was put together by PIDC. My question is, these plans that were referenced that PIDC -- and I don't know who commissioned them to do that. Can you talk to me about that. Is it done in conjunction with the Planning Commission or does PIDC take responsibility for industrial/commercial areas and develop a plan? How is this initiated if there were other sections of the City that we would be interested in getting a strategic plan put in place?
Generally speaking, the Planning Commission and PIDC do work together on plans, especially for industrial development. And I know that there's been many discussions with Philadelphia Industrial Development Corporation on redevelopment of the Byberry site.
Walk me through the process. Say I have an area to east of Broad, former industrial site back in the old days when Stetson Hats and all of those types 03/02/04 - RULES - BILL 040007 of industries were located there and we would like to redevelop that area into some light industrial/commercial. How would I start that process? Would I go to the Planning Commission and initiate it? Would I go to PIDC? Would I go to the Mayor? How does that work?
If I may, Councilman. Once again, Tom Dalfo with PIDC. With respect to this particular proposed ordinance, not the Byberry one, the Delaware River one, we haven't done any -- PIDC hasn't done any kind of planning activity on that site. On the earlier one with respect to Byberry, we began a planning process once it became apparent that PIDC or PAID was going to be the entity that was going to acquire the property. Once it was cleared that the Commonwealth was going to convey the property to PAID, quite frankly, we needed to figure out what would work for that site, given its large scale, given its location on Roosevelt Boulevard, it's nearby access to Pennsylvania 27 03/02/04 - RULES - BILL 040007 turnpike, and its close proximity existing housing in Northeast Philadelphia. As to the what started the process, whether we initiated it or we did it at the behest of community groups or local elected officials, quite frankly, I don't have the answer to that and we could try to track that down. But what we did do is engaged a land planning firm and worked with a Committee that represented community groups in and around the Byberry State Hospital property as well as local elected officials, among which Councilman O'Neill's office.
So it's primarily done when and if there is the potential for acquisition?
Not private property that just happens to sit in an area?
No. We have looked at private properties that we don't control that there could be a possibility that we could acquire and we would kind of begin the process, try to think about what types of uses 28 03/02/04 - RULES - BILL 040007 may make sense from an industrial point of view or commercial or what-have-you. And then typically, we would reach out to community groups and local elected officials to make sure that that concept is palatable. And where it's not, we adjust it. And that's what we had done with the Byberry State Hospital property. We did a fair amount of modifications. I think there was a range of potential uses that were considered purely from a land planning point of view by our planners that we had retained and they looked at options raging from very office intensive to very residential intensive in terms of the whole site. And the preferred option that was laid out is the one that is reflected in the zoning ordinance that was presented for Byberry. So there was a fair amount of give and take to figure out what would work for this site, what would be acceptable to people who would be greatly impacted by it. And we'll see what the marketplace say about that when we get proposals.
And the 29 03/02/04 - RULES - BILL 040007 resources to put together a strategic plan traditionally come from where?
If it's going to be an industrial facility or has a potential to be an industrial facility, we're going to acquire it using Industrial dollars. We've typically used the Commercial and Industrial Revolving Fund or Land Bank dollars. And I think that's how we funded this. We also had some City Capital dollars, I think, allocated for planning purposes at Byberry. So I think it was a combination. I think primarily it was City Capital dollars because we were going to acquire the site and it needed to have a clear understanding of the investment that was going to occur and needed to have a plan to get a feel for investment that would need to occur on that site. Our hope is that the private market place will make most of that investment.
No, just generally if I were interested or any other Councilmember was interested in looking into developing a strategic plan for a potential industrial or commercial site. Would you just deal with Mr. Longstreth.
Yes, Mr. Longstreth would be the appropriate person to talk to about it. And then he would assign people internally to kind of follow-up and move it forward after a discussion occurs. So if there are particular properties that may make sense to be acquired industrially and reviewed in a larger context, I think it would be something we would look at.
In terms of why PIDC on the Byberry site, it really boiled down to a trusted third party. They had developed two large industrial parks in the immediate area and had kept their words on 31 03/02/04 - RULES - BILL 040007 different things with the community, and they were held in high regard for being honest and not causing problems later. I would just also recommend for strategic planning the Planning Commission's team of planners. They have a strategic planning model that I've seen work really well in the Parkwood community and it involved a whole lot of business-type issues. And maybe PIDC would participate in terms of watching and hearing what the community desired. But they have a pretty good program. I think there were six neighborhoods that were done with a grant. And I can just highly recommend the one that was done in Parkwood and that the people feel like they really were listened to and that the plan reflected what they want and what the best thing is for their community.
Thank you. Are there any other questions or comments of these witnesses? You did explain the process for PIDC. When does PIDC communicate with the City Planning Commission? Do we work in 32 03/02/04 - RULES - BILL 040007 tantum, or does the right hand not know what the left hand is doing?
Hopefully, the latter is not the case. It happens sometimes, but we do have a fair amount of kind of exchange of plans. When we were in the process for Byberry, I know the drafts of the plan as they were being developed were presented to the City Planning Commission to review and get a feel for. I think Councilman O'Neill's comments earlier about they have the capacity to do kind of area planning or strategic planning for a neighborhood or a specific area. It's different from what we've done. We've done very specific planning as a concept for properties. So we looked at Byberry as a specific site. It was large enough to warrant that since its 130 acres and it's a prominent location. We haven't done that for properties that have been smaller that we acquire on a routine basis. It typically is when it's a larger site that doesn't, I think, have a very clear and evident reuse for the property. 33 03/02/04 - RULES - BILL 040007 Another example would be the navy yard where we're looking at plans for that property because of its size and sale. And Byberry, while smaller, was certainly as important.
And we're looking at comprehensive plans for the larger projects, are we not?
Mr. Dalfo, you mentioned in the Byberry site that there were 300 residential units. Could you tell me specifically what units they are? Are they twin homes? Are they single homes?
R-1A residential designation, I think applies solely to single family homes. So under this designation, the types of houses that would be developed would be single family homes. And the density, given the amount of acreage that has been designated as residential, is about 300 homes just looking at what the minimum lot size 34 03/02/04 - RULES - BILL 040007 would be and some assumptions for streets and some open space and storm water retention and things like that get to you a number about 300 homes, which is in line with the zoning designation for the property. So that's how the number was arrived at. We'll be getting proposals from developers in a couple of weeks and we'll get a sense of what they say about that and whether or not what their plan is, how they see that they can work within that zoning designation and present a residential plan for the property.
Now, there's been many proposals for that tract of land up there. Could you give me a status report on what the final outcome is going to be on that?
We don't know yet. We're waiting to receive proposals from a list of developers. And once we get that in, we'll have a clearer picture of what the reuse of the property is going to be. But what the zoning bill does is layout a framework -- 35 03/02/04 - RULES - BILL 040007
That's what we put in our request for proposals. We indicated that we wanted to see --
Do you have any time table as to when this is going to be completed?
When it's completed -- we're supposed to get proposals in in a couple of weeks. And then the timetable, usually they tend to be pretty complex in terms of kind of analyzing the offer and the proposal, kind of seeing how feasible it is, how compatible it is with the zoning and with the communities kind of plans and preferred plan for the property.
You wouldn't want to make a guess as to when that would be complete.
I'm always wrong, so it probably not being real worthwhile. It tends to take a little bit longer than I think we originally schedule. And given the size of 36 03/02/04 - RULES - BILL 040007 the site and its prominence, that's probably not a bad thing.
Thank you. Are there any other questions from Members of the Committee? The Chair recognizes Councilwoman Brown.
Thank you, Madam President. In response to President Verna's question regarding what juncture do you have some dialog with the Planning Commission, your response was, hopefully it's not the case where one side is not speaking, talking with, alerting the other. And what that suggests to me is that it's not what I call an SOP, Standard Operating Procedure, between the two departments that both are alerted at the same time about a pending strategic plan. So what is the case? Does it happen because someone from PIDC recognizes the importance of the involvement of the Planning Commission or the District Councilperson insists that there needs to be a 37 03/02/04 - RULES - BILL 040007 dialog between two agencies? What happens? Because clearly, it's not a standard operating procedure.
Typically we don't do a lot of this type of planning. So the only properties I can think of recently, as I said, were the navy yard and the Byberry Hospital property. So once we have a kind of a concept flushed out, we typically don't do it in house. We don't have that kind of planning capability. We had retained a planning firm to assist us in working and putting kind of a series of concepts together.
We do. We don't have planners in-house that have that land planning experience. Our land planning ability tends to be on very small industrial sites. We can locate a building, we can see what would work in terms of parking and layout and things like that. But for larger sites, it's a more complex undertaking. So what we would do is get a plan together, a draft plan, and then 38 03/02/04 - RULES - BILL 040007 share that with the Planning Commission at that point so that they have something to react to. And they would look at it for its consistency with larger plans for that area. As I said before, we typically look at a single property. It's not to say that we don't look at kind of impacts beyond that, but typically we tend to focus on the property and how to lay the property out. Where we would work with the Planning Commission is to make sure that the concept that's being developed in a draft form is compatible with other concepts in that area. So Byberry kind of activities related to that part of Northeast Philadelphia so that we wouldn't be doing something at odds with residential activity nearby or other commercial or industrial activity or transportation improvements that are proposed. So when I said hopefully we don't have a situation where one hand doesn't know what the hand is doing, that's what I meant. But we do have a pretty good dialog with the Planning Commission. And we don't do this a 39 03/02/04 - RULES - BILL 040007 lot, so in terms of having a standard operating procedure, it's really not a standard activity for us. So when we do it, we get to a certain point in terms of a concept and then we, quite frankly, will sit down with the Planning Commission, with local elected officials and then community groups as appropriate and as directed. So the last thing we want to do is surprise anybody with a plan on a property of that scale. It tends not go over real well and we try to avoid that.
And so with that said then, ultimately it rests with PIDC to do the reach to the Planning Commission and all other appropriate stakeholders?
Yes. And we tried to do that as however the process seems appropriate for each property. So what we do for one property may be a little different from another property. But we do try to keep all the interested parties apprised of the process.
Thank you for 40 03/02/04 - RULES - BILL 040007 your testimony.
Are there any other questions from Members of the Committee? (No response.)
Thank you. Do we have anyone else to testify on this bill? Good morning. Please identify yourself for the record and proceed with your testimony.
I'm an attorney, William G. Schwartz and I represent Mr. Venesialli (ph) who is a lessee of a major portion of this property which is located immediately beside the Tacony-Palmyra Bridge to the river. The technical address is 6425 State Road, but it's immediately north of the bridge structure and it's a large piece of ground. May it please this Committee, my client and I had no notice of this hearing until late last week despite my calls to Mr. 41 03/02/04 - RULES - BILL 040007 Chapman which went unanswered earlier and despite the fact that the sponsor of this bill 4 knew of client's zoning application before the Zoning Board of Adjustment for a restaurant and a catering facility on this site and despite the fact they were in attendance at the community meeting the night before the zoning hearing on February 23rd and at the zoning hearing on February 24th and no one had the decency to tell us about this pending ordinance at all. We have not had a chance to discuss this with a planning expert so as to give meaningful testimony here today. And because of that, I would ask that this hearing be rescheduled at a later date so that we may have that opportunity. What happened when this bill was introduced without our knowledge in January of this year, there is a possibility that it may have been retaliatory, and I'd like to think it wasn't, but it does constitute a pending ordinance. And as a pending ordinance, my client has no ability, zero, to apply for and 42 03/02/04 - RULES - BILL 040007 obtain any permit from zoning because once the pending ordinance is in and advertised for a hearing, zoning will not entertain a new application during the pendency of that ordinance. And that is a tantamount to a declaration of taking in an eminent domain proceeding. We have tried to resolve our differences, and hopefully we will. But to the extent that we aren't, then we would have to oppose the pending ordinance. As was stated by PIDC today, they haven't even done study on this bill for this site and, therefore, I say it is premature to go ahead with any action on this until we've had competent testimony. And we would like to have competent testimony of proper use of this site being of record, as I am sure so would the Chair and the rest of the Members of this Committee. Thank you.
Thank you. Have you been in communication with Councilwoman Krajewski?
I have not 43 03/02/04 - RULES - BILL 040007 personally, no. 3
Have you attempted to? She did sponsor the bill. I think you ought to be communicating with her and with Mr. Chapman.
Well, I tried with him, but he didn't return my calls, ma'am. Sorry.
Well, he is in the room. Maybe you could certainly arrangement an appointment before you leave.
Are there any questions of this witness from Members of the Committee? (No response.)
Thank you. Do we have anyone else to testify on this bill? Yes, sir. Please approach the table. Good morning. Please identify yourself for the record.
My Anthony Nacarado 44 03/02/04 - RULES - BILL 040007 (ph). I am the President of Tacony Civic Association, and if it please the Committee, I'd like to just make a quick statement. I have a document here which is the Tacony Neighborhood Strategic Plan. It was prepared in October of 2002 by Urban Partners in conjunction with Gannet Fleming for the Tacony Community Development Corporation and the Historical Society of Tacony. And I just want to read a very brief part regarding the potential development along the Delaware River. "The development of the waterfront is an ambitious project that is likely to be many years away. However, development of this area could be of tremendous benefit to Tacony. While it would be desirable for such development to be part of the larger plan for the improvement of the Delaware River Waterfront as proposed by the City Planning Commission, the section of the waterfront in Tacony could be developed independently. It is a large enough area to be attractive to private developers and is buffeted by St. 45 03/02/04 - RULES - BILL 040007 Vincent's home to the north and the and the Tacony-Palmyra to the south. The neighborhood should therefore encourage more detailed planning of this area by the City Planning Commission in creation of a development strategy that could proceed with or without a larger riverfront development plan. And it should include a more detailed plan of the area from I-95 to the Delaware River that is contained in the North Delaware River Plan, rezoning of the area from industrial so as to preclude new industrial use that would prevent future development of this area for park, open space, residential, and commercial use, a plan for acquisition and assembly of the entire area to facilitate new development." Ladies and gentlemen, I'm a life-long resident of Tacony. I'm also an engineer and I have a business in Center City, and this is absolutely, I believe, tantamount for the success and the continued thriving and improvement of our neighborhood. And I sit here today representing all of our neighborhood organizations. We have been in 46 03/02/04 - RULES - BILL 040007 participation with people like bob Borski who has put together a task force that's looking at green ways and the whole improvement of the North Delaware. We're working with PEC, the Pennsylvania Environmental Council, who has moved forward with the City of Philadelphia to obtain right-of-way which was the former Kensington and Tacony rail line to begin to change that process to bike path and river road much as has been talked about in the plan. So, again, I don't want to take up too much of your time, but we feel that this is a very important step forward for our neighborhood and we look very much forward to working with the City and Members of Council and all of its departments so that we can make this thing happen. Thank you very much for your time.
Thank you. Any questions or comments from Members of the Committee? The Chair recognizes Councilman O'Neill. 47 03/02/04 - RULES - BILL 040008
I just want to mention, I was with Councilwoman Krajewski yesterday. And while she's not on the Rules Committee, she said she supported the Civic Association and this bill and wanted it to move today and understood there may be some opposition.
Thank you. Any other questions or comments? (No response.)
Thank you very much. Do we have anyone else to testify on this bill? (No response.)
Seeing none, I would ask Mr. McPherson to please read the title of Bill No. 040008.
An ordinance 21 establishing a neighborhood improvement district in the area that generally includes both sides of Germantown Avenue from 7640 to 8705, both sides of Bethlehem Pike from 10 to 104 and certain blocks of streets that 48 03/02/04 - RULES - BILL 040008 intersect that portion of Germantown Avenue, to be known as the Chestnut Hill Business Improvement District. Our first witness is Duane Bumb from the Commerce Department.
Good morning. Please identify yourself for the record and proceed with your testimony.
Good morning, Madame President. My name is Duane Bumb, I'm the Deputy Commerce Director. I'm here today support to provide testimony in support of Bill 040008. This bill would allow for the creation of the Chestnut Hill Business Improvement District, a neighborhood improvement district which would include the Chestnut Hill commercial corridor extending along the Germantown Avenue from Cresheim Valley to Rex Avenue and certain blocks of streets that intersect that portion of Germantown Avenue. Neighborhood improvement districts are one of the best examples of collaboration 49 03/02/04 - RULES - BILL 040008 between the City and our neighborhood commercial corridors. Like their counterparts in the recently approved East Passyunk Avenue Port Richmond Industrial Development Enterprise and Roxborough, the Chestnut Hill businesses and entrepreneurs and property owners recognize the need to improve the environment within which they and their customers live and work. Their efforts to keep the Chestnut Hill commercial areas consistently clean, safe, and attractive will directly impact the stability of the entire community. Further, as the neighborhood prospers, the economic fatality of the commercial center will also be strengthened. Much of the credit in forming the Chestnut Hill Business Improvement District goes to the diligent work of the Chestnut Hill business association in close coordination with Councilwoman Miller's office. As a result of the successful collaboration will be dynamic neighborhood improvement district that promotes the long-term growth and viability of the commercial areas in Chestnut Hill. This 50 03/02/04 - RULES - BILL 040008 worthwhile effort deserves the support of the City. I, therefore, urge your support of Bill No. 040008. Thank you for your consideration. I will be happy to answer any questions you may have.
Thank you. Turn to Exhibit A of the final plan states that only commercial properties in the district will be assessed. However, Paragraph 10 states that the cost of services within the district will be equitably apportioned among all benefiting properties within the district. Can you clarify that for the record, please.
I'd actually ask for someone from the business association to come to clarify that.
Whoever can clarify it for the record, I'd appreciate it. Is someone here? Good morning. Please identify yourself for the record.
Good morning, Madam 51 03/02/04 - RULES - BILL 040008 President. My name is Suzanne Biemiller and I'm Executive Director of the Chestnut Hill Business Association. The first paragraph, Paragraph 2 is correct in Exhibit A that the Steering Committee of the business improvement district felt that only commercial properties would be assessed under this business improvement district, as is allowed under the law. So we would, I guess, have to change that Paragraph 10 to further clarify that.
Also, Paragraph 14 of the final plan states that property owners have 45 days after the presentation of the plan to file objections to the creation of the district with the Clerk of Council. When was this plan considered to be presented? Was that January when the bill was introduced?
My understanding is that there will be a second hearing at which 52 03/02/04 - RULES - BILL 040008 time the final plan is considered, and that triggers the 45-day period.
Pursuant to the Community and Economic Improvement Act, is the district permitted to distinguish between residential and commercial properties for tax assessment purposes?
That's my understanding as well, but we will get a clarification from the Law Department for you on that.
I think that would be fine. I think if we're doing it, we ought to do it the right way. Any questions from Members of the Committee? The Chair recognizes Councilwoman Brown.
Good afternoon. You mentioned in your testimony other business districts that have come to life here in the City. Does the Chestnut Hill business district, are there any uniquely different 53 03/02/04 - RULES - BILL 040008 features about it versus other models that are currently in place in the City?
There are several different types of business improvement districts, special service districts, neighborhood improvement districts. The Chestnut Business Improvement District follows the act under which neighborhood improvement districts are formed, is a state piece of enabling legislation that was passed, I'm going to say, three years ago. And since that Act was passed, we have seen three neighborhood improvement districts formed within the City. We've seen no other types since then. My expectation would be that this will be the Act that we continue to see additional neighborhood improvement districts or business improvement districts formed under. So it's consistent with what we saw this past fall for Roxborough Neighborhood Improvement District and last spring for Passyunk Avenue.
Very well. Thank you. 54 03/02/04 - RULES - BILL 040008
Any other questions from Members of the Committee? The Chair recognizes Councilman Cohen.
To what degree would this district be different from the Center City District?
Center City District, my understanding, was passed under a different Act which created a governmental authority. So Center City District is actually created as a governmental authority. In this particular case, this is a non-profit -- a neighborhood improvement district is a non-profit and so it has slightly different powers because it is not a governmental authority.
What effect does that difference play? Does it make the Chestnut Hill group stronger or weaker or is that not a calculation at all.
The main difference that I'm aware of between the two, between it 55 03/02/04 - RULES - BILL 040008 being an authority versus a non-profit --
I'm sorry. The main difference that I'm aware between an authority like the Center City District and Manayunk District, I believe, as opposed to the non-profit organization which we're proposing today is that Center City District has the authority itself to collect the taxes or to collect the assessment fees. Chestnut Hill would have to contract with somebody to collect those fees on its behalf.
Do you know what kind of group you would be required to use to collect taxes?
Actually, let me clarify. My understanding, and we've dealt with this very recently with Passyunk Avenue and with Roxborough, neighborhood improvement districts can assess and bill the special assessment under the district just like Center City District does. What they can't do because 56 03/02/04 - RULES - BILL 040008 they're not a government authority is lien the property if the assessment is not paid. The City would act as their agent to put the lien on the property. So that's the one difference. Center City District can actually lien property as a governmental authority.
Was there a reason for choosing one system rather than the other? I'd like to know the basis because I might have doubts as an individual in choosing the City to be my collection agency. The City has difficulty collecting itself and hires different agencies.
And it's our intention to do the assessment and collection ourselves within Chestnut Hill, to not rely upon the City. Basically, the new law enables non-profit organizations to be created whereas the old law, I believe, the only allowance was for authorities to be created. So it's a more flexible ability.
Do businesses have any different level of agreement or disagreement? 57 03/02/04 - RULES - BILL 040008 Are all businesses bound, say, if a majority of the businesses agree to this?
All right. I don't quite understand the reason for the differences if that's the only difference between the two is the one you state. But it's agree able to your folks?
You're welcome. The Chair recognizes Councilman Kelly.
I just have a quick question. You're relying on the enforcement of collecting these dues and the only enforcement you have, the only tool you have is a lien, is that correct, on the 58 03/02/04 - RULES - BILL 040008 property?
We hope that we don't ever have to do that, Councilman. I think that, you know, it would be our hope that the property owners see the benefits of the business improvement district and that it doesn't get to that point.
And there's no 13 problem if there's new people coming in or some of the property owners, for instance, sell their property to someone else and someone else comes in and maybe has reluctance to pay these assessments?
Well, we would deal with that on an individual basis. But again, I'm hopeful that that won't occur.
Were you given any statistics with respect to the experience 59 03/02/04 - RULES - BILL 040008 of the Center City District? Have they had to use their lien power?
Yes, they certainly have. And other neighborhood improvement districts have also wanted to pursue liens. It's not so much a question of whether they can get collected, because I think that we're all optimistic that property owners pay them. The concern generally is to encourage property owners to pay in a timely fashion because for very small organizations bike a neighborhood district, the cash flow a very important consideration. So it's a very small budget, relatively speaking, and if a business delays the payment by a year, that has a very negative impact on the ability of the neighborhood improvement district to provide the services to the community. So it's an enforcement tool. It's necessary that it be in place primarily to encourage property owners to pay promptly.
Let me switch for a moment to another question. 60 03/02/04 - RULES - BILL 040008 How do you see this bringing a change in Chestnut Hill activities? What are the improvements you expect to occur as a result of the passage of this bill?
If I might request, we have a number of speakers here who are prepared to testify in support of the bill and for a number of them their testimony will include the specific benefits that will be incurred to Chestnut Hill. So if might ask your indulgence to defer until their testimony and they would answer your questions.
Any other questions from Members of the Committee? The Chair recognizes Councilwoman Miller.
I just want to thank the members of the community who have come down and also just draw attention to Members of this Committee. The Chestnut Business Improvement District Plan that has 61 03/02/04 - RULES - BILL 040008 lots of information about the whole process that's taking place. This is not something that just happened. This is something that actually came out of a retreat two years ago and there's been a Steering Committee working very, very hard on putting this plan together. Back in 1995, prior to me coming to City Council, I was President of a CDC that put together the Germantown Special Services District, and that was also one that was put together similar to the Center City District with the municipal authority. The neighborhood improvement districts are somewhat different. However, the whole goal is to improve the district. But the small neighborhood districts will never compete with Center City. I think Center City collects 8-plus million. Am I correct, Frank? And these districts might collect 300,000. So there's a vast difference between the smaller neighborhood services and the Center City. So I just wanted to make that statement. Thank you. 62 03/02/04 - RULES - BILL 040008
Any other questions or statements from Members of the Committee for the witnesses at the table? (No response.)
Madam President, Distinguished Members of the City Council, my name is Marilyn Monaco. I'm a lawyer, a partner in the law firm of Kelly Monaco & Naples, which is a small minority and female-owned firm in Chestnut Hill. We began our business in Chestnut Hill in 1993 and we have remained there continuously since that time. Joined the Business Association in 1995. I was elected to the Board of the 63 03/02/04 - RULES - BILL 040008 Chestnut Hill Business Association in 1999. In 2000, I was elected Vice President, and in 2001 I became President of the Association. The Association, which is the driving force behind the BID, was founded in 1956. And when I began President, there were approximately 125 retail and restaurant members and 85 professional cultural and community members. Eighty percent of the retail businesses were members. And since that time, those figures have gone up. The Business Association is governed by a Board of Trustees and currently has a staff of four. The offices are located in the Visitor's Center at 8426 Germantown Avenue. The work of the Business Association had traditionally been providing services to its members which included group marketing efforts, seminars on various issues of concern to business owners, and organizing public events, including two wildly popular street festivals which go on twice a year and on good-weather days attract up to 30,000 people. Let me give you a snapshot of the 64 03/02/04 - RULES - BILL 040008 business district. And some of the other witnesses will probably talk about more details of the district. Basically, the commercial district in Chestnut Hill is a 10-block area which adjoins Germantown Avenue. Some of the our members maintain businesses on adjoining blocks, Bethlehem Pike and some of the side streets. The business district is a eclectic mix of mostly small businesses, some of which are owner occupied. Some are even operated by third generation families. There are a fair amount of restaurants and a hardware store, banks, one grocery store, and a smattering of churches and community-owned buildings. Jenks Public School, which is an elementary school, sits squarely in the middle of the district. There are some chain stores. Borders is at the top of the hill. CVS and Staples are at the bottom. There is also the requisite Starbuck's, the N Express and Talbots. Germantown Avenue along which these businesses sit is a two-way street with parking in most parts along both sides of the street metered and non-metered. Other parking 65 03/02/04 - RULES - BILL 040008 is available and that will be discussed in more detail later. There are apartments in the second floors and third floors in some cases along the hill and homes on the Avenue. The Avenue is adjoined by a prosperous, thriving residential community. Chestnut Hill is a historic district, a garden district. It is generally thought to be well-preserved, albeit sketchily maintained. Faced with a growing number of problems that related to the viability of the business district, the Business Association restated its mission in 2001, to essentially take a more proactive role in ensuring the viability of our district. We pledged to equitably balance the needs of our members and perspective members with the history and tradition of Chestnut Hill. At the same time as the business association redefining its mission, the business owners invited a group of commercial property owners to a meeting in which we advised them of some of the serious problems facing the businesses in Chestnut Hill. Many 66 03/02/04 - RULES - BILL 040008 of our small businesses were experiencing a decline in customers because of the competition from malls and internet shopping. We invited professional business planners and business brokers to address the commercial property owners and to talk about what had to be done to offset the rather bleak forecasts for small community business districts like ours.
Their recommendation was come up with a strategic plan that everyone agreed upon and find money to implement it. We identified some obvious problems, that our customer base had changed, more young two-parent families who were both working were moving into the area. And in order to attract them as shoppers we, would have to attract more businesses to locate here and expand our hours of operation. We had to enlarge the available retail space and upgrade lighting and improve the cleanliness and overall appearance of the Avenue. Everyone agreed that we had all the raw material to work with, a beautiful, compact, accessible business district, a 67 03/02/04 - RULES - BILL 040008 well-organized and committed community and significant entrepreneurial spirit. As President, my rather ambitious goal was to come up with a strategic plan. We applied for an economic development grant from the State of Pennsylvania to conduct a retreat and invited the stakeholders in the community to come and talk about the trends that were affecting our business district. We hired a professional facilitator to focus the discussion. We knew that we had to reach out to the community and our institutions and talk to them about the state of the business district and pick their brains. In February 2002, Councilwoman Miller has already referred to this 62 Persons representing commercial property owners, business owners, community association representatives, near neighbors and institutions attended a half day retreat. The participants identified major trends and issues impacting the future of the business district. Among the issues identified were obsolete retail space and infrastructure, 68 03/02/04 - RULES - BILL 040008 changing demographics and decreased foot traffic. It was recommended that a smaller group continue this discuss and come up with specific available goals. A task force was formed and continued to meet for several years under the able direction of Chris Lane, a local business owner. That group conducted surveys of neighbors, store owners, and shoppers about their concerns and wish lists and talked about recommendations for the improvement of the physical appearance of the Avenue, the unification of the Avenue because the hill is separated by Jenks is often a different kind of service is given to the top and bottom of the hill, and I think you'll hear about that later on too, and a plan to fill the vacancies. Because we knew that we could not rely on a shrinking number of volunteers and public dollars, we determined to hire a full-time Executive Director of the Business Association and to explore the creation of a special services district. You've already met Suzanne Biemiller. She was hired in January of last 69 03/02/04 - RULES - BILL 040008 year. She will talk to you about the BID process that developed. But let me just end by saying that this has been a thoughtful, inclusive process by dedicated people who all have an investment in this community and who I think always try to look at the big picture and provide leadership and ideas about how to preserve the vitality of this district and community and it has been a pleasure working with them. Thank you, Madam President.
Thank you. Can you tell us what the vacancy rate is in the commercial district?
This is an estimate on my part and it has changed over the course of that time since I have been president, but I would say it's about percent of some of the 19 buildings along the Avenue. 20
Any questions or comments from Members of the Committee or any of the Councilmembers want to 70 03/02/04 - RULES - BILL 040008 ask any questions? (No response.)
Thank you so much for coming in. Your testimony was very interesting.
Good morning. Please identify yourself again for the record.
By name is Suzanne Biemiller and I'm the Executive Director of the Chestnut Hill Business Association. It's an honor to be here this morning to testify on behalf of the proposed Chestnut Hill Business District. Before I begin my testimony, however, I would like to extend a thanks to Councilwoman Donna Reed Miller and her staff for all of their hard work on our behalf getting us to this point in time. 71 03/02/04 - RULES - BILL 040008 As Marilyn has described, a lot of work went on in the year prior to my joining the CHBA, the Chestnut Hill Business Association. My job in part over these past months has been to work with local property 7 owners and businesses and help them focus 8 their visions, hone their ideas, and create a 9 working framework for the Business Improvement 10 District. With the help of Larry Houston, an 11 internationally recognized expert on bids, the 12 Board of the CHBA established a Steering Committee last March that would direct the process and act as a sounding board for and generator of ideas. That Steering Committee was made up of a mosaic of property owners, large and small, from up and down the Avenue and along Bethlehem Pike. Merchants, restaurant owners, real estate brokers, community residents and institutional stakeholders all had a seat at the table. The Steering Committee held its first meeting last April. In May, we mailed a letter to all the affected property owners that explained what a business improvement 72 03/02/04 - RULES - BILL 040008 district was and why the CHBA Board had voted to explore creating one. That letter invited everyone to a public meeting at the library on May 28th. At that meeting, those present were given an overview of bids by Larry Houston and he then led the group through a discussion of what Chestnut Hill's greatest strengths and what its biggest problems and needs were. The group was asked to complete a survey which would then help the Steering Committee further define expressed priorities for the BID. Over the next three months, a number of activities took place. Small groups of property owners met to come up with a specific list of activities that they thought the BID should work on. These were presented at a second property owners meeting in early July. Again, every affected property owner received notice of this meeting and was able to add his own ideas to the list created by the smaller groups. Throughout that summer, the Steering Committee met frequently to hammer out a 73 03/02/04 - RULES - BILL 040008 specific list of activities and to assign dollars figures to them. These discussions were sometimes heated. Compromises were made. Some priorities were set aside as others were added. At every step, input was sought and received from other property owners who were not on the Steering Committee but whose opinions were certainly valued and important. A number of those conversations were with property owners located below Willow Grove Avenue, an area that has felt neglected in the past. In the end, the Steering Committee developed a set of activities that it believes will be a catalyst for economic growth and renewed vitality in the Chestnut Hill Business District. It also drew up boundaries for the BID, developed a set of bylaws that will help govern the new organization and establish the assessment rate. This information was presented at a public meeting held on September 24th. I should note that every public meeting held during the process was reported 74 03/02/04 - RULES - BILL 040008 on in the Chestnut Hill Local, our local community newspaper. In addition, the Business Association's monthly membership newsletter contained a number of stories about the BID over the past year. Certainly, it was important to the deliberations that everyone in the community be kept as informed as possible.