there's a recommendation of support from h mc squared the rco our vice chair has a few questions
Good afternoon. Have you submitted your documents and exhibits five days in advance of this hearing? Yes, I have. And do you wait to really know the refusal and stipulate to its accuracy? Yes, I do. Okay. Thank you. Can you see your screen and proceed with your case?
and yeah I think I need to be promoted oh there we go
Is that big enough for the board? Yes.
So i'm gonna cut the chase cut to the chase here.
This involves granahan recreation center it is in the Haddington neighborhood of Philadelphia.
We are going to and hoping to demolish the exact existing recreation center, which you'll see the pictures of what its current state is, and we're hoping to expand the footprint slightly make a new larger building to improve, you know, the programming that is available to the community members who frequent this recreation center.
Thanks, Hillary. So, as part of our refusal, the city was required to include a parking spot at the recreation center because we were increasing the footprint.
And so we are seeking a variance as we'll show that would be a hardship for the city to put in the parking spot.
And so I'm going to show you the presentation that our architect prepared that we presented to the RCO.
this is city exhibit c1 here are and i'll zoom in on these for the board the existing site this is
the granahan recreation center the parcel is 338 to 50 north 65th street the building that's
involved in this request is highlighted here in yellow we'll see more pictures of it the scope
of this project does not include you know this court here playground and this is a skate park
in the corner that you'll see we're really focused on this specific recreation center building
here's another angle of the parcel
here is the current building that the city's hoping to demolish and rebuild
demolish and rebuild as you can see it's in the Community mentioned us this to us it is quite small, you can see there's.
As you can see, it's in the community.
It's not being kept in the best shape, and so we're hoping to kind of improve this and help revitalize this recreation Center.
And so here's an overview the site plan.
if the board can see the main piece of this project will be this at the upper part of this
plan here the expanded area of the building is really attributable to this area and that's where
we will have hopefully programming for after school programs the community was very interested
in hosting their own senior programs and this is really about giving us space for the community
to have you know safe inside space at this recreation center and somewhere for the
community to meet that's also you know as part of this larger parcel with the field the playground
and the skate park as well the refusal the city received was because of the expanded footprint
we would be required to add a parking spot as we will show that this parking spot would be a
hardship and that really relates to and I'm going to go to some of the current site photos for this
if you'll see
here so this is the recreation center this is the view from
uh cowhill street so this is the recreation center here i'm going to talk about why this
is the case but the only place to put that parking spot on this parcel would be right
next to the recreation center over these uh stairs here it would involve having to regrade
the street cut out those stairs and put the sole parking spot here which again there's
no existing parking spot at this parcel and one of the things that's important to note is
and I think there are some more site photos that will demonstrate this there is a retaining wall
essentially around the whole parcel this is the sole ADA accessible entrance it is on
Callow Hill Street and 66 I believe and this is the sole part of the parcel that is street level
the rest of the parcel we'll have some more photographs for the board to see
is has this retaining wall around it and so it actually on the other side of this parcel it's
even much higher than it is here and so this is the current access and if you'll recall those
little steps that you can see here next to the recreation center that's where we would have to
put this parking spot which would therefore cut off the ada accessibility from this corner of the
parcel well i mean we don't want a car where the kids are playing anyway right i mean correct seems
to yeah that's the city's intention this has not had a spot ever it's it's a park there's all these
recreation facilities we don't think having to put a we believe that putting a spot here
and again having to regrade essentially the whole sidewalk the whole street figure out the how to
make this ada accessible that would be a hardship on the city to have to comply with the zoning code
and we believe not requiring this uh zoning requirement and just saying we we don't need the
parking spot would be the least modification necessary yep and i can show you more pictures
the current site this is just to the retaining wall around the parcel this is kind of the
opposite corner you can see how high this is and why putting a parking spot anywhere else would
really be uh not feasible for the city again here's more pictures uh here's some renderings
of what we are hoping uh for the new recreation center to look like the car probably wouldn't look
nice reel there right personally i don't think so but that's the board's judgment uh and one thing
i just want to mention is that the the rco talked about kind of safety in terms of the entrance of
this park there are gates that will be able to close off and seal this entrance uh and again
they were very excited about this expanded area over here which will be able to host you know
team meetings, other programming for both children and adults of the community.
So I think you've really made your case about parking a car on the property.
So why don't you have your testimony adopted?
Sounds good, Board Chair.
Please state your name for the record.
Could you please spell it for the court stenographer?
could you please spell it for the court stenographer
i'm sorry chair the microphone is not on this is a reporter all right all right
all right my name is andrew ferrari that's f-e-r-r-a-r-e-l-l-i right do you swear or affirm
the tell the truth the whole truth nothing but the truth yes counsel uh mr ferrari did you hear
my testimony before the board today yes i did is it a true and accurate depiction of what your
testimony would be on this project yes that is correct you adopt it as your own yes questions
from the board yeah i have a question so where do people normally park when they do visit the
recreation center uh so generally just street parking all around uh the parcel so there is no
interior parking in the yes for this parcel there is uh granahan park across the street that again
is not in scope of this project but yes for this visiting this spot it would just be street parking
around okay and so what would um happen in terms of like deliveries or service vehicles um do they
have access to um getting into the area where would they go so to access this parcel with the
recreation like in case something had to be serviced correct so there is no current access
for vehicles into the park they would have to be outside and then come in correct okay
other questions yeah just a just a comment i'm just i drive past here all the time it's
very familiar with this site glad to see something being done um with the rec center is highly
utilized day and evening um you always see kids out there and when they have activities people
People park completely around the site, and there seems to be adequate parking on the street.
So I think glad to see something happening here.
Questions from our attorney, Hillary Emerson.
Not at this time, Mr. Chair.
Questions or comments from the virtual audience?
No hands at this time, Chair.
Planning Commission.
Amy Boyd with the Planning Commission, A-M-Y-B-O-Y-D.
Do you swear or affirm to tell the truth, the whole truth, nothing but the truth?
Please proceed.
A comprehensive plan recommends a change in zoning at this location from the current R1 residential multifamily to SPPO, special purpose parks and open space.
The property is currently a park with a recreation center and no parking.
The proposal is to replace the detached building.
The Planning Commission recommends that the board grant the requested variance for no parking.
mi2025004191 338 to 50 north 65th street i vote yes michael johns my vote is yes
cheryl gaston my vote is yes tanetta graham my vote is yes ryan mcadams my vote is yes
iowen my vote is yes thank you thank you board members appreciate it so number two mi2025005105
5427 Wayne Avenue.
Dorothy Ann Hamill is the attorney.
There's support, a letter of support from Penn Knox Neighborhood Association.
They're being promoted to panelist.
A letter of non-opposition from Solo Germantown.
They're being promoted to panelists.
Thank you.
good morning members of the board good afternoon council
oh yeah um could you please state your name and spell for this stenographer in that day
um dorothy hamill d-o-r-o-t-h-y h-a-m as in mary i-l-l surlin lesser and benson do you swear or
affirm to tell the truth the whole truth nothing but the truth i do our vice chair has a few
questions good afternoon good afternoon have you submitted your documents and exhibits five days
in advance of this hearing i have and do you waive the reading of the refusal and stipulate to its
accuracy i do okay thank you can share your screen and proceed with your case okay thank you
Mm-hmm.
Okay. Good afternoon, Mr. Chairman, members of the board. I'm here regarding the property
5427 Wayne Avenue, Children of the Future Learning Center. I was actually here before
the board uh about three years ago uh on the same property for the same use uh similar use i should
say uh the premises is currently licensed for operation of a child care group child care which
is under 12 children um we've applied for a variance to change the use from that to child
care center which allows up to 30 children that is not permitted in the zoning district
uh the prior use was not permitted as well we obtained a variance for that and have a current
use permit for that use i've included council council we don't see any of your documents yet
we just see the the large flower i guess it is uh okay hold on since i'm sharing let me see
Yeah, go ahead. Thank you.
There you go. I guess we see a deed.
Okay, great.
So I've included in my presentation, I have my deed prior was my zoning application.
Deed showing ownership of the property, which has not changed.
I've included a summary of the proposed use.
Currently, as I've mentioned, it's a 12 center, 12 children center.
We're looking to increase to 30 children, which will also, the space is also going, is also larger because she's taking the entire first floor.
Right now, she only has a portion of the first floor.
She's done very well since she's opened.
She's been an active member of the community.
The center has been well received.
She provides 24-hour daycare, which has become useful and important in the community because
the building is not too far from a local police district, and there are a number of people
who have overnight shifts.
That third shift, so we are having, right now, I think there are probably about three or four children who are needing the overnight, and others have expressed interest.
child care center has safety protocols cameras installed around the Cox security and you know
they offer transportation if children can't be dropped off they offer transportation by
licensed drivers they accept subsidies and everyone who works at the center is safe serve certified
the tenant currently has a six-year lease which will expire in 2030 you know this is sort of an
unusual space which is the request for hardship it is it has been a number of things over the
years. I think there was a hair salon at one time, I think there was furniture at another time.
It's sort of partly, partly above ground, partly below ground. The
and an antique store. The premises in total for the child care center is 2,600 square feet,
property surrounded by other apartment complexes, triplexes, quadruplexes. There's some
other apartment complexes triplexes quadruplexes there's some single family homes and a corner
supermarket um across the street and about a block away i've included the existing zoning permit
for the current use of as a group child care attached as the blower pictures of the outside
premises and below is pictures of the interior of the premises there's a small
kitchen no cooking is done on site but it they provide snacks juices fruits they
have a small microwave. There's a play area. I've included pictures of
both sides of the property showing the interior. There are interior bathrooms. There are three
bathrooms inside. I've included additional pictures of the exterior showing directly
across down the street from where the property is located. I've attached a diagram showing
the total square footage and the layout of the spaces within the building.
Attached is also the certificate of compliance which shows that the state has certified the
property for its current use and has been approved. The operator has also spoken to the state regarding
expansion they've already come in and done a preliminary inspection reviewed the space the
layout the size the state has confirmed that um that it meets the qualifications that it needs
to have in order to extend the um extend the use to accommodate up to 30 children
I have provided tax clearance, evidence of tax clearance.
The letter of support that we received is also attached from Penn Knox.
And I've included all of my proof of mailings to all the neighborhoods.
So we're asking, this has been a benefit to the community,
and there has been expressed interest for the operator to expand to be able to accommodate
additional additional children and so we asked the board to approve the variance request and
there's two units there c1 and c2 correct and that was like you were shown both sides is what
you meant correct yes could you bring on your your client and have your testimony adopted okay erica
i think you're you're muted erica
okay hello okay i reckon could you please state your name and spell for the stenographer yes my
name is erica williams miller e-r-i-k-i-a williams w-i-l-o-i-a-m-s miller m-i-l-l-e-r
i do swear or affirm to tell the truth the whole truth nothing but the truth
yes i swear counsel please proceed miss miller you've heard my testimony in regard to this
application to expand the existing child care center correct yes yes i do and do you adopt
my testimony do you confer confirm that it is true and correct and you adopt my testimony as if it
was your own yes i do thank you all right questions from the board can you go back to the the floor
the plans because they kind of breeze through them quickly oh i'm sorry yeah so so first firstly i
just i wanted to say that i appreciate the fact that you're going to
i wanted to say that i appreciate the fact that you go into the state and have gotten a provisional
review of the of the facility um which i think is the first time i've ever seen that come up
which is a good thing um but it's hard to tell from your plan how the how is this a two-story
so this is two story it's not it is side by side oh so okay side by side side by side okay so if i
go back to my picture um so it's both wings of the of the of the correct so if i show you okay right
so if i show you right here it's you know you see this okay so so there's so so how are the children
separated because you have to go in order to manage this thing you have to go out go in one
building and then you have to go out and go into the other building they're not interconnected
correct the two erica i thought is there is there a like a way from the one to the other
inside and not have to walk outside yes i believe that that is correct but i'm eric could you
Can you unmute, Erica, please unmute. Erica, you've got to unmute your phone.
Erica, unmute.
Okay. Hello?
Hi. Thank you, Erica. Can you explain the two sides of the space and are they interconnected?
How do you get from one to the other?
you come outside and go across to the other one okay okay so they're not interconnected okay no