Again, this is Wendy's to the right.
And there's a really scrubby little landscape island that's just off our property.
We might be able to even clean that up to get into the building.
And the last piece was really, really bright.
They wanted to pin letters instead of a sign.
So we went to pin letters, which Concentra has done on other facilities.
So the pin letters is a little more upscale modern. And when we go to the next two occupancies, we'll carry that theme across with pin lettering for the other two occupancies. So it was a combination of functionality of the site and aesthetics. And I think we now have a legitimate parking field, decent landscaping, much better stormwater management control, and all the other bells and whistles that bring this from 1960 into 2026.
As a result of that, we went to the meeting one.
As a result of that, we went to the meeting on September 10th, and we got a tremendous turnout at that meeting. There were somewhere approaching, I believe, 30 people that came, were very well engaged, listened carefully, thanked us for what we did.
and actually i'm i rarely get letters it's nice so i'll read one sentence this is the letter of
september 17th crca and the last comment is people greatly appreciate the willingness of
the applicant and the property owner to make the visual and functional improvements that we feel
are important to re-enliven it's a new word for me this location there was unanimous community
support for this appeal so that's to me speaks volumes about if you do listen to people and you
do try to implement it um you get a good response back okay thanks bob and i know you're familiar
with the requirements of special exception and the programmatic requirements of concentra uh do you
have any reason to believe that this would create a detrimental impact beyond those of a typical
group medical use no i don't and again this board certainly is probably heard ad nauseam that
there's nothing special about a special exception it's really a use by right as long as you match
the conditions that you're not impacting if you will certain HSW type of components and there's
six of them listed they're under your section 14-3037 I believe E is a sub letter and they talk
about similar to variances but you can't increase congestion you can't change the uh the fire impact
you can't change the water impact you can't block air and light all the bells and whistles and I
could spend the 30 minutes talking, but I suspect you'd rather have me say that, yes, I truly believe
that this application complies with all the special exception standards, and I can focus on
any individual one if you have a concern about it. Great. Thanks, Bob. With that, I'd like to
bring Matthew DeLong up. He's a representative of Concentra. Thank you. Sir, could you please
state your name and spelled for the stenographer matthew long m-a-t-t-h-e-w-d-e-l-o-n-g the
swearer firm to tell the truth the whole truth nothing but the truth yes i do counsel thanks
um matt can you briefly state for the record your uh relationship to concentra the proposed tenant
so i am the director of operations for eastern pa southern new jersey and delaware so just assist
with the oversight of 24 brick and mortar facilities in the tri-state. And just briefly
for the record, tell us about the current operations in Upper Roxborough and how this
new facility will improve your ability to serve your clients. Yes, so we're currently in approximately
3,300 square feet in the Roxborough Hospital. It is a small wing of the hospital. We cannot have
any x-ray on site. We cannot have physical therapy on site. And honestly, it's a little bit of a
challenge for our flow and the patient care so this will just kind of open things up and and
kind of run smoother for our clients great thanks and matt is here if the board has any questions
operation this is like an urge center so we're listed as an urgent care but we are primarily
occupational health oh okay all right we have relationships with the city of philadelphia
philadelphia parking authority housing authority and tell me drexel what's the relationship with
Drexel? Same situation. We work with Drexel University, and we manage their injury care.
We manage their pre-employment services. Same situation. All right. Questions from the board.
My client, the property owner, is also online, and if he could just adopt my testimony quickly,
that'd be great. Okay. Why don't you bring him on? Corey, if you could raise your hand in the
virtual audience corey has been promoted to panelists okay corey hello hi could you please
state your name is spelled for the stenographer yes corey goodman c-o-r-y g-o-o-d-m-a-n
do you swear or affirm to tell the truth the whole truth and nothing but the truth
Council.
Corey, can you state for the record your relationship to the property owner, Niki Group?
So I'm vice president of the Niki Group LLC.
We're a boutique commercial real estate firm based in San Diego.
And this former Rite Aid on Ridge Ave is one of our properties.
Great.
And you saw the entirety of my presentation.
correct and is it true and accurate to the best of your knowledge
yes and do you adopt it as your own testimony i do questions from the board yeah i don't yeah
just have one question it was hard for me to see the presentation because it wasn't digital
um but i did kind of get the gist of it so mostly defer to the folks that are there for for comments
Mostly defer to the folks that are there for for comments.
I apologize.
I apologize about that, and I am happy to flip to the.
Landscape plans that were being pointed out during the presentation.
I have so is this replacing the 1 at Roxborough hospital now? So that won't be shut down. Yes, that's correct. We would be moving from Roxborough hospital to this location. Okay. And my question about the site is besides the lighting that's on the building.
is there any other light lighting fixtures or whatever that are that's going to be on the site
there is existing current lighting which is on the outer perimeter down lighting shoebox style
that's facing inboard which we're going to leave we believe the photometrics work very well
Wendy's has some interesting lighting next door but we believe the site's well lit and again we
try to illuminate we always try to put something at the facade of the building that's the safe zone
want to be at least three foot candles track you to it and be safe on the sidewalk in front of it so
i believe the lighting will be adequate i have a question for our attorney first before um
the parking was not on the original okay but do we need to review it we're only no okay all right
that will be a separate application this is just for the special exception for the use
okay i was like i'm not crazy right now it was just part of our dialogue with the rco
and so we we wanted to share the improvements that will be made we believe that the parking
and the landscape percentages are actually consistent with all the regulations that this
was developed today so we weren't going we're going through streets and water and everything
else parallel sure i think we understand that i was just like on the grounds of today's zoning
case it's not currently relevant so we're here for special exception yeah i guess i have a question
about the group medical so for our consent so understanding this needs a special exception
um for this space um what is your plan for uh like the drop-off services for people that are coming
for i guess your appointments uh can you explain that a little better so like a lot of people
especially elderly especially people who are dealing with you know temporary ailments physical
ailments they're often dropped off by like a medical service or a van and i don't see a current
location on the zoning plan that addresses anybody getting dropped off even if they're coming in an
uber into your facility yeah i think that is where that parking space is the plan comes in and there
are ADA and van compliant parking. We can certainly look into designating specific spaces for drop
off, but that's not contemplated. Parking but not loading. So like typically the van doesn't
always pull into, like a person could be parked in the ADA parking space. So I feel like a lot
of times medical facilities have like a loading, there's like a loading area for people who are
just getting dropped off and might need even assistance, you know, getting into the medical
space we we will certainly take that into account um one nice thing is one night one nice i'm trying
i understand uh one thing is the the aisle between the spaces is 31 feet half the aisles in
philadelphia 20 or 22 feet so there's enough room actually even if you can't drive well back in and
out of the spaces there's also enough room there for it to have a vehicle that's longer if you will
that could pull in the space.
And even if it hangs out six or eight feet,
it's still not blocking the circulation aisle.
Currently, it's a disaster.
I mean, I don't know how anybody ever got anything
for the Rite Aid, to be honest.
So I was very pleased by going to double-loaded
90-degree parking, leaving a wide 31-foot aisle.
And again, we can designate a space
probably in the right.
There are, as you know by ratio,
you need one accessible space for...
Hey, I'm just going to cut you off
because I think we're over...
So my question is mostly for Concentra.
it's just like so your plan is that you're going to address it when you do the parking
yeah and corey the building owner can speak to that none of the parking spaces are allocated
specifically to concentra at this time okay we we can certainly look into it yeah we can certainly
take a look what do you do with the hospital now because you don't go into the emergency room right
no no so i'm saying where do they where do they drop off right in front so i was going to say we
necessarily have like an emergency service drop right again we're in an emergency service i'm
just thinking like old people that get we're more so in occupational health so that's not necessarily
something that's utilized with our services in any of our other facilities okay it's it's not
a common practice at all that they're getting transportation from any kind of outside vendors
at all okay don't answer my so your job is to get people back to work correct that's exactly right
Trash is in the rear of the facility. The beauty is we actually have a gate over on the side street
and a giant concrete rollout area, which they've used for the Rite Aid. So
half the time you don't know what to do with the conflict of trash. It's behind the building.
half the time you don't know what to do with the conflict of trash it's behind the building
and then my other question is about just the volume of appointments that you typically have
in a day and do you take walk-ins we do take walk-ins yes uh we are generally approximately
66 to 70 visits per day at that location so we're looking at eight to ten patients per hour somewhere
in there and then how many uh staff do you have on site so we would have to increase staff again we
do not currently have x-ray we do not currently have physical therapy but right now there's
approximately six or seven uh mss pss kind of vmas of the center and then generally one to two
providers so you're still thinking like maxed out this is what we're talking like 15 to 22 people
could be in this space and just parcel tenant space number one at any given hour uh that would
be a very very high estimate i guess seven people ten pages you said 10 10 to 15 appointments
That's 7 employees. That's 22 people. If they didn't, if they came alone, there is street parking on the side that I would expect the colleagues of concentra to generally utilize. Okay.
And a bus stop on the corner.
What are the questions they do currently take public transportation to the location? Most of them. I shouldn't say I like the sidewalk. You make one back on the side there. Yeah, that's that's.
most people just leave it open you walk through the parking lot but council uh yes just what was
brought up before parking is not included you'll have to have a special uh permit and also um
potentially you might need to have streets look at this i can't hear that could you speak i'm sorry
oh i'm sorry i can't hear um i just said for this application parking is not included so you're
going to have to do a separate application and potentially um you might have to do something
with streets with approval for this absolutely it will be a separate application currently the plan
contemplates keeping the existing curb cuts but we will submit a separate application and go through
all the required approvals for it for the reconfiguration okay because you mentioned
that you expanded the sidewalk that that's what it might trigger streets that's why okay thank you
questions or comments from the virtual audience not at this time chair planning commission
Madison Matera, Planning Commission staff. The comprehensive plan recommends no change to the existing CMX2 commercial mixed-use zoning at this location. The appellant has shown that the proposed group medical practitioner office will have no detrimental impact beyond what might be reasonably expected. The Planning Commission recommends the board grant the proposed special exception for group medical, dental, and health practitioner.
MI 2026-002-888-5911 Ridge Avenue. I vote yes.
Michael Johns, my vote is yes.
Cheryl Gaston, my vote is yes.
Tonetta Graham, my vote is yes.
Ryan McAdams, my vote is yes.
Ioann, my vote is yes.
Thank you very much.
Thank you for your time today.
Thank you.
Where's the
Is Alan outside?
All right.
Mr. Nockam's in outside?
I mean, he's been sitting there most of the day.
I mean, most of the afternoon.
Yeah, yeah.
Yeah, why don't we do this?
We're going to, Alan, come up and get set up.
We're going to take a five-minute break to staff needs a little bit of a rest.
How's that?
I said, well, I mean, that's why they need a rest, Alan.
Let me get some more water.
Number 13.
No, no, wait, wait, wait.
Number 13, right?
Right on Ian's list, right?
You got to always remember what Ian has his list here.
And by the way, that's what everybody else has.
So, all right.
So, MI 2026-002-912-1449 North 75th Street.
Alan Nockamson is the attorney.
Mr. Nockamson, just for their record, please state and spell your name.
Alan Nockamson.
A-L-A-N, last name Nockamson, N-O-C-H-U-M-S-O-N.
Do you swear or affirm to tell the truth, the whole truth, and nothing but the truth?
Could you identify your client, the relationship to this property?
yeah my client is stanley mcdaniel the owner of the property and he should be in the virtual
audience our uh our vice chair has just a few questions sure good afternoon have you submitted
your documents and exhibits 14 days in advance of this hearing yes we have and do you wait to
read now your refusal or stipulate to its accuracy yes we do all right thank you show your screen and
proceed with the case now a quick point do you have an rco letter oh we do yes unfortunately
Yes. Unfortunately, it's a letter of opposition, but it's in our panel.
it's a letter of opposition but it's you know okay well we don't yeah then
Oh, okay. Well, we don't have anything here.
Yeah, well, it's a good story.
Am I right?
We might have missed that.
Okay, I put in my presentation.
If you can also just submit it separately.