Cecil B. Moore Avenue and North Howard Street.
It is a presence in the neighborhood, as it has been for over 150 years.
Unfortunately, the subject property has been significantly underutilized, as the neighborhood's
industrial past has largely shifted, and residential living has expanded around the site.
The property is now home to the Columbia Silk Dying Company, a business that operates only
on a part-time basis and is voluntarily winding down its operations.
Most of the property is used for storage.
You can see on the screen right now that the historic property fronts on Cecil B. Moore
where the hand icon is and North Howard Street and wraps around to the small street Waterloo
at the back.
and some additional aerial photographs showing in this case Howard Street and you see Cecil B. Moore
again Cecil B. Moore and here at the back is Waterloo. I'd like to note at the moment Waterloo
is Waterloo. I'd like to note at the moment Waterloo Street the small street
street.
with the looming presence if you will of the industrial property.
Now the corner property the main building the larger property is a beautiful classic
industrial high ceiling four-story structure which urban conversion seeks to meticulously
preserved with the help of Kosher Moose architecture for conversion to multi-family dwelling with
limited neighborhood-oriented retail commercial along the ground floor of Cecil B. Moore Avenue,
approximately in this area that I'm showing with the hand icon. I'm moving right now to a conceptual
rendering of the entire development. Remember, if you will, members of the board, the photographs
of what's called the stable and shed, the properties behind the corner structure that
really appeared to be in bad shape.
Well, in place of the derelict stable and shed addition structures, we're proposing
compatible new construction.
In all, 103 residences are proposed for this large site of approximately 24,000 square
i'm moving now to the zoning map which i think is critically important in a review of this case
right here where the hand sign is is the subject property in yellow
it's located puzzlingly in an rsa 5 single family zoning district
unfortunately the leadership of south kensington community partners rco has steadfastly opposed the
project i think it's safe to say based on a principle that the underlying zoning designation
of the property is rsa5 over the course of some six meetings and many months the developer has
tried to refine the project based on stakeholder input as a side note we were sorry that skcp
was unable to participate in the most recent civic design review meeting at which time revised plans
were shared publicly thank you for bearing with me i know this case is taking a little bit longer
but i do believe it's nuanced the heart of the differing viewpoint in principle rests in this
i designation of the industrial complex as rsa 5 single family however an industrial complex has
existed for over 150 years and on top of that we have a historic designation in place an insistence
on a single family townhome concept is not practicable and is at odds with other provisions
of the philadelphia code including the historic designation provisions that apply here
so in this case the proposed reuse of the former industrial structure
and the sensitive transitional additions between the historic industrial factory
and surrounding residences is a tremendous opportunity which has been recognized as such
by both the philadelphia historical commission which fully reviewed this development proposal
and the independent preservation alliance among others. Taking you back to this conceptual
rendering, the plan calls to restore the historic corner factory building that I'm pointing to right
now inside and out. One of the challenges here is that it will involve extensive efforts to bring
the raised industrial floors to street level entry, to actually bring that entire floor down
to street level in addition the plan calls as i mentioned to demolish the dilapidated lesser
buildings that were added to the historic property over the years for example in the
upper left hand corner this lower uh this property here's another in g you can see and in i the lower
or left, you can see the shed edition as it's called,
which fronts on Cecil B. Moore
and also on Waterloo at the back.
Here are some images, conceptual images
of the proposed infill.
Where the white car is, we're looking at Cecil B. Moore
and here on the left side of the screen is Waterloo.
north howard street with on the left hand side the preservation of the historic structure and
the infill transitional the main entrance to the subject property to the residential is proposed
off of north howard street and again another view of old and new together and here
old and new together and here is an example of an effort by the design team
this is North Howard Street to have four units along North Howard Street at
street level to speak directly to single-family homes that are in the
area even with the acknowledgement as I mentioned that there's a significant
issue in the neighborhood with this zoning designation really not being proper for RSA5.
Again, or in summary, we're seeking to create 103 residences, add 35 off-street parking spaces
where no parking is required, 50 bicycle parking spaces, and 3,271 square feet of Cecil B. Moore
oriented ground floor retail commercial. Before we address the zoning refusals, I'm pulling up
this map once again, the zoning map. Consider the underlying zoning. The zoning map shows
IRMX, ICMX, CMX 2.5, and CMX 2 parcels in the nearby vicinity, pretty much anything that is not
yellow. However, let's be more conservative in making the, in suggesting that the parcel should
be, the industrial parcel should be an industrial zoning. Let's take into consideration
the residential nature of some of the homes that sprung up around this factory complex and imagine
an rm1 zoning at this site if this property were more appropriately zoned rm1 a residential
designation 93 residences would be permitted by right we are seeking 103 residences
Moving to the refusal, which I'd like to go through carefully.
Number one, multifamily living is prohibited in the district.
Again, we believe the underlying zoning classification is incorrect and that RM1 is a very safe and
appropriate comparable designation for this type of transitional site.
Number two, retail sales, as we know, are prohibited in the single-family zoning district.
Urban Conversions is proposing limited retail commercial oriented along Cecil B. Moore Avenue, which has been heralded by many as a commercial corridor with existing neighborhood-oriented uses located along it.
We're not proposing big box. We're proposing less than 4,000 square feet, closer to 3,000, as I mentioned.
probably for two separate small-scale retail commercial uses.
Number three, again, we're dealing with a RSA 5 zoning district,
and the proposed height exceeds code requirements.
The white is a proposed massing, and you can get a sense of the neighborhood around here
on the screen. I'd like to mention that the existing condition is non-conforming.
Additionally, the proposed height of approximately 65 feet, which includes at-grade parking with
five residential levels above, is appropriate for the unique nature of the historical site,
which has always been, as noted in the historical nomination, a, quote, recognizable presence in the
neighborhood this is a corner property located across from school with large open space and as
many philadelphia neighborhoods you have factory complexes with housing for the workers uh built
up right around it to put this in close uh in perspective we are in close proximity to irmx
and ICMX districts that dot the area where former or existing industrial has been in
place.
These districts would permit 60 feet by way of comparable example.
The massing of the proposed additions includes sizable setbacks to minimize and in some ways
improve the existing conditions as along Waterloo Street, that small street at the rear, to
enhance the pedestrian level experience both along both Howard and Waterloo. Cecil B. Moore
is not as much of a concern with the wide lanes being across from the school and not having
residential living right there. Although there's no refusal for parking as no off-street parking is
Although there's no refusal for parking, as no off-street parking is required, I would submit that refusals have been generated related to providing parking.
Concerns regarding parking are ever-present in the community. In attempting to address such concerns, parking-related refusals were generated.
With one curb cut proposed off of North Howard Street, the developer has worked to mitigate parking concerns.
the technical parking landscape requirement is not met
however in the spirit of the code through creative treatment along waterloo street and
you see one example here there are differing opinions among rco leadership and neighbors
but here you see a live wall of planning hiding behind it is the parking which is
access not off of waterloo but off of howard street here's another example of uh proposed
treatment this is a hybrid example uh the art is not what it should be it's just uh by way of
example uh proposing local artists murals with recesses for trees actually to be located within
the private property but to make waterloo feel a bit more expansive and then some live planning
as well the current situation is far from ideal you can see that here in the bottom photographs
even not paying attention to the graffiti but just to the massing itself and how little space there
is on on that street so we're left mr chairman and members of the board with a site burdened
by a structure that is subject to historical commission oversight permissible uses are
severely limited at this location within the confines of the existing structure
continued industrial use at this location is not practicable a glance at the zoning map and
the aerial photograph shows that the zoning surrounding the property is solidly residential
and the actual conditions are solidly residential with a mix of both old and newer construction.
I believe that there may be a couple near neighbors who are here today who have concerns
about the property. Two of them that I'm aware of live in new construction, one along Waterloo,
one along North Howard. The neighborhood has changed and it's continuing to change.
common sense would dictate that the proposed multi-family residential is most consistent
with the residential character of the surrounding neighborhood rather than the maintenance of this
disintegrating industrial warehouse complex here is a view um a conceptual rendering along north
howard street showing the single curb cut in and out to the parking and also showing at the top the
uh setback top story but i'd like to address parking in addition to providing on-site parking
significant efforts have been made to orient the development to transit oriented minded individuals
to encourage the use of existing infrastructure you see it here in this map within walking
distance of the site the development will be marketed to these people but in addition to
having the on-site uh automobile parking and bicycle storage it really is a terrific example
of uh modern development in partnership with the architectural team we have found a way
albeit at great expense to preserve and enhance the building and to convert the property benefiting
the residential district in which the structure is located the expense is significant and that
That was recognized also, I think, by the Historical Commission.
The ownership cares about the restoration of this property.
The Preservation Alliance weighed in on the development, noting, quote, given the practical
realities of repurposing this site and the sensitive treatment and retention of building
one, that's the corner building, we voice no opposition to the overall concept.
We look forward to a faithful and creative repurposing of building one, a building type that has been all too frequently lost in the midst of a rapidly developing South Kensington.
Similarly, the Philadelphia Historical Commission approved the proposed plans based on the realities of the situation.
And, of course, this went through the Civic Design Review process, which described in
part the project as, quote, well positioned on the site, end quote, end quote, appreciated
the change to the parking garage wall, that's what I described along Waterloo Street, and
the efforts to accommodate more trees along tiny Waterloo Street by relocating two parking
by relocating two parking spaces to the North Howard Street side of the internal parking area.
parking spaces to the North Howard Street side.
So what the developer has done in refining the plans is to carve out some private property
to give the neighbors and the community a sense of more space. I don't mean to suggest members
of the board or any community members who are here today that Waterloo Street will feel expansive or
open it is a tight narrow philadelphia street but we're working to improve it to better it
here you see proposed floor plans at tab tab 7 in your package this is the first floor with
in green on the left two potential commercial spaces along cecil b moore avenue at about 3 300
square feet. You see in white off of North Howard Street, the residential entrance to the proposed
multifamily, along with bicycle room, package, mail rooms, and trash room right at the center
outside of the public view. And as I mentioned before, four residential units right at the
sidewalk level to give a sense of a row house feel, a sense, and the eyes and ears on the street.
Vehicular access is through one curb cut, and this will actually return two to three
on-street spaces to the community due to the elimination of existing curb cuts.
The commercial trash pickup, there was some confusion in the community.
It would be right through the curb cut on Howard Street, internal, out of view to that
trash room, not off of Waterloo Street.
That would be inappropriate.
roof you'll also note the addition of trees all around the property as shown on this plan moving
to a typical second through fourth floor layout you see the various units you see a gym amenity
the fifth floor layout also shows the landscape roof deck at the left which is above the historic
property and adding some green space to for the residents and here is the sixth
floor which is showing setbacks from Waterloo and from North Howard Street
the unit mix for the entire development 40 studios are proposed averaging 507
square feet, 46 one-bedroom, one-bathroom units averaging 646 square feet, 10 two-bedroom,
one-bathroom units averaging 856 square feet, seven two-bedroom, two-bathroom units averaging
1,018 square feet. The balancing act here, members of the board, is to preserve the existing historic
building for its highest and best use, and to meet the demand for residential living
while creatively addressing transportation concerns. We're not in a TOD zone, but we're
close. We're going to make the most of that. We're providing parking where parking is not required.
Not everyone agrees on that, but most of the neighbors are facing the parking shortage that
so many of us in Philadelphia cry over when they can't find parking spaces. This is providing
ample parking, and bicycle parking as well. So the authorization of variance relief will not
alter the character of the neighborhood or district or be detrimental to the public welfare.
The proposal fits into the surrounding neighborhood as evidenced by the Philadelphia
Historical Commission's approval of the proposal. The proposed variance would represent the minimum
variance to afford relief. The grant of variance relief will not substantially increase congestion
in the public streets increase the danger of fire or otherwise in danger of public health
safety or general welfare it is actually impossible right now to access certain parts of this
industrial complex due to safety issues i did mention that there there are some parts that are
being used but a lot of it is multiple and it is a real danger uh there uh is the developer has
committed to going above and beyond local and state requirements on environmental and there
will not be any adverse environmental impact. This will actually be an improvement. We have
Andrew Zakroff here, we have the architecture team here, and I'd reserve additional time if needed,
but I know the hour is late. Thank you. Do you want to ask your client if he adopts your testimony?
Andrew Zakroff, would you please raise your virtual hand?
Andrew Zakroff, would you please raise your virtual hand?
Andrew's here.
Thank you.
Andrew, good evening, sir.
Identify yourself, name and address by your last name for the record.
Yes, Andrew Zakroff, Z-A-K-R-O-F-F, from Urban Conversions, 1028 North 3rd Street in Philadelphia.