2012 Zoning Minutes
East Falls Community Council
Zoning and Land Use Committee
2012 Meeting Minutes
No January Meeting
No February Meeting
Minutes of March 21, 2012 Meeting
Committee Members Present: Marjorie Greenfield, Tom Sauerman, Roger Marsh, Edward Swenson, Jennifer Arnoldi, Brian Shovlin, Barnaby Wittels, Alex Keating, Heather Matejik, Franz Ostertag, Bill Epstein
Excused: Marie Killian
Notice Given: Notices were posted in the vicinity of 3630 Bowman St. and 3314 W. Coulter St. Notices were distributed to nearby households. Notice was published in the Fallser.
AGENDA
3628-30 Stanton St.
Proposal: Two New Townhouses. One of the single-family houses will be set back three feet from the side lot line due to existing windows on the side wall of the adjacent property. Off street parking for one car for each house will be provided. Variance will be required due to non-conformity with the five-foot side yard requirement.
Presentation: James Cassidy presented on behalf of Stanton St. Properties, LLC. He described the layout of the proposed homes. Although off-street parking is not required, the applicants proposed to provide it in front of the homes. Because there is a no-parking zone in front of the homes, the driveways would not reduce the amount of on-street parking.
Discussion: There were questions about esthetics. Applicant proposes to cover the street side with HardiePlank, a cement product that simulates wood siding. Brick had been considered but would have added substantial weight to the overhanging second and third floors. This appearance would depart from that of other houses on the street.
There was discussion of green area and rain management. A pervious surface that lets grass grow through will be used in the parking areas. There will be an increase in green surface because the lots are largely covered with concrete at present. There was also discussion about plantings (none are specified) and low walls that would prevent more than two cars from parking
There were diverse views on parking. Some favored houses without parking, which would blend in with the neighborhood. Others were concerned about a loss of parking (presently, according to applicants, tenants of the adjacent apartment building may park on the lot).
Motion: To support the application, contingent on a plan showing landscaping of front yard, preferably with at least one tree per house. The motion was approved.
3314 W. Coulter St.
Proposal: Demolition of carport and construct addition. Owner proposes to construct a garage in the place of an existing carport. The existing house iswithin the required side yard setback, except for the carport, which is 1’6” from the side property line.
Presentation: Heather Ritch, applicant, presented. In summary, when she bought the house, the inspector noted various deficiencies, and the need to update the kitchen, presently 83 sq. ft. The proposed changes will increase the footprint by 143 sq. ft. The garage, with mudroom, is desired to provide a secure entry into the home. The garage will end about six feet toward the street from the present carport.
Discussion: The material is to be brick. The wall of the garage will be 9’ high, with a copper-clad parapet continuing to 11’6 or so (this is a change from the submitted plans), supposedly to provide clearance for the garage door opener. There was discussion of alternative locations for the garage. Owner stated that is was not practical because of the slope of the land toward Vaux. A nearby resident suggested that a garage in a different location would detract from the esthetics.
The property adjacent to the garage is 3310 W. Coulter. The owners objected to the proposed garage, in part because the brick wall, 18” from their property, would reduce light, and could be detrimental to the value of their property. The applicant’s property also abuts a property on Vaux. The owners of that property submitted a letter in support of whatever position the owners of 3310 W. Coulter take, but did not take a position themselves.
Motion: To oppose the applicant, with a statement that the Zoning Committee would reconsider if a plan is submitted that has support of the adjacent neighbors.
The motion was approved. Tom Sauerman and Bill Epstein abstained.
Addendum: Shortly after the meeting, the applicant and the owners of 3310 W. Coulter entered into negotiations to seek a mutually acceptable solution.
Motion: To support an agreement between applicant and owners of 3310 W. Coulter Street, provided that the plan does not impair community values. Approved by email poll March 27, 2012.
Respectfully submitted,
Roger Marsh
No April Meeting
East Falls Community Council
Zoning and Land Use Committee
Minutes of May 16, 2012 Meeting
Committee Members Present: Marjorie Greenfield, Roger Marsh, Jennifer
Arnoldi, Marie Killian, Brian Shovlin, Edward Swenson, Alex Keating,
Franz Ostertag, Bill Epstein
Excused: Tom Sauerman, Barnaby Wittels
Absent: Heather Matejik
Notice Given: Notices were posted at each property under
consideration. Notices were distributed to nearby households. Notice
was published in the Fallser. In compliance with the City Ordinance,
notice was not posted on telephone poles.
AGENDA
Falls Center Signage Plan. Deferred to June meeting at request of applicant.
4700 Wissahickon Avenue #101 (Material Culture)
Material Culture seeks use of portion of its retail space for accessory eat-in
restaurant. Reusable dishes and utensils will be used. Restaurant will
occupy less than 10% of existing 35,000 square foot store. No take-out, no
alcohol. Area is zoned G-2. Restaurants not permitted in G2.
Presentation: Eileen Quigley, attorney for applicants, presented.
Applicant proposes to sell food at a small (less than 300 sq. ft.)
area inside the store. Food will be prepared off-site and heated to
order. The target clientele is shoppers on weekends.
Discussion: No objections were voiced.
Motion: To support application, contingent on agreement that there
will be no take-out, no kitchen, and no use of disposable ware.
Approved, with no abstentions or recusals.
3328 W. Queen Lane
Single family dwelling. Applicants seek a rear yard setback variance to allow
construction of a larger kitchen. Existing kitchen to be demolished.
Applicants own adjacent property on Vaux St., which is used as their
garden. The proposed kitchen would extend toward (but not onto) the
adjacent lot, beyond the setback line of the Queen Lane lot.
Presentation: Applicants presented. They bought the property in 2002
and have made extensive landscaping and other improvements, including
garden in adjacent lot on Vaux St. The existing kitchen, in a
converted mudroom is small and poorly insulated. The proposed kitchen
would be in the style of the main house.
Discussion: Applicant confirmed that the two lots are deeded as a
single property. The committee has confirmed that they are considered
one property for real estate tax purposes. A community member spoke
in support. There were no objections
Motion: To support the application. Approved, with no abstentions or
recusals.
3709 Midvale Avenue
Single family dwelling zoned R10A, within the East Falls Overlay district.
Applicant seeks to legalize office use of the first floor, the second
and third floors to be two apartments.
Presentation: Applicant presented. Applicant moved into current
house in 1989. This three-story house now has 6 bedrooms and 2 baths.
It has a side and a back entrance. It borders on a commercial
district. Applicant has a DNA testing business. Clients enter
through side door. The applicant proposed to configure first floor
front as office, with entry through front door. Second floor back
would be an apartment, with entry through side door and small entry
area inside door. Remainder of house, including portion of first
floor, would be another apartment. There is no separate bathroom for
the office. There is no plan to add a full kitchen to the second floor
apartment. There is a hot plate and small refrigerator in one room on
the second floor. Applicant presently has renter's license.
Discussion: There was much discussion attempting to clarify the
layout of the apartments; no drawings were submitted. Applicant
confirmed that she has no present plans to make changes to the
building itself. She wishes to legalize this layout and use to make
the property more saleable. Parking is available in garage and
driveway (parking in driveway obstructs garage entrance). There was
no description of proposed office use particularly when property is
sold.
Note: Presently, legal occupancy is three unrelated individuals; the
second-floor apartment, which lacks a stove, is not considered a
separate dwelling. If two apartments are created by variance, then
each unit could have up to three unrelated individuals.
Motion: The Committee opposes the application because of lack of
plans and potential for adding to existing parking congestion. We
generally oppose creation of separate apartments in single-family
dwellings because of the prospect of congestion and parking problems.
Motion carried to oppose application. No abstentions or recusals.
Posting of notices
Discussion: In the past, the Committee has required applicants to
post notices on utility poles in the vicinity of the property. The
Committee notes that such postings, as ordinarily done with staples,
are illegal; also the notices are often torn away by wind and rain.
Motion: To amend the Committees Operating Procedures, to delete
requirement that notices be posted on utility poles. Applicants will
be required to post larger more durable notices at the property under
consideration. Other notification requirements are unchanged.
Approved. No abstentions or recusals.
Respectfully submitted,
Roger Marsh
East Falls Community Council
Zoning and Land Use Committee
Minutes of June 20, 2012 Meeting
Committee Members Present:
Marjorie Greenfield, Tom Sauerman, Roger Marsh, Jennifer Arnoldi, Marie Killian, Barnaby Wittels, Heather Matejik, Bill Epstein.
Absent: Brian Shovlin, Franz Ostertag, Edward Swenson. Excused: Alex Keating.
Notice Given: Notice was published in the Fallser, on the EFCC web site and in the EFCC weekly calendar. Notice was posted at the applicant location on Scotts Lane and distributed to neighbors of the Scotts Lane and Falls Center sites.
AGENDA
Philadelphia Rock Gym, 3500 Scotts Lane. Climbing wall with associated locker room, equipment sales, and office.
Presentation: David Rowland (applicant) and George Kroculick (attorney) presented.
The applicant currently operates two indoor rock-climbing facilities, one in Oaks and one in Coatesville. These are membership gyms, emphasizing exercise and rock-climbing practice rather than entertainment. One thousand individuals per year go to the Oaks gym from Philadelphia. The proposed facility will occupy two spaces in the office/warehouse complex on Scotts Lane below the Norristown Line railroad tracks. The parcel is zoned G-2 (General Industrial). There is no plan for a street sign, beyond a listing on the existing monument sign. There will be a small sign at the facility itself.
Discussion: Questions were raised about parking. There are 143 spaces. Other tenants are day-time users, whereas the gym has peak usage in evenings and weekends, with around 50 cars at those times. Applicant expressed willingness to host school groups; present gyms have visits from many schools in their areas. Applicant is willing to agree not to post any other sign visible from the street without coming back to the Committee first.
Motion: To support the application, contingent on an agreement not to post signs visible from the street. Approved, no abstentions or recusals.
Falls Center Signage. Report of signage plan; no action required.
Presentation: Samuel Weiner (Ironstone) presented. There are face changes to several signs, both on the street and with the complex. Several new signs may be proposed, but will require variances, so will be presented to the Committee at the time that a variance is requested.
Discussion: There was general discussion of current occupancy, and use of the Scotts Lane entrance. Management will continue to enforce ban on temporary signs on fences.
Motion: None.
Respectfully Submitted,
Roger Marsh
East Falls Community Council
Zoning and Land Use Committee
Minutes of September 19, 2012 Meeting
Committee Members Present: Marjorie Greenfield, Roger Marsh, Edward
Swenson, Jennifer Arnoldi, Marie Killian, Brian Shovlin, Alex Keating,
Heather Matejik, Bill Epstein
Excused: Tom Sauerman, Barnaby Wittels ,Franz Ostertag,
Notice Given: Notice was published in the Fallser, on the EFCC web
site and in the EFCC weekly calendar. Notice was posted at the
applicant location on Indian Queen Lane and distributed to houses on
Indian Queen Lane, Krail and Haywood Streets.
AGENDA
Proposal by the owner of 3580 Indian Queen Lane to add four new
offices to its existing office space. The offices would be in the
space formerly used as a church. The owner has an agreement with EFCC
regarding the prior conversion and seeks to amend that agreement to
allow the additional four offices.
Presentation: Val Nehez, owner, presented. This building has three
floors. The middle floor is presently used for offices under a
variance and agreement with the Zoning Committee. The top floor,
where church services were held, is now unused.. Applicant proposes to
seek an amendment by administrative review of the variance to allow
the top floor to be used for additional offices. Four offices and a
conference room would be built on the top floor, and a mezzanine would
be built over part of the space. The applicant estimates that 10 to
20 new occupants would be using the new space.
Discussion: The discussion focused on parking in the neighborhood.
There was not agreement as to the availability of parking during the
business day; some reported many empty on-street spaces in the area,
but one East Falls resident, who owns a building nearby, reports
frequent difficulty in finding a space. The same concern was stated
in an email from a neighbor who lives nearby. A concern was raised
that the many new tenants would fill up any on-street spaces that
might already be available during the day. On-street parking is
limited in the evening. Applicant has arranged for five parking
spaces at East Falls Auto Body, 3520 Indian Queen Lane, and "requires"
tenants to use the spaces if working late. The Committee has concerns
about whether someone working late would go out to move a car after
five pm.
One East Falls resident, an employee of East Falls Development
Corporation, spoke in support of the application. The committee
received communications from others not at the meeting, one in support
from a resident who had been a tenant, and one from a neighbor
opposing because of parking concerns, and also reporting trash being
set out many hours before it is permissible.
Motion: To support the application, contingent on the applicant's
agreement to the following: The new space [top floor and mezzanine] is
limited to 10 occupants. Three additional off-street parking spaces
are to be obtained. Of the total off-street spaces [5 existing plus 3
new] 5 are to be used during the day, this being required by lease
with tenants. Approved with no abstentions. Brian Shovlin and Alex
Keating, citing business-related conflicts of interest, recused
themselves.
Respectfully submitted,
Roger Marsh