April 14 GCCA Zoning Meeting

Garden Court Community Association has a regularly scheduled Zoning and Development Committee meeting at 8pm on Wednesday, April 14th. There are no pending zoning cases, so it's a light agenda. We are still meeting virtually, via Zoom; log-in detail are at the bottom of this post.


Meeting Agenda:

  • Zoning cases: none

  • Report: any status updates for ongoing projects of significance (4900 Spruce, 4701 Pine, 303 S. 51st, 314 S 46th Street)

  • Report: March Garden Court real estate activity - permits issued, home sales, and apartment rentals

  • Public Comment

  • Committee Working Session (closed)

  • Next Meeting: May 12th, 2021


Significant project updates


GCCA zoning is trying to keep tabs on some of the larger scale developments underway in the neighborhood so that we provide our community with neutral, fact-based information about what's happening. From time to time, we may invite developers to provide a community update and answer questions.


314 S. 46th Street (25 apartments via adaptive re-use of the Good Shepherd Community Church building and erection of a new building on site). Site preparation and demolition are about complete, per plans. The roof has been replaced, and foundation work on the new structure has begun. Framing of the new building and the interior of the existing building are expected to begin by the beginning of May. Construction is expected to be complete by the end of 2021. The developer will at attend a committee meeting in the late spring or early summer to provide a project update, answer questions about construction, and share landscape plans. Stay tuned.


301 S 51st Street (apartments on site of a currently abandoned car service garage in the interior of the block). No update.


4900 Spruce Street (150 apartments on a former parking lot). Construction continues. Developer expects the project to be complete by about February of 2022.


4701 Pine Street (220 apartments in a 6-story addition over the garage adjacent to the Garden Court Plaza). Structural work in the garage is expected to begin in June, with construction to begin in earnest in the fall once construction drawings are finished and contracting bids are received.



March Garden Court real estate activity report


RCOs like GCCA are called upon to discuss development proposals requiring variances or civic design review, but those represent a small fraction of real estate activity in any month. In the interest of staying informed of the bigger picture, GCCA Zoning is putting together a monthly report of permits issued (including by-right zoning), homes sales, and apartment rentals in the neighborhood. This is being posted here so neighbors get information without needing to attend the meeting. Special thanks to committee member, Chris Mejia-Smith, with help from Keyana Johnson, for pulling together this information from a variety of sources.


By Right Permits over the last month

  • 4701 Pine St: Use change for new tenant in re-demised vacant tenant space, new use to be personal services/yoga studio

  • 4713-21 Spruce St: Partial demolition at Lea Elementary School. The rear, single story building adjacent to Spruce Street between South 47th and 48th Streets will be demolished and replaced with topsoil and grass seeding.

Recent Home Sales

  • 4927 Pine St: Sold on Mar 23rd for $307,000 ($160/sq ft)

  • 538 S 49th St: Sold on Mar 23rd for $535,000 ($198/sq ft)

  • 4621 Pine St Unit G310: Sold on Mar 16th for $507,250 ($211/sq ft)

  • 4516 Osage Ave #1: Sold on Mar 17th for $480,000 ($289/sq ft)

  • 4516 Osage Ave #2: Sold on Mar 18th for $480,000 ($289/sq ft)

  • 4516 Osage Ave #4: Sold on Mar 12th for $475,000 ($350/sq ft)

Various Rents across Garden Court (via apartments.com, trulia.com, and hotpads.com)

  • 5134 Spruce St1BR $800

  • 5100 Spruce St2BR $1,700

  • 5049 Spruce St 3BR $1,600

  • 5103 Hazel Ave #2 2BR $1,400

  • 5130 Hazel Ave 3BR $1,570

  • 5029 Cedar Ave Studio $950

  • 5029 Cedar Ave 1BR $1,175

  • 5019 Pine St #3 2BR $1,250

  • The Willows (242 S 49th St) 2BR $896

  • The Willows (242 S 49th St) 3BR $1,119

  • Croydon Hall (241 S 49th St) 2BR $1,600

  • 4900 Pine St #8 2BR $1,400

  • Sylvania Gardens (414 S 48th St) Studio $925

  • Sylvania Gardens (414 S 48th St)1BR $1,050

  • 4748 Pine St #403 1BR $850

  • 4740 Hazel #2 1BR $1,350

  • The Larchmont (500 S 47th St) Studio $1,075

  • 4618 Spruce St #3 3BR $1,750

  • 439 S 46th St #B 2BR $1,400

  • 500 S 46th St Unit 1 1BR $1,275

  • Spruce Square (4534 Spruce St) 1BR $1,550

  • 4537 Osage Ave1BR $1,190

  • 4524 Osage Ave #1F 1BR $895

  • 4516 Osage Ave #1 3BR $2,850

  • 430 S 45th St #2B Studio $850

  • 4511 Baltimore Ave 3BR $1,500

  • 536 S 45th St #1 5BR $3,800

  • Pine Tower (4514 Pine St) Studio $1,025

While currently only with two months of data, the chart below shows median rents for listed apartments of various sizes. As we continue to collect this data, we will see which trends emerge to inform our understanding of the rental market in Garden Court.



Details for Joining the Meeting:


Time:  April 14, 2021 08:00 PM Eastern Time (US and Canada)

Direct Link: https://upenn.zoom.us/j/91979124404?pwd=Q3pYOFpLenBTQW95Sm9aMTRzRmt3dz09

or dial in to: +1-646-558-8656 or +1-301-715-8592 additional numbers at: https://upenn.zoom.us/u/ahHOJpCyM Meeting ID: 919 7912 4404 Passcode: GCCAzoning


Public participants will need to "raise their hand" to be un-muted and ask questions or make comment. GCCA Zoning's regular rules of decorum will apply.



Get involved.


As always, our meetings are public and open for anyone to attend; if you are interested in receiving email updates from the Zoning Committee, or are interested in joining when there is an opening, please email Zoning@GardenCourtCA.org - not yet a GCCA member? Join here! Our geographic boundaries are 45th Street, Cedar Avenue, 52nd Street, and Locust.


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