January 12 GCCA Zoning Meeting
Garden Court Community Association has a regularly scheduled Zoning and Development Committee meeting at 8pm on Wednesday, January 12th. We are still meeting virtually, via Zoom; log-in detail are at the bottom of this post.
0. Zoning cases: None
1. Report: any status updates for ongoing projects of significance
2. Report: December Garden Court real estate activity - permits issued, home sales, and apartment rentals
Committee Working Session (closed)
Next Meeting: February 9th
1. 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.
(25 apartments via adaptive re-use of the Good Shepherd Community Church building and erection of a new building on site). The developer expects construction to be substantially complete by mid-February and has begun leasing activity. At the request of GCCA, the developer's contractor will patch the substantial utility cut across 46th Street as they await the Philadelphia Department of Streets repair the street.
301 S 51st Street
(apartments on site of a currently abandoned car service garage in the interior of the block). A zoning permit was issued in 2019; a building permit has not been due to non-compliance with the fire code. The owners are in discussion with Neighbors for Healthy Community Development and have engaged the Light of Elmwood Lodge. No Update.
(150 apartments on a former parking lot). Construction continues and is nearing completion. Leasing expected to begin in February for occupancy in April. Neighbors on 49th Street and St. Bernard have expressed frustration with various practices of the construction company, including time of work, staging on sidewalks and the rear alley, etc. They have made complaints to the Department of Licenses and Inspections and engaged the Councilperson's Office, which plans to mediate a discussion with the developer. No further update.
(220 apartments in a 6-story addition over the garage adjacent to the Garden Court Plaza). Structural work in the garage has begun and construction bids are expected before the end of the year, with construction beginning in earnest in early 2022. No Update.
4700 Block of Spruce Street
A zoning permit was issued by the Department of Licenses and Inspections on December 30th. The permit is for a 12-story building (six stories on the east end) with commercial space on the first and second floors (proposed uses include restaurant and grocery store), 170 residential units, 28 vehicular parking spaces (accessed via Spruce Street), 76 bicycle parking spaces, and an off-street loading dock (accessed via 48th Street). Through the Low Income Housing Bonus, the proposal includes a $1.8M payment toward the Housing Trust Fund. The project was permitted by-right and does not require variances from the Zoning Board of Adjustment; due to its scale, however, it will be subject to Civic Design Review, during which the developer will be required to provide more details through renderings etc. A community meeting preceding the civic design review will be required, but has not yet been scheduled. This is a significant project; GCCA will share details as they become available.
2. December 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. Trends are shown and discussed on a quarterly basis. Special thanks to committee member, Chris Mejia-Smith for pulling together this information from a variety of sources.
By Right Permits over the last month
4701 Pine St: Proposed use for retail sales of plants, flowers, etc and adding an ADA bathroom
4732 Osage Ave: The project involves an interior renovation of an existing single family home for continued use as a single family home. The existing rear mudroom walls and roof shall be removed. The existing floor framing and footprint are to remain and be converted into a balcony.
4746-48 Spruce St Parcel A: Erection of 198,841 gsf, 13 story mixed use building with first and second floor commercial space and 181 residential units on floors 3-13. Sub-grade parking with 30 parking spaces. Low income housing bonus is being used.
Eight homes sold.
503 S 45th St: $1.2m ($319/sqft)
4721 Hazel Ave: $665k ($252/sqft)
4948 Larchwood: $570k ($371/sqft)
4928 Hazel Ave: $500k ($208/sqft)
5020 Larchwood: $475k ($177/sqft)
4729 Osage Ave: $455k ($301/sqft)
5016 Hazel Ave: $418k ($164/sqft)
5140 Delancey: $280k ($173/sqft)
Various Rents across Garden Court (via apartments.com, trulia.com, and hotpads.com)
Details for Joining the Meeting:
Time: January 12th, 2022 08:00 PM Eastern Time (US and Canada)
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.
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.