June 9 GCCA Zoning Meeting
Garden Court Community Association has a regularly scheduled Zoning and Development Committee meeting at 8pm on Wednesday, June 9th. 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.
Zoning cases: none
1. Call for membership.
2. Report: any status updates for ongoing projects of significance (4900 Spruce, 4701 Pine, 303 S. 51st, 314 S 46th Street)
3. Report: May Garden Court real estate activity - permits issued, home sales, and apartment rentals
4. Good Shepherd Church landscape plan review
Committee Working Session (closed)
Next Meeting: July 14th, 2021
1. Call for Membership
The Committee has four upcoming vacancies and is holding an open call for new members. We will be promoting via email, social media and flyers around the neighborhood in the coming month. Applications are due 31 July 2021; more information and the application can be found here. Please consider applying and share with your networks and anybody else you think would be a good fit!
2. 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). The roof has been replaced, foundation and vertical framing for the new structure are about complete complete, and work on the interior of the existing building have begun. Construction is expected to be complete by the end of 2021. The developer had a conflict and is unable to attend todays meeting, but has shared their landscape plan, which will review (see below).
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 developer expects to postpone its hearing with the Philadelphia Board of Safety and Fire Prevention for the foreseeable future as they continue discussion with Neighbors for Healthy Community Development on a number of subjects.
4900 Spruce Street (150 apartments on a former parking lot). Construction continues. Developer expects the project to be complete by about February of 2022. Pre-leasing expected to begin in January.
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 this month, with construction to begin in earnest in the fall once construction drawings are finished and contracting bids are received.
3. 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
4800 Spruce St: 3 Story Building with 3 dwelling units, private residential roof decks, 1 vacant non-residential space
319-21 S 52nd St: 1st Floor Retail, 2nd Floor 2 family dwelling
Recent Home Sales
4905 Pine St: $446k ($295/sqft)
5046 Hazel: $579k ($234/sqft)
4830 Osage: $375k ($266/sqft)
4736 Osage: $437k ($295/sqft)
4718 Larchwood: $550k ($241/sqft)
The charts below shows median sale prices (and prices per square foot) in Garden Court as a whole, and median sale price organized by school catchment.
The chart below uses the median square footage of home sales for all of Garden Court, multiplies it by the median price per square foot for each subregion, and divides the result by 2.5 (which is a common rule of thumb for determining how much home someone can afford). This infers what household income is required to purchase a home in our neighborhood, and is compared to the AMI for Philadelphia County and the 3rd Council District (data is from the ACS).
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.
Various Rents across Garden Court (via apartments.com, trulia.com, and hotpads.com)
Good Shepherd Church Landscape Plan Review
In 2019, GCCA zoning heard a variance case for adaptive re-use and new construction at 314 S 46th Street. The committee agreed to support the proposal on a number of conditions, including preparing a landscape plan that emphasizes beauty, maintainability, and sustainability, which the committee can respond to before implementation. The developer has shared its draft plan, below, which we will review during the meeting. The developer is open to suggestions for exchanging species, so long as they are of comparable cost. Following our meeting and discussion with leadership of the community garden, we will offer any suggestions.
Details for Joining the Meeting:
Time: May 12, 2021 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.