The purpose of EFCC's Zoning Committee is to improve the quality of life within East Falls, a community of Philadelphia Pennsylvania, through the cooperative actions of the East Falls residents.
EFCC is a Registered Community Organization (RCO) with a Zoning Committee made up of volunteers.
Hilary Langer, (Chair) , Emily Nichols (EFCC President), Bill Epstein, Glynis Tart, Todd Baylson, Stan Sherman, LB Young, Paul Elia, Thomas Flynn, Jim O'Toole, Bruce Weitz, Coren Wise, Matt McClure, Linda Norris.
Interested in joining? Email us
3504 Ainslie Street
For the erection of 2 new homes on an existing single lot with one existing home to be subdivided into three lots. Open lots have existed for 146 years between these homes.
Zoning Committee Meeting: 09/15/21 & Neighbor Site Meeting: 10/11/21.
Neighbor position: OPPOSE
ZBA Hearing Date: 11/02/21 was continued at request of the 11th hour hiring of an attorney by the Owner. A new ZBA hearing date is set 03/09/22.
2783 Roberts Avenue
This is an application for an Assembly and Entertainment use on the 1st floor limited to 49 people where a daycare center, a music studio and accessory offices already exist. This use is not allowed in this zoning district (I2).
ZBA Appeal date of 01/26/22 was continued as there had been no community review at that time.
Zoning Meeting: February 9th – Ridge Allegheny Hunting Park Neighbors Association will provide a zoom link (RAH is coordinating RCO).
4401 Ridge Avenue
The last zoning hearing of September 8th was resumed to Oct 19th at 9.30 am. We were last up on the day and there was no time for us to lay out testimony before the ZBA called the proceedings to close at 7 pm. The EFCC, representing close neighbors, are looking for concessions from the developers to address the concerns of the large size, the height, the destruction of natural habitat, the density and the overall scale of the project and the congestion it will bring in proximity to close neighbors. The developer has provided some improvements with the implementation of masonry materials, balconies and stoops as result of the Civic design Review process, and has openly said on numerous occasions any negotiations regarding the neighbors' concerns described above are off the table.
ZBA Appeal Date: 10/19/21
ZBA Decision date: 11/03/21 - Vote of 3-1 SUPPORT.
EFCC has appealed the decision following a 55-7 member vote.
Current Proposal & Variance Requests
For the erection of 3 new town homes with parking spaces in rear under the town homes accessed by a shared driveway. There is included 12 parking spaces dedicated to 3515 Midvale on the rear section of the site zoned CMX2.5. To review the submission going before the ZBA click here.
Zoning Committee Meeting: 11/17/21
ZBA Appeal date: 01/12/22
3504 Ainslie (Parcel A):
For the erection of 2 new homes on newly subdivided lot Parcels B (3506) & C (3508).
Zoning Committee Meeting: 09/15/21.
Neighbor Site Meeting: 10/11/21
ZBA Hearing Date: Continued
3549 Sunnyside (Corner Sunnyside & Cresson)
The owner of 3549 Sunnyside Ave. seeks to change the ‘use’ to (4) dwelling units in an existing building with an existing granted ‘use’ of one (1) commercial unit and three (3) dwelling units. See application here.
Zoning Committee Meeting 11/17/2021.
ZBA Hearing Date: Continued from 11/10/21
This is for an accessory roof deck and exit stair for what will be Mike Murphy's Taqueria Cresta and bar on Midvale right next to Black Squirrel. See application here.
Zoning Committee Meeting: 10/20/21
ZBA Appeal date: 12/15/21
EFCC Zoning Committee: SUPPORT
UPDATE EXISTING APPLICATIONS:
This is for the legalization of a dwelling structure above garage on the rear portion of a double lot. The owner has progressively enlarged the existing building as we have met with no effort to remove, alter or reduce the size of the structure. EFCC has opposed the variance. Finally, on August 25th, the ZBA denied the variance. See ZBA Notice of Decision. (NOD)
3445 Division Street
This application for 2 small but tall homes of 900 SF each on an 1800 SF site was denied by the ZBA. The owner has appealed the decision which will take it to the Court of Common Pleas. The neighbors have agreed to fund the legal costs of the intervention and representation giving the neighbors and EFCC standing at the appeal to continue to oppose this development.
4300-26 Ridge Avenue - Grasso Project
Yes the day has finally arrived when we will see this forever vacant and blighted lot with a building! Groundbreaking finally took place on Friday September 10th. The hope is that construction will proceed without delay and stoppages so some of these gaps can start to be infilled in this sadly scruffy block bordering the Schuylkill River. Site is cleared and foundation and site utility work begun.
4440-2 Ridge Avenue - How Project.
The Site is cleared and foundation and site utility work begun. First floor steel is approximately 80% complete.
Current Proposal & Variance Request Updates as of September 14th 2021
1. 4401 Ridge Avenue - former PHA site (Parcel 3 or III) - Ridge and Merrick - review of developer proposal with notified stakeholders. 185 rental units, 180 cars and 179,000 SF overall development. 90' tall at its high point. To see the ATAPCO proposal Click here for the layout and design of the project presented at the 2nd Civic design Review.
Please click here for community input following the community design review at City Planning.
Following the course of of two civic design reviews with City Planning and the EFCC Zoning group, the ATAPCO developers from Baltimore Maryland made some minor cosmetic changes namely the addition of balconies to some of the apartments and more significantly, an increase in the footprint of the corner retail at Ridge & Merrick. The green roof area was increased and a second loading bay added. The number of apartments remains unchanged but parking spaces have been reduced to 180 (going forward to the ZBA appeal process) The overall footprint of the project places a long unbroken high rise block at the back of the site, which has been described as reminiscent of the original towers demolished.
The ZBA appeal hearing (required because of the steep slope refusal) was held on June 9th and was continued to August 17th at 9.30 am. Zoning notices were improperly posted around the site, but more significantly an additional meeting was requested by Councilman Jones and Kelvin Jeremiah of PHA to learn more of the concerns of near neighbors to the development . This meeting was held by zoom on Tuesday June 29th.
The August 17th ZBA hearing was resumed to September 8th at 3.30 pm due to the length presentation and testimony of the applicant. At this time the protestants and close neighbors in opposition to the development to the development in its current form will be able to be heard.
2. 3445 Division Street - proposal for 2 homes with garages on undersized lots of 908 SF (1440 SF is minimum requirement). As of March 10th after the 3rd attempt to reach a vote, the ZBA unanimously gave a NO vote to the Zoning Variance Appeal in the favor of the neighbors. The developer NUBO Group has subsequently filed an appeal at Court of Common Pleas to overturn the ZBA vote. EFCC and neighbors have intervened so we may continue to uphold the position of the Zoning Board and the neighborhood.
3. 3018 Midvale Avenue - the owner is seeking legalization of an existing recently built structure in rear lot. The variance hearing of 01/27/21 was continued due to an incorrect application for accessory storage, when in fact the owner was applying for an accessory residential unit above a garage. The owner has since proposed to make significant alterations to the existing structure but the ZBA has still issued 2 refusals which brought the owner and community back to a hearing on August 3rd. The ZBA did not hear testimony of neighbors at this meeting or meet the EFCC request for continuance as the most recent proposal had not been reviewed. They decided that a letter of support/opposition will be read on August 25th and the board will take their vote after the reading. Fortunately the ZBA agreed with the neighbors and denied the variance and legalization of the property.
4. 4440-42 Ridge Avenue - Construction has started on this 136 unit 96 parking space apartment building. The lower level is retail space which is isolated and disconnected from other retail on Ridge Avenue. The lower parking level and foundation excavation is well underway.
Here is the CDR presentation of the apartment project.
5. 3515 Midvale Avenue - Construction has started on this 33 unit apartment building on the former site of Chucks garage. The large bill board has come down and the existing garage building is demolished. Site remediation and removal of fill is complete and foundation and foundation walls have come up to grade level.
6. 3570-74 Calumet Street - David Ross of Argos development is proposing 3 townhomes fronting onto Calumet with parking in the rear. Parking via a common driveway is also proposed for 12 parking spaces dedicated for 3515 Midvale Avenue. Access to the rear of 3515 Midvale Appts would be provided via restricted access to steps down the steep slope. Originally the proposal for this site was for 22 cars to address concerns of parking on Midvale. However, Calumet neighbors rightly did not want parking issues on Midvale to become their congestion issue. Two meetings of neighbors at the project site came to the census that townhomes and limited parking for Midvale might be a reasonable compromise..
7. 3227-43 Stokley - an existing event facility with an outside deck and entertainment applying for a restaurant and full kitchen. This is a non-conforming use in the zoning for the site. This is a shared neighborhood project with RAH Ridge Allegheny Hunting Park Civic Association. The project location is close to the Bakers Center shopping center. This project is supported by EFCC after a July 21st meeting was held with the owner and RAH and due to the strong support voiced in the meeting. the ZBA approved the variance and the project on August 25th.
8. 2783 Roberts Avenue - an existing corner building with some mixed uses including daycare. There appears to be some maintenance work shop space in the lower level. They are proposing to apply for restaurant use which is not allowed in the zoning for the building. This is a shared neighborhood project with RAH Ridge Allegheny Hunting Park Civic Association. The project location is close to the Bakers Center shopping center.
As always, please email us at firstname.lastname@example.org with any questions, ideas or concerns.
We make every effort to post the upcoming meeting agenda as soon as is possible and will also post on Next Door. The best way to get the agenda is by signing up for the weekly EFCC newsletter by emailing email@example.com
EFCC zoning meetings are held the third Wednesday of every month, unless otherwise noted here. Meetings are public and all are welcome. Neighbors living close to projects on the Agenda are strongly encouraged to participate.
Additional Zoning Related Resources