The mission of EFCC's Zoning Committee is to protect & improve the quality of life within East Falls, a community of Philadelphia Pennsylvania, through the cooperative actions of East Falls residents and businesses.

ZONING

UPCOMING ZBA HEARINGS FOR EAST FALLS PROPERTIES

TO ACCESS ZBA HEARING ZOOMS GO TO:

4401 RIDGE AVENUE

PROPOSED DEVELOPMENT FOR 260 APARTMENTS AND 10500 SF RETAIL SPACE AT RIDGE AND MERRICK, PARKING INSIDE THE BUILDING FOR 217 VEHICLES

REFUSAL IS FOR STEEP SLOPE

ZBA HEARING DATE MARCH 25TH 2026 AT 2.00 PM

THE REQUIRED PUBLIC MEETING WITH THE EAST FALLS COMMUNITY WaS HELD ON WEDNESDAY FEBRUARY 18TH 2026 AT 7 PM BY ZOOM

PLEASE CLICK HERE TO VIEW THE PRESENTed powerpoint

THE NEXT OPEN PUBLIC MEETING THAT WILL REVIEW THIS PROJECT WILL BE THE CIVIC DESIGN REVIEW SET FOR MARCH 3RD 2026 BETWEEN 1PM AND 5PM

PLEASE CLICK HERE TO VIEW THE CURRENT CDR PRESENTATION

TO ATTEND THE CDR MEETING BY ZOOM CLICK THIS LINK BELOW

https://us02web.zoom.us/webinar/register/WN_X4z48ofCSkeVKdZP1G_WHQ

The meeting will begin at 1:00 PM •

FOR CRITERIA FOR THE CIVIC DESIGN REVIEW PLEASE READ THIS DOCUMENT.

FOR CIVIC DESIGN REVIEW MEETINGS IN PERSON GO TO:

1515 ARCH STREET

18TH FLOOR

RM. 18-029

EFCC zoning meetings generally take place on the third Wednesday of every month when there are specific projects with zoning refusals needing exceptions, referrals or variances. As a Registered Community Organization we are required by city ordinance to review projects going before the Zoning Board of Adjustment that generate refusals.

QUEEN LANE RESERVOIR PROJECT

- ZONING CHANGE & COMMUNITY AGREEMENT

Bill 240012 was passed by City Council:

This Bill that changes the zoning of the Site from Residential to Civic use was passed by city council with insufficient community protections in place and without a Community Agreement. This was a promise made to the Community by the PWD - which they have since withdrawn. Please continue reading at right.

The Queen Lane Reservoir Reconstruction Project was introduced to the community on January 9th 2023 at 7 pm during the General Membership Meeting. There have been follow up meetings on June 6th (with neighbors on borings for tunnel) and September 11th with updates to include community concerns. See commentary to the right!

FOR JANUARY 9th 2023 PRESENTATION - CLICK HERE.

FOR JUNE 6th 2023 PRESENTATION - CLICK HERE

FOR SEPTEMBER 11TH 2023 PRESENTATION - CLICK HERE

EAST FALLS NCA Updated!!!

This is the Commercial Area Overlay

For final bill - click here

PWD agrees to fencing, lighting and landscape improvements at 4540 Ridge Pump Station Project

Update - 03.26.2025

As a result of two meetings convened by the East Falls Community Council’s (EFCC) Zoning Committee between the Philadelphia Water Department (PWD) and neighbors of the PWD’s Gustine Lake pumphouse, PWD has agreed to make significant improvements to its plans for new exterior electrical equipment (generators and switchgear) at the site.

The PWD originally presented their plans at a Sept. 18 meeting. That meeting was prompted by the agency’s proposal to remove 25 existing trees on the site at 4540 Ridge Ave, of which approximately 6 are legacy trees. A legacy or heritage tree is defined as an existing tree beyond a certain age and size. Seven of the 25 trees are reported dead. 22 new major trees of native species will be planted along with 12 smaller ornamental trees.

PWD’s initial plans included a chain link fence topped by barbed wire surrounding the property and fewer trees between the sidewalk and the new equipment and new lighting that would not be shielded.

At a follow-up meeting on Oct. 16, PWD officials told Zoning Committee members and neighbors that they would replace the chain link fence and barbed wire with a decorative fence that meets the department’s security requirements.

They also agreed to provide a screen of diverse mix evergreen trees around the two new large generators, which otherwise would have been visible from Ridge Ave.

They also agreed that all new lighting would be full cut off fixtures which will reduce any glare to passersby and neighbors.

The Zoning Committee’s role was triggered by the PWD’s proposal to remove legacy trees on parkland to accommodate the addition of exterior electrical equipment to be located adjacent to the existing pumphouse, including two large enclosed diesel generators and electrical switchgear.

The PWD’s proposal is scheduled to go before the Zoning Board of Adjustment at 2 pm on April 23rd.

Also Note: The two new generators will be enclosed in Level 2 sound attenuation enclosures and painted a standard beige color. They were to be painted dark green, which is no longer required due to the incorporation of a landscape screen. They will be 18 feet above adjacent grade and will be elevated above the 500-year flood level and sit atop a concrete base and diesel fuel tank.

The goal is to demonstrate the level of sound control will meet the noise ordinances at both daytime and nighttime maximum levels at all neighboring property lines during testing run times and emergency operation.

PWD officials confirmed that emergency generator testing runtimes will occur only in daytime hours and be limited to one hour per month and one half hour per week.

A final on-site meeting was held on March 4th 2025, with six neighbors and staff from the PWD and their consultant engineers. The scope of the tree removal was explained in detail along with the placement of the generators. Unfortunately, the placement of existing and extensive underground water and electrical utilities has resulted in this unfortunate placement of the generators and switchgear in the meadow used by residents.

‘Maintain quality of life’

Community reviews of projects are always an opportunity to provide constructive feedback to align with community standards and expectations, and to maintain East Falls’ physical environment and quality of life. We appreciate this opportunity and the willingness of PWD to consider our feedback and incorporate our suggestions.

About Zoning

EFCC is a Registered Community Organization (RCO) with a Zoning Committee fully made up of volunteers. Members include:

Hilary Langer, (Chair), Emily Nichols (EFCC President), Raymond Adams, Bill Epstein, Glynis Tart, Stan Sherman, LB Young, Lisa Monaco, Justin Yost, Paul Elia, Thomas Flynn, Jim O'Toole, Bruce Weitz, Linda Norris, Mike Costello, Alan Fody. Rev. Nick Taylor

All members abide by the zoning rules and regulations provided by the ZBA and the EFCC's procedures and bylaws, which can be reviewed in the EFCC's Archives.

ZONING UPDATE

SCHUYLKILL CROSSING TUNNEL UPDATE

The Water Department presented the most recent update on Schuylkill Crossing Project to the Community, to describe the impacts, logistics and the details of the project. The current project lays the groundwork for the Tunnel project which now will happen closer to 2030.

Please see the Powerpoint Presentation here.

The project detailed above will remove trees at what is currently an overgrown (naturally re-forested) original basin. Sediment will be removed from the raw Water basin and will be removed. The area of the old lagoon will be levelled out and become the staging area for the tunnel project - a 150' deep tunnel connecting Queen Lane and Belmont Reservoirs.

Zoning update: EFCC is tracking all of these!

It's not all just variances and required public meetings in advance of zoning refusal hearings! Please read on. Here is a quick rundown of the status of projects, potential projects and those under construction in East Falls.

4401 Ridge Avenue: Topping the East Falls Community Council’s (EFCC) zoning agenda as 2026 kicks off, is a proposal for the development of 4401 Ridge Ave. – at Ridge Ave. and Merrick Rd. -- by 4401 Ridge LLC who are proposing a 257 unit 8-story series of connected buildings on the 1.85 acre site. The developers also have a management arm called MGMT Residential that would manage and maintain the development once completed.

The project goes before the zoning board on March 25th 2026 at 2 pm for a refusal hearing based it will be partially constructed on steep slope. The developers meet all the other requirements of the zoning code for mixed commercial use CMX-3. The required public meeting will be held on February the 18th by Zoom at 7 pm. The Zoom link will be posted on the EFCC Zoning Website and near neighbors will be formally notified by mail of the meeting as required by City Ordinance.

The property is owned by the Philadelphia Housing Authority (PHA) who are disposing of the property to the highest bidder on behalf of HUD. The value of the property was assessed at $5 million as PHA put the property on the chopping block in 2025.

In 2021 and 2022 this site was the subject of a lengthy stand-off between the EFCC and a Baltimore developer who sought to buy the property from the PHA to construct a 185-unit building that would have risen nine stories in the rear with essentially a small commercial space at the Corner of Ridge and Merrick with apartments above, and the balance of the site would have been terraced into an open parking lot. After much debate and a vote by East Falls residents attending meetings on the issue, the EFCC opposed the proposal. The Zoning Board of Adjustment (ZBA) however approved the variances causing EFCC to appeal the decision. However, as the appeal proceeded, the PHA withdrew its offer to sell and subsequently reposted it for sale which is why we see this new proposal.

The new proposal occupies more site area as the building will occupy its Ridge Avenue frontage and will therefore be able to accommodate more units than the previous proposal. All 217 parking spaces will be provided within the building footprint leaving the balance of the site to be open area and landscape. The developer is still adjusting the design for the building to be ready to present to the community on February 18th 2026.

Please check our website for updates on this project and by picking up and reading future issues of East Falls NOW landing on your stoop, doorstep, path or porch delivered at expense.

On other zoning issues in East Falls:

3401 Ainslie St., aka Old Garett Farm, permits have been pulled for the demolition of the existing building and the construction of nine town homes. The project can proceed “by right,” meaning no zoning variances are required. A Group of neighbors who would rather see the existing building preserved are banding together to gather the resources to make an offer on the site. However, an offer was made by a commercial entity and the address is currently off market and under contract.
4211 Ridge Ave., Shan Chuan Chinese and Japanese Restaurant, seeks to remove restrictions on its liquor license limiting it to sales of six-pack take out and a service bar. No violations of Shan Chuan’s license have been reported in their 20-year history and there have been no nuisance complaints. The Zoning Committee voted to support the request to remove the restrictions. If anyone has any reservations to this request please submit an email to zoning@eastfallscommunity.org or come to the next community meeting to be held on Monday February 9th at 7 pm to voice any concerns.
3445 Division St, where the owner sought to build a three-unit building but was opposed by neighbors and the Zoning Committee concerned about height and overall size of the proposed building on tight Division St. Work began on a by-right single home. The structure and exterior sheathing has been completed and windows installed. There has been no sign of progress since June of 2025. The rumor is the developer of the project is bankrupt and cannot finish the project. We do not know at this point if the property is up for sale in its unfinished state.
3113 Midvale Ave., where the homeowner seeks to create a driveway on his front lawn. The Zoning Committee approved the request for a variance following improvements made to landscaping and changes to the driveway and parking area, but the ZBA has asked the owner to resubmit his application due to the modifiactions.
3731 Midvale Ave., where the owner of the existing two unit property sought a variance to operate a short-term stay (Airbnb – visitor accommodations) not allowed in the Commercial district. The Zoning Committee supported the request for a variance, and the ZBA voted to grant it on Oct. 22, 2025.
3810 The Oak Road., The owner in this instance was proposing to build an accessory 3 car garage with storage and workshop above with a 47’ wide x 25’ deep x 22’ height dimension in the location of a smaller garage to be demolished. The refusal was for exceeding the maximum allowed dimensions of 35’ width and 15’ height. The zoning Board granted the request. This sets a precedence for oversized accessory structures in RSD-3 residential districts.

We appreciate and encourage any comments you have on your mind on the business of zoning and construction in East Falls and your participation at our in-person meetings held every second Monday of each month at 7 pm in the Sanctuary of the East Falls Presbyterian Church at 3800 Vaux Street. See you there!

Queen Lane Reservoir reconstruction, 2036 to 2042

On May 23, 2024 Philadelphia City Council approved legislation sponsored by Councilmember Jones to change the zoning of the 110-acre Queen Lane Water Treatment Plant from Residential to Civic Use. (RSA-2 to SP-CIV).

The bill did not include some stronger amendments sought by the EFCC Zoning Committee and nearby residents -- amendments we have proposed since mid-2023. The City Planning Commission, PWD and the Councilman’s office all decided -- without the courtesy of meetings requested by the EFCC -- to ignore our further amendments.

Under the previous zoning of the property, EFCC and neighbors had input into conditions at the edge of the facility along the public right of way. This is how in 2010 neighbors were able to negotiate improvements as PWD upgraded the lighting and security of the site. What are some of the amendments that EFCC has asked for and were not approved?

Primarily, it was agreed that transmission towers, permitted by special exception, would be restricted to building-mounted antenna for municipal use only. For some unexplained reason this did not make it into the amended bill. It needs to be included. A 100-foot-tall transmission tower would not be a good neighbor. Cell towers are considered urban blight at the same level as billboards.
Another concern is that the current requirements for buffer zone landscaping are minimal. Plantings take years to grow in, and sometimes not at all, especially if there are plant failures and along with the chronic lack of maintenance. PWD historically has not replaced shrubs and trees that die. EFCC has proposed more robust planting in buffers and a commitment to improved site maintenance, which would provide more substantial and natural screening at critical areas, such as parking lots.
EFCC also has proposed that landscape buffers be required on Fox St. By the new zoning law there would be no buffers due to there being no residences. But Fox St. is one of the major gateways into our community and it is important that there be landscape buffers where the utility will locate most of its visible plant.
There might have been reasons why these and other amendments were not accepted by the Planning Commission. EFCC received no explanation or a meeting. We just were told, “NO”.

Has the Councilmember assisted the East Falls community?

Yes. He told the PWD on April 8, 2024, that if it were to be given the by-right Zoning that there absolutely had to be assurances for the community.
To his word, The Councilmember had the Planning Commission include some community protections for landscaping, buffers, fencing, lighting and driveways into the zoning legislation.
The amended bill was submitted to us for our review as the bill was before City Council for approval.
None of our strengthened amendments were adopted or discussed per the above.

Our goal is to keep working with the Councilman’s office so we can update the bill in an upcoming session. Our leverage, however, is gutted now the PWD has the by-right zoning. Other than what is included in the bill and allowable within the SP-CIV zoning designation we remain vulnerable.