Zoning Committee: June 25th @ 6:30 in the Parsons Building

505-09 Dickinson Street:  Proposed relocation of lot lines to create two lots from three lots for proposed single-family dwellings with a variance for minimum lot size of 613 square feet, where a minimum of 1,440 square feet is required in the RSA-5 zone.

540 Watkins Street: Proposed rear second-story addition to an existing single-family dwelling with a variance to permit 22.6% open space, where a minimum of thirty (30%) is required in the RSA-5 zone.

ZBA Application #441524 (1107 S. 6^th Street)

The ZBA application at 1107 S. 6th Street presented the ZBA application at a Dickinson Square West Civic Association (DSWCA) Zoning Committee meeting on Tuesday, February 26, 2013. At that time, the applicant presented plans to construct a four-story structure with ground-floor commercial and four dwelling units above in the RSA-5 zone that require a use variance and bulk variances for height and open space.  Based on feedback and a Zoning Committee letter dated March 3, 2013, revised plans showing only three dwelling units and the first floor of only commercial or office space.

The DSWCA Zoning Committee feels the bulk variances for 10.9% open space and a height of 41’ are de minimus and appropriate for the property near a major intersection.  Based on revised plans, the Zoning Committee also recommends approval of the use variance for three (3) dwelling units above a first floor use of commercial or office space (not a restaurant) for 1107 S. 6^th Street.

The Zoning Committee further recommends and has strongly encouraged the applicant to integrate the following comments and site improvements into their development:

1. The loose, uneven boards on the sidewalk in front of the lot are dangerous and a hazard, which should be removed immediately in conformance with the Property Maintenance Code Section 302.0.
2. Any security grilles and/or roll-down metal grates utilized on the site shall be see-through for safety and appearance, as outlined in the Philadelphia Design Guidelines for Commercial Facade Improvements (PCPC, p. 13).
3. All trash be maintained internally, which the applicant agreed to at the presentation.
4. A restaurant was not proposed during the presentation and would require additional approval from the ZBA with an additional meeting before the Dickinson Square West Zoning Committee.

ZBA Application #449912 (1313 S. Fairhill Street)

The ZBA application at 1313 S. Fairhill Street was presented the ZBA application at a Dickinson Square West Civic Association (DSWCA) Zoning Committee meeting on Tuesday, March 26, 2013.  The Zoning Committee provided public notice to surrounding neighbors for that meeting (enclosed).  At that time, the applicant presented plans to construct a rear second floor “bump out” addition to an existing single-family dwelling with bulk variances for the following:

• To permit 17% open space, where a minimum of thirty (30%) is required.
• To permit a rear yard variance for three (3’) feet, where a minimum of nine (9’) feet is required.

The DSWCA Zoning Committee feels the bulk variances are de minimus and similar to surrounding dwelling units; Therefore the Committee recommends the approval of the bulk variances for open space and rear yard setback at 1313 S. Fairhill Street.

February Zoning Committee

Tuesday, February 26, 2013

6:30pm

Parsons Building (in Dickinson Square)

4th & Morris Streets

1107 S. 6th Street (SE corner of 6th & Washington)

On November 7, 2011, the ZBA granted a variance for the rear and 4th floor addition to an existing 3-story structure with a eat-in and take-out restaurant on the first floor with 4 apartments above (Application #348497, Cal #15672).
On June 21, 2012, the ZBA granted administrative review and amended the prior application for the rear and 4th floor addition for an eat-in and take out on the first floor and one family dwelling on the first floor and three family dwelling above (Application #408554, Cal. #15672).
The owner was in the process of obtaining use registration permits to perform the renovations to the building in connection with the previously granted variance when Hurricane Sandy severely damaged the existing walls of the property.  Due to the damage from the hurricane, the existing walls have been deemed structurally unsound and the property requires total demolition.
A use variance is requested to permit a four-family dwelling, where a four-family dwelling is not permitted in the RSA-5 zone.
Bulk (c) variances are requested for the following:
-To permit 10.9% open space, where a minimum of thirty (30%) is required.
-To permit forty-one (41’) feet, where a maximum of thirty-eight (38’) feet is permitted.

Our next meeting will be Wednesday June 6th at 6:30pm at the Parsons building on Dickinson Square park at 4th and Morris. Below are the two zoning variances we will consider:

• 516 Federal St
• 646 Pierce St