The new affordable housing project at 46th and Spruce will replace the former Transition To Independent Living Center building damaged by fire in 2011.

The affordable housing project at the corner of 46th and Spruce Streets will be considered this Tuesday (April 28) by the Zoning Board of Adjustment (ZBA).  This is a public meeting and residents are encouraged to provide input on the project.

The project, which includes demolition of the current fire-gutted one-story building (former Transition To Independent Living center) and construction of a four-story 24-unit structure, was approved by the Spruce Hill Community Association’s zoning committee in December 2014.

The Mission First Housing Group building will include one and two-bedroom rental apartments aimed at low-income single residents (read more about the project here).

The Zoning Board of Adjustment will also consider a request for a special permit to all of the warehouse at 4751 Woodland Ave. to be used for “live action puzzle solving activity for more than 50 people,” according to a zoning notice on the property. We’re not sure what that means yet, but we’ll keep you posted.

Both hearings are scheduled for 9:30 a.m. at 1515 Arch Street, 18th Floor.

4751 Woodland Ave.

Studio 34 needs a “nightclub” permit to keep hosting large events like the City Kitties benefit auction pictured here. Photo from City Kitties.

A couple of dozen supporters of Studio 34, the yoga and arts space at 4522 Baltimore Ave., breathed a collective sigh of relief last night when the Spruce Hill Community Association zoning committee vowed to help figure out a way to get the studio compliant with city codes.

Studio 34 needs a “nightclub” permit to continue to hold events like dance recitals and art shows that it has held since it opened eight years ago. A few residents who live near the studio are concerned that if Studio 34 vacates the building one day (it has a 20-year lease) the nightclub permit might be used to open an actual nightclub. The building’s owner also owns the nearby Fiesta Pizza.

The ordeal began a couple of years ago when an organization rented Studio 34 to host a large event. They set up a bunch of folding chairs, but didn’t leave an aisle, a code violation. Later a city inspector came around and suggested that Studio 34 needed a special permit to hold large events that weren’t part of its core mission as a yoga studio. Since another part of its mission is providing community space for all sorts of events, Studio 34’s co-owners have decided to pursue the permit.

“We just want to do it above board,” said co-owner Jim Peniston.

The zoning committee committed to helping Studio 34 and nearby residents figure out a way to get the permit, but have some limits placed on it. For example, there could be a stipulation that the permit has an expiration date.

“No one is anything but complimentary about what you guys are doing,” said zoning committee chair Barry Grossbach.

While no decision was made at last night’s meeting, the board promised to be supportive of Studio 34’s efforts while reassuring neighbors that they won’t someday live near a rollicking, nighttime hot spot.

The portion of the 4400 block of Chestnut that would be the front of a new apartment complex on the 4400 block of Chestnut. The two buildings to the right of the gym would be demolished to make room. (Photo from Google Streetview)

West Philly-based property developers Orens Brothers presented a more detailed plan for a high-end, 150-unit complex on the 4400 block of Chestnut Street to the Spruce Hill Community Association zoning committee last night.

Orens Brothers, whose headquarters are in the current glass-fronted building at 4415 Chestnut, have been acquiring mostly vacant properties on that block, on 44th Street and Ludlow Street that they will demolish to make room for a planned five-story glass and brick building on Chestnut that would extend north to Ludlow and east to 44th (behind businesses near 44th and Chestnut). That building would connect via a covered walkway to another new building on the 4400 block of Ludlow.

Yep, it’s complicated. The complex would house 150 mostly two-bedroom, market-rate apartments. Fit Gym, which is located in the current building (and is also owned by the Orens Brothers) would be moved to the first floor of the Ludlow Street building. The plan also includes 1,500 square feet of commercial space along Chestnut Street that could accommodate a small café or deli. The proposal includes 65 off-street parking spots on the property.

Scott (right) and Guy Orens present plans for the project to the Spruce Hill Community Association zoning committee last night. (Photo by West Philly Local)

The Orens Brothers, who have developed several properties in West Philly including the Croydon building, offered some very preliminary ideas to the committee last month. This time was more formal and a dozen or so nearby residents were on hand to ask questions about parking, property taxes and time frames.

“It’s gentrification at its best,” said Darryl Thomas, the owner of Philly Cuts at 4409 Chestnut, who said he is not against the project but has many questions.

While the project will likely bring more activity to an area that includes a lot vacant lots and deteriorating properties, he and other wonder what impact it will have on the small businesses and single-family homes that are left standing nearby.

The project would be built on a patchwork of parcels and many will need variances for the project to go ahead. Nothing official was decided at last night’s meeting. There will be at least one more meeting with the zoning committee before the project goes before the city’s Zoning Board of Adjustments.

Last December we reported that the Subway restaurant at 4533 Baltimore Ave. closed down for an indefinite time. Four months later the restaurant is still closed and a sign appeared on the building saying that the space is being leased by Mallin Panchelli Nadel Realty, Inc.

The 1,100-square-foot space with a basement is reportedly offered for $2,500 a month (the listing with more information and photos is here). All the equipment, fixtures and furniture left after Subway are still there and available for purchase, according to the listing.

Prior to Subway this space was used by small local businesses. The news of Subway opening in the space in 2012 wasn’t taken well by some community residents (see photo below). The restaurant became a focal point of controversy in 2011 and 2012 (read more here).

The Spruce Hill Community Association (SHCA) is inviting neighbors to learn more about and discuss new development proposals in the area at their next zoning committee meeting on Thursday, April 23 at 6:30 p.m.

Orens Brothers presenting their new project at Spruce Hill zoning meeting in March, 2015.

A discussion of a new development project at 4415 Chestnut Street is scheduled to be the first item on the agenda. Orens Brothers proposed a bold development for 150 apartment units, 50 parking spots, and three commercial/retail spaces at 4415 Chestnut through to Ludlow and down Ludlow, both sides, to 44th street. This will be an opportunity for neighbors to hear the proposal and offer questions and comments.

Other agenda items include:

• Two family dwelling at 217 S. 42nd Street. The Committee and neighbors approved these two units earlier, and this is the official RCO meeting.

• Studio 34’s application for a Special Assembly License. Read more about this application on the Studio 34 Facebook page.

• 22-28 S. 43rd Street. Continuation of discussion on development of land adjacent to an existing mosque. An update from the architect on design issues will be presented.

• 4530 Locust Street. Application for a three-unit building.

The meeting will take place at the SHCA office at 257 S. 45th Street. Each topic discussion is expected to take about 15 minutes, except for the 4415 Chestnut St project, which may take up to an hour, according to a committee notice.

30th Street Station District Plan open house (Photo via from www.phillydistrict30.com)

As we reported earlier this year, the stakeholders behind the 30th Street Station District Plan are seeking feedback from the community and interested parties on the project through a series of public open houses and via the District Plan’s website.

The results of a project survey completed between January 28 and February 27 have just been announced. Some 339 people completed the survey distributed at the open house or online. Participants answered the questions about their experiences at the station and in the surrounding area, and their future expectations. Also, they submitted hundreds of ideas about improvements to the station, transportation network and the neighborhood, which the project team will analyse.

Here are some of the ideas that the project team will be considering.  Continue Reading