Civic op­poses vari­ances

Ridge Park votes down pro­posed plan for Cin­namin­son Hill town­home de­vel­op­ment

The Review - - Front Page - By Thomas Celona tcelona@21st-cen­tu­ry­ @thoma­scelona on Twit­ter

ROXBOROUGH >> PRDC Prop­er­ties is al­ready work­ing on one de­vel­op­ment project on Cin­namin­son Street, but if lo­cal res­i­dents have their way, a sec­ond project will not hap­pen.

The Ridge Park Civic As­so­ci­a­tion unan­i­mously voted to op­pose re­quested vari­ances for a pro­posed 18-unit town­home de­vel­op­ment at 358-360 Cin­namin­son St. in Roxborough dur­ing the civic’s May 9 meet­ing.

PRDC Prop­er­ties is cur­rently build­ing six homes on the street in a project that is by right.

The PRDC Prop­er­ties project that was be­fore the civic seeks to cre­ate a pri­vate street off Cin­namin­son that would ser­vice 18 three-bed­room, three-bath town­homes, ac­cord­ing toHer­culesGri- gos, at­tor­ney for the de­vel­oper.

Each unit would have a one-car garage, along with a park­ing pad in front of the home, ac­cord­ing to Gri­gos. Ad­di­tion­ally, there would be 13 com­mu­nity park­ing spa­ces.

A home­own­ers as­so­ci­a­tion would be estab­lished.

“All main­te­nance of the street will be on the home­own­ers as­so­ci­a­tion,” en­gi­neer Den­nis Kurek said.

The HOA also would han­dle pri­vate trash re­moval, ac­cord­ing to Gri­gos.

All stormwa­ter­man­age­ment to be han­dled on site, while all trees taken down dur­ing con­struc­tion would be re­placed in kind along the bor­der to in­crease the buf­fer with the neigh­bor­ing homes, ac­cord­ing to Kurek.

Rep­re­sen­ta­tives for the de­vel­oper said they had met with com­mit­tee mem­bers fromthe civic on

two oc­ca­sions and made ad­just­ments to the plan based on their feed­back to hope­fully keep the project in line with neigh­bor­hood wishes.

The de­vel­oper sought sev­eral vari­ances in or­der to make the plans a re­al­ity.

The first was be­cause mul­ti­fam­ily res­i­den­tial con­struc­tion is not al­lowed in the zon­ing district.

While only one fam­ily would live in each town­home unit, the en­tire prop­erty would be con­sid­ered one lot for zon­ing pur­poses, mak­ing it a multi fam­ily project, ac­cord­ing to Gri­gos.

“It’s a tech­ni­cal vari­ance,” Gri­gos said. “It meets the in­tent and the spirit of the code.”

Also since the site would be viewed as one lot, the plans re­quire a vari­ance from the reg­u­la­tion that al­lows only one prin­ci­pal build­ing per lot.

“I think the den­sity’s ap­pro­pri­ate based on zon­ing stan­dards,” Gri­gos said.

A third vari­ance would have waived the re­quired steep slope pro­tec­tion at the prop­erty.

A grav­ity sewer would go from the site out to Parker Av­enue, go­ing over the steep slope, ac­cord­ing to Gri­gos.

“None of the houses or none of the ma­jor de­vel­op­ment af­fect the steep slope,” he said.

Neigh­bor­ing res­i­dents in at­ten­dance were vo­cal in their ob­jec­tion to the project, with their main con­cerns fo­cus­ing on traf­fic on Cin­namin­son Street.

Many said they feel driv­ing on Cin­namin­son is cur­rently dan­ger­ous and ad­ding more res­i­dents would add to the poor con­di­tions.

“You’re talk­ing about ad­ding 38 new cars on that road,” one res­i­dent said. “That street is not ca­pa­ble of han­dling that. It’s ab­surd.”

Oth­ers said the street is in dis­re­pair and is dif­fi­cult to nav­i­gate dur­ing poor weather.

Some, how­ever, noted many of the res­i­dents’ con­cerns were bet­ter directed to the Philadel­phia Streets De­part­ment, not the de­vel­oper.

“Let’s bite the head off the right snake,” Denise Bratina said, say­ing res­i­dents need to let the city know about the con­di­tions of roads and sim­i­lar mat­ters.

Many neigh­bors also com­plained about the im­pact the con­struc­tion of the first set of homes has al­ready had on the neigh­bor­hood, fear- ing it would con­tinue or be­come worse if a sec­ond project be­gan.

One res­i­dent com­plained about hav­ing her drive­way con­tin­u­ally blocked by con­trac­tors’ ve­hi­cles, while another noted a bull­dozer had been left on the street overnight.

The de­vel­oper’s rep­re­sen­ta­tives promised to ad­dress those is­sues im­me­di­ately.

In the end, the civic voted 21-0 to op­pose the re­quested vari­ances, with 10 peo­ple ab­stain­ing.

Newspapers in English

Newspapers from USA

© PressReader. All rights reserved.