Politics & Government

Civic Supports Two New Homes, Despite Height Concern

Residents near the Cresson Street project raised construction issues.

Two new homes each with two units and off-street parking could come to Cresson Street, after the Manayunk Neighborhood Council voted to support a measure from developers Wednesday.

However, 38 neighbors—mostly nonmembers to the civic association—opposed the project, attributing an excessive building height.

Chris Fell and John Murphy proposed two, multi-family homes at 4147-49 and 4151 Cresson St. in Manayunk. Currently, they exist as the abandoned Manayunk Italian Republican Club and a one-story garage, respectively.

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Both the structure and use of the structures don't conform to Philadelphia zoning. They need a variance to build two-family homes in what is defined as one-family.

Proposal details include:

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  • Constructing two stories on the existing garage.
  • Creating garages on each building that accommodate four vehicles.
  • Conforming to code with average building height of 35 feet.
  • Having 2, two-bedroom apartments in each unit.
  • Leaving existing curb cuts to keep street parking the same.

Parking itself, often a Manayunk concern, wasn't an issue, as the developers accounted for it.

However, residents with properties bordering on Apple, Jamestown and Cresson Streets did raise concerns with building height, construction schedules and property impact.

'It's Just Too Tall'

Rich Castrovillo, a MNC member from Apple Street, presented a petition from neighbors opposing the plan. Although he previously held contentions about proposed trees and hours, his main problem was building height.

"All we are asking for here is a height change. It's just too high. I don't care about the trees, the time—it just cuts off my backyard a lot," he said.

With a first-floor height around 14.5 feet, neighbors suggested knocking that lower and bringing the whole structure down 5 feet.

"It doesn't overshadow his house, but it will his yard. For a long-term investment, it seems worth it make the neighbors—who aren't opposed to the project—happier," one neighbor said.

Zoning attorney Bill O'Brien presented the project and said the plans were modeled on what the law allows.

"Our zoning refusal has nothing to do with height. We're within our legal rights to be where we are," he said. 

In addition, Murphy said bring the garage down isn't structurally feasible. The project works around the existing structures and altering it would make costs "astronomical."

"I might as well take the whole building down. Dropping the height leaves me no walls, and to arbitrarily think I can drop it down is incorrect," Murphy said.

Fell added, for the Italian Club, it only adds 6 additional feet and is all legally permitted. 

Other Concerns

With a major street repair project underway nearby on Jamestown Street, the area is a hotbed for construction activity. Neighbors went back and forth on work times. The final conclusion—Monday to Friday 7 a.m. to 5 p.m.

If Saturdays are needed, Fell agreed to notify the neighbors ahead of time for exterior work in the early stages.

Other residents were concerned about the impact on their property. On the whole, the buildings take up a major portion of land.

MNC member Hilary Langer, who voted against the project, said jamming the property in may be legal but not right. He called for more yard space.

"There's still lots of room for garage parking even if you provide rear-yard setbacks... So keep it exactly the way it is and just make the buildings bigger. That's the way it is," he said.

Next Up

With four votes opposed, the MNC approved the move. Like most civic organizations, only active members may vote. Castrovillo's petition was considered, but didn't represent the organization itself. He voted against it.

However, those 38 signatures will make their way to the Philadelphia Zoning Board of Adjustment, which will rule on the case April 25 at a to-be-determined time.

Residents may write letters or formally voice their concerns at that time.


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