PRESENT: Matt Ruben, President; Don Phillips, Vice-President; Steve Richman, Treasurer; Rick Angeli; Fernando Benavides; Michael Coyne; Larry Freedman; Lystra Harris; Katrina Mansfield; Chris Somers; Anne Waginger.
ABSENT: Janet Finegar, Secretary (Katrina M took minutes); Irene Lambrou; Josh Upin
The meeting was called to order by the President at 7p.m.
Motion: By Anne, seconded by Rick:“To approve the minutes of the June Board meeting as presented.”
Guest: Councilman Mark Squilla attended and discussed options to address Finnigan’s Wake expansion.
President’s Report: by Matt Ruben
PLANNING AND POLICY-RELATED ISSUES
- Mission – No update; Don will be heading up this initiative over the next several months.
- Casinos – No update.
- Central Delaware Master Plan – The current, “interim” zoning overaly for the Central Delaware Waterfront area was extended by City Council. This will keep the overlay in place while the permanent overlay – which was not completed in time to be introduced to Council before the summer recess – moves towards its final draft. We remain concerned about some key provisions of the draft permanent overlay, particularly around river access streets, and allowable building height.
- Zoning Code – The new Zoning Code will go into effect August 22. Remapping – assessing each parcel in the city to see if its base zoning needs to be changed – has begun, and the first two of several public meetings for the section of the city involving NL took place this past month.
- Administration – No update.
- Budget and Finances – The Finance Committee (aka the F&A Committee, for our more veteran board members) met in late June, with Steve chairing, and Michael, Fernando, Don and I in attendance. Updates in the Treasurer’s report (attached).
- Events – The Music Fest went off without a hitch. Net revenue this year was about $2,900.
- Spring Garden Greenway – Former board member Barbara Saverino has graciously continued to work on this. We have just about closed out the original $100k Delaware Valley Regional Planning Commission grant, via expenses incurred in the work on Madison Memorial Park. We have a bit more than $22k left (out of an original $30k) from a grant we received from Transport Workers Local 234, which we will apply to Madison Park maintenance and plantings, and to other aspects of Spring Garden work.
3. DEVELOPMENT ISSUES AND DEVELOPER RELATIONS
- Tower Investments – As most board members know, we had a private meeting with Tower and PYT on June 20. Present were Bart Blatstein and Tina Roberts of Tower; Tommy Updegrove of PYT; reps from the DA’s office, the 26th Police District, State Rep. Mike O’Brien’s office, Councilman Mark Squilla’s office; and several NLNA board members, including Rick, Larry, Katrina, Steve, and me. Details about this – and the ensuing discussion at the June 28 General Membership meeting – at our board meeting.
- Finnegan’s Wake – As everyone knows, the two Council ordinances were passed by Council on June 21. We’ll recap our current and next steps at our board meeting.
- Club Aura – A hearing before the L&I review board took place June 26, to hear Aura’s appeal of the City’s denial of a special assembly license – which would allow Aura to have live entertainment and dancing (i.e. to function as a nightclub rather than a restaurant). Testifying against Aura’s appeal were Councilman Squilla, Capt. Brian Korn of the 6th Police District, Sgt. LaTorre of PA Liquor Enforcement, a PA LCE undercover officer, a neighbor from the 100 block of Fairmount Ave., and me on behalf of NLNA. The L&I board denied Aura’s appeal. They are free to appeal that decision to the Court of Common Please, but they cannot operate as a nightclub unless an appeal is heard and they win.
4. OUTREACH/EVENTS/GENERAL MEETINGS
- General Meetings – The June GM was quite successful – a packed house, and productive new contacts with about 20 Piazza residents. Details at our board meeting.
5. COMMUNICATION AND PUBLICITY
- Internet – The email list is closing in on 1,850. I still would like volunteers to help post to our Twitter account.
- Web site – The new web site is nearly ready to launch. Katrina has been heading this up and is in the final “punch list” phase with Micah Gold-Markel.
6. OTHER ITEMS
- Board Polls – Ratification of any online or online board polls since last month’s board meeting.
Treasurer’s Report: Steve Richman
- Steve asked John Braxton, former NLNA Treasurer, to report to the Board on the status of our dispute with the IRS on NLNA’s 2010 filing. John announced to the Board that he received a letter from the IRS stating that we have no financial obligation for the 2010 fiscal year. This effectively resolves an ongoing dispute with the IRS in our favor. The IRS had previously claimed (incorrectly) that our 2010 return was incomplete and had assessed a penalty against us. After numerous unsuccessful communications with the IRS over the past year the IRS apparently has finally acknowledged that our return was in fact complete and that we do not owe any penalty.
- Steve added that our 2011 return has not yet been filed. Our accountant had requested an extension to mid-August for filing the return, which was granted by the IRS.
- Steve then distributed a financial report covering the period October 2011 – June 2012. The report shows income and expenses for the first 9 months of our fiscal year and compares these to budgeted projections.
- Steve also discussed preparation of the 2012-13 budget. The Finance Committee will work on the budget over the summer with various NLNA committee chairs and other Board members. Steve hopes to have a draft budget to the Board at the September meeting and a final budget for approval at the October meeting.
Motion: By Anne, seconded by Fernando. “To accept the Treasurer’s report as presented.”
Business Association Liaison, Casino, Clean and Green, Education, Environment, Fundraising, Membership, Neighborhood Plan, Operations, Townwatch, Recycling, and Urban Design Committees: No reports.
Community Center Committee Report: Larry Freedman: written report attached and reviewed.
The renovations to the community center building will cost approx. $55K and should be completed by November.
Election Committee: Irene Lambrou:
Sole eligible and amenable nominee Erika Goldberg was elected at June 28 GM to fill the remainder of Steve Richman’s at-large director seat (11 months).
As the GM had a packed agenda, and there was no objection, the vote accomplished by show of hands.
2012 EC duties are hereby complete, barring any unforeseen circumstances.
Liberty Lands Committee Report: Janet Finegar
Liberty Lands Board Report – July 2012
Activities during June:
- Movies: The all-80′s movie schedule is out and drawing good response. The first one was last night, and despite a few small problems to tweak it was, overall, good.
- The bathroom continues to go well. We get a few new members every month, and there hasn’t been a stink yet. There was one recent incident of graffiti which Janet painted over. The trellis exists and will get installed someday.
- New signs for the rain garden, City Harvest gardens, and some rules reminders will be installed soon.
- Weekly weeding club continues, every Saturday from 9-11, and is attracting a small but steady set of volunteers. Drop-in volunteers always welcome, coffee and (usually) donuts provided.
- A Full Plate’s kids’ concerts have moved to the park from Liberties Walk. They will be Thursdays from 6-7 by the playground. They are almost all acoustic and seem to work okay there.
- Work progresses on the Laurel Street gardens annex. The fence and gate on Laurel street are up, Seth is working on spreading some donated soil, and the whole thing is moving along.
- Janet and Liz’s vacation summer schedules barely overlap, so Liz is the go-to emergency contact when Janet is not available (all of July).
- PHS donated about 100 plugs (small plants) of perennials, which are being planted throughout the park.
- We have a new volunteer taking over the Birchberry garden. Our previous “new” volunteer, Marni, has been working hard on the rain garden, which is looking great.
- The music fest made just under $3K.
- We are establishing a new garden area near the potty with mint and shade plants.
- Temple students interviewed Liz for a school paper; “Heart of Philadelphia” photobook also talked to her.
- Janet will start work on 2013 budget over July.
- The Art Factory group whose May talent show was problematic made a sweet video apologizing for the problems at their event and sent it us.
- City Harvest is going well and has established a regular harvest party on Monday and Thursday evenings at 7.
- No large events, but many parties scheduled including 7/22 charity yard sale, 7/29 wedding at the park.
- August 4 Phreakin’ Queer family festival
Board action: none
Zoning Committee Report: Larry Freedman; written report attached and reviewed.
Motion: By Kat , seconded by Rick. “To support the actions of the Zoning Committee in the matter of 443 Fairmount Ave.., i.e.: ‘We support a 1 bedroom live/work space with the following provisos. 1) studio/sales room in the front space 2) keep Fairmount Avenue entrance. 3) Add trash storage area on 1st floor for use by all units. It should be a minimum of 36 sf and sealed from living space/ hallway by a door with a gasket. Please return to the zoning committee with adjusted floor plans.’” Passed 11-0
Motion: By Kat, seconded by Steve. “To support the actions of the Zoning Committee in the matter of 542-44 N. 4th St. (Color Reflections)., i.e.: ‘We cannot discern the merits of this presentation. Please return with a project that demonstrates a minimum of one to one legal parking and more information about the basement units and specifically the windows, light wells, and ceiling heights. Also include any information about roof access and a detailed trash plan. Define all floor to ceiling heights on all levels. Any plans submitted should include the sidewalk on Lawrence Street restored.’” Passed 11-0
Motion: By Kat, seconded by Mike. “To support the actions of the Zoning Committee in the matter of 1102-06 N. 3rd St. (to Galloway)., i.e.: ‘Please return with contextual drawings that reveal what’s going on further down George, south and east. Please demonstrate that the parking on Galloway works. Please set back the 3 decks that come to the edge. Please provide more information on materials.’” Passed 11-0
Motion: By Lystra, seconded by Anne. “To support the actions of the Zoning Committee in the matter of 817-82 N. Lawrence St (818-24 N. 4th St.)., i.e.: ‘Please adjust your plans to address the following: Please lower the perceived height on Lawrence Street via set back, lowering of ground floor etc. Turn the entrance stairway by 90 degrees. Demonstration access to parking in the current plan and the 4th street plan. Investigate moving the pilot house north away from the south side. Would like to see demonstration of fire truck access. Increase width of entrance alley way. Would like to see ground level access and entrances on Lawrence. Would like to see contextual drawings from all directions. Please return to zoning with revisions.’” Passed 11-0
Motion: By Rick, seconded by Don. “To support the actions of the Zoning Committee in the matter of 814-32 N. Lawrence St.., i.e.: ‘We approve this project as presented. Please provide a schedule of materials, a copy of the refusal, and final signed and dated set of plans before a letter of support is provided.’” Passed 11-0
Motion: By Steve, seconded by Rick. “To support the actions of the Zoning Committee in the matter of 605 N. 3rd St.., i.e.: ‘We approve the plans as presented. Please present these new plans to UDC.’” Passed 11-0
Motion: By Kat, seconded by Chris. “To support the actions of the Zoning Committee in the matter of 919-31 N. 5th St.., i.e.: ‘We support this project as presented with consideration of neighbors concerns. Meet with the neighbors regarding the fencing, bollards, property line discrepancy and modification with 911 North 5th Street, and construction scheduling as needed. Provide a copy of the refusal and a signed and dated set of plans to the zoning committee.’” Passed 11-0
Motion: By Kat, seconded by Lystra. “To support the actions of the Zoning Committee in the matter of 201 Spring Garden St., i.e.: ‘Please return with the following clarifications to the project: interior trash storage and recycling plan, retain one handicap ramp, remove American Street handicap ramps, stairs & landing, landscaping plan, deck details, and elimination of loading zone on Green Street.’”
The Board would like to add the following Friendly Amendment to the Motion above: We support the changes to the residential units, except for the ground floor which we ask to be for commercial use in keeping with the spirit of the Spring Garden Corridor.
Motion: By Chris, seconded by Rick. “To support the actions of the Zoning Committee in the matter of 74-88 Laurel St.., i.e.: ‘We support the concept of 9 single family dwellings with parking at this location. Please meet with UDC to discuss landscaping, possibly reworking blend of pilot house, possible gate & security for front drive, and the green roof. Please provide a copy of the refusal and after meeting with UDC, submit signed and dated set of plans to the zoning committee.’” Passed 11-0
Motion: By Kat, seconded by Lystra. “To support the actions of the Zoning Committee in the matter of 900 N. Front St., i.e.: ‘We support the proposal for this development of 11 townhomes. Please go to the UDC to discuss the following: Maximize eyes on the street, enlarge balconies inwards to increase size. Extra lighting. Security cameras. Design details with respect to adjacent existing homes. A letter of support will be issued once a letter of refusal is provided and a signed and dated set of plans after discussion with UDC.’” Passed 11-0
The meeting was adjourned by acclaim at p.m.
Zoning Committee Meeting Minutes
Present: Larry Freedman, Joe Mikuliak, Ira Upin, Jonathan Sher, Tim McDonald, Sue Patterson, Mike Simone, Chris Isaacson, Chris Richetti, Rene Ermilio
(6:30) 443 Fairmount Ave. – L4 – David Orphanides – Proposal to change the first floor to residential as part of an existing structure with 4 existing units
Presentation: 1700 sf space. Previous proposal for dog grooming was not supported. Building footprint is 100% so there is no outdoor space for residential for residential zoning. Roll down will be removed. Entrance on Fairmount for upstairs units on east side. Entrance will be form back on Orkney Street. L4 zoning allows all commercial. Consider live/work studio space and not just an apartment? Have not thought about it. What is the plan for trash? Current residents leave trash on the street all days of the week. Management company is managing them, but not doing a good job. No inside storage for trash? Tenants know when trash day is. More desirable to put bedrooms in back? Quieter. Owner got input from their wives. Recommend sealed trash room in the back under the stairs? August hearing for zoning.
Discussion: Like live work space and think we should request they come back with adjusted plans. L4 allows for everything by right except for a restaurant and the like. Would specifying live/work not work for owner financially? Can suggest and he can decide. No zoning category for live/work.
Motion: We support a 1 bedroom live/work space with the following provisos. 1) studio/sales room in the front space 2) keep Fairmount Avenue entrance. 3) Add trash storage area on 1st floor for use by all units. It should be a minimum of 36 sf and sealed from living space/hallway by a door with a gasket. Please return to the zoning committee with adjusted floor plans.
Motion (Joe) 2nd (Jonathan); Vote: 5-4-0
(6:55) 542-44 N. 4th St. (Color Reflections) – C2 – David Orphanides – Proposal for 9 residential units, first floor commercial and off-street parking
Presentation: 10 residential units (not 9) with one commercial. Will continue to use parking currently being used. 2 lots. Is the lot zoned for parking that they’ve been using? Fire hydrant on corner of lot has been knocked off several times. Hasn’t been confirmed yet. Remove mezzanine planned. 3400 sf commercial space proposed. Historic building so façade would be kept. Will open windows closed with cinder block. Alley behind is part of the property. Adjacent building goes back ¾ of length of building, then opens up. Main entrance would be under the awning not on 4th. 7 apartments on 2nd floor. All would be loft apartments, generally in the ballpark of 700-800 sf., some with mezzanines. Roof deck plans would require historic variance. 1 unit on first floor. 2 basement units. Bank vault would be used as part of one unit. Both approx 1100 sf. (largest proposed units) Basement windows are sub-grade with huge wells that are covered with grates. Would open up the well space to have 4’ x 6’ windows. Currently 8 spaces on the parking lot (410 Green). No curb cut currently, or curb. Currently trying to find out what the lot lines are. 12 bedrooms proposed plus the lofts = 19 total.
Discussion: Comment: 20 cars will result from 10 units. Current zoning is C2 (allows residential). Parking lot is zoned as parking on BRT website. Current owner asphalted over the current sidewalk so they could park there. No idea if this was legal, but probably not. No longer a fire hydrant because recent repaving knocked it off and covered it over. Parking on the sidewalk now, just covered up. Would not have the same amount of space if done legally. Perhaps diagonally?
Motion (Tim), 2nd (Jonathan): We cannot discern the merits of this presentation. Please return with a project that demonstrates a minimum of one to one legal parking and more information about the basement units and specifically the windows, light wells, and ceiling heights. Also include any information about roof access and a detailed trash plan. Define all floor to ceiling heights on all levels. Any plans submitted should include the sidewalk on Lawrence Street restored.
Discussion: no roof access recommended by neighbors. Skeptical about the success of basement apartments. Need to see the number of normal parking spots with legal size of parking lot before will support. Neighbors would like the sidewalk to be restored and asphalt currently covering it to be removed.
(7:25) 1102-06 N. 3rd St. (to Galloway) – R10 A – Ted Singer – A proposal for 5 residential units with parking
Presentation: (Tim McDonald, not Ted Singer) 3rd & George. 5 lots currently (with small garage still standing). Will be eliminating curb cut on 3rd Street. Stormwater inlet on corner. 4 townhomes & one carriage house above parking. Hydrant on George corner. Four cars park from Galloway street in the back. Green space in between the units. 2nd floor bay windows that project on George & Galloway. Carriage house begins on 2nd floor on Galloway st side (interior unit). 4th floor decks/porches for all units. No materials designated yet. 4th floor set back from streets in 2 directions. Redefining the 5 lot lines. Height = 44 ft. New code will be 38 ft maximum. 3rd Street side units are 3 story, Galloway side units are 4 stories. 1105 Galloway: swapped for middle unit on Galloway side that was approved already for residential by NL zoning. Bays are within legal 3’ width. Front entrance set back which makes the depth look more pronounced. 5 existing lots – are they all R10 compliant currently? Treating this as a consolidated set of lots. Parking would not be required under current zoning. Units are 2112, 2067, 1762, 1762, and 1350 sf respectively.
Discussion: Porches are essentially decks. Should they be pushed back with 8 ft set back. Can ask them to demonstrate how the parking would work. House of owner on corner of George and Galloway has gotten hit. Skypark/green roof building has no loud parties. Would nearby residents be ok with a smaller deck or no deck. 1440 is minimal lot size. Often smaller lots get waived if the owner didn’t create the situation.
Motion (Sue) 2nd (Joe): Please return with contextual drawings that reveal what’s going on further down George, south and east. Please demonstrate that the parking on Galloway works. Please set back the 3 decks that come to the edge. Please provide more information on materials.
(8:00) 817-82 N. Lawrence St (818-24 N. 4th St.) – L4 – Ted Singer – To change the previously approved project to 22 residential units with parking (Duck flats)
Presentation: Previously approved for 25 units in 2008. Now addressing phase 1 on Lawrence and Leithgow. Rest of project (phase 2) remains the same. Parking is the main change. Used to be mechanical lifts. Now at grade. Now add elevator for residential starting at grade between parking and the residential units. Increase in height from 3 to 4 story on top unit specific to one buyer request. Height is 44 ft to the roof, 52.5 ft to top of roof access. Covered exterior stair is not just circulation but
also deck/community space. Would be extended to 4th story. Materials not completely determined yet. Open stair traffic adds lots of exposure/ people traffic to existing/nearby residents’ previously private space. There are ways to screen visually. Can see a view of the southern wall? Yes. Can provide a rendering view from the north. Currently a blank wall. Will have 42” parapet wall/rail. (Sectional drawing is incorrect.) No doors onto Lawrence Street. Could plan be shifted to have more activity on Lawrence Street? Neighbors wanted the parking to Leithgow to reduce the activity and excessive traffic on Lawrence. It’s an open conversation. Door onto Lawrence on ground floor? Would narrow the width. Does a door from the bedroom to the street make any sense? Alley (3 ft wide, only one story in height) was intended to connect the parking lot to Lawrence Street. Condo units for sale, not rental units.
Discussion: shift southern stairway 90 degrees to its parallel. Units going in across the street might also want to go as high. Won’t have a refusal for the height because it’s L4 zoning. Top of nearby pilot house is 44’ and top of house nearby is 36’. How will fire trucks get back there? Will ask. No street presence on Lawrence. Often 4 story proposals set back the 4th floor to lessen the impact, and would recommend. New proposal changes not a deal breaker. Negotiable with addition of balcony/set back on Lawrence and doors on Lawrence. Recommend having a conversation with UDC group.
Motion (Joe), 2nd (Ira): Please adjust your plans to address the following: Please lower the perceived height on Lawrence Street via set back, lowering of ground floor etc. Turn the entrance stairway by 90 degrees. Demonstration access to parking in the current plan and the 4th street plan. Investigate moving the pilot house north away from the south side. Would like to see demonstration of fire truck access. Increase width of entrance alley way. Would like to see ground level access and entrances on Lawrence. Would like to see contextual drawings from all directions. Please return to zoning with revisions.
(8:30) 814-32 N. Lawrence St. – L4 – Alex Duller – Return visit with a new layout for 17 single-family dwellings with parking
Presentation: City planning refused to accept the front garages. Now stormwater planning has to be re-done as well. First floor 17 ft wide, 2nd floor 20 ft wide = type A house. Type B = smaller bays, in and out on upper floors. Mirrored them on Lawrence street to appear to be 4 wider homes. Other side saw tooth in by sets of two. Parking access from Lawrence St. Open space is reduced due to garage switch = rear courtyard, decks, and roof decks, and little balcony off the master bedrooms in the front. Pilot house is considered a 4th floor because it’s 48 sf. (wet bar). There will be a gate to parking with key code punch. 34 parking spots for 17 units. Brick. Bay colors still being discussed to individualize the units. Underlighting of bays. All meters on Lawrence planned to go under the stairs. Orkney utility meters will come through the carriage house and hidden from street.
Discussion: not much
Motion (Ira); 2nd (Jonathan): We approve this project as presented. Please provide a schedule of materials, a copy of the refusal, and final signed and dated set of plans before a letter of support is provided.
(9:00) 605 N. 3rd St. – C2 – Alex Duller – Return visit for 8 single family dwellings with parking
Presentation: Previous plan and current proposal provided. Kevin Hartzell (builder) wanted significant changes. Pilot house extended to full width. One bigger carriage house bigger for Kevin for himself. Two carriage houses don’t get a rear deck. Height is the same as previously approved; pilot house just got wider and are now more like a room (wet bar, small couch, meditation room, etc). A ‘flex room’.
Discussion: Still don’t know if going to build up against existing studio building. Middle space – part will open up into adjacent yard? No, yard will have 6 ft wall on adjacent property to secure the difference between the two properties so that no one falls into the space or has access to the other. 4-7” sliver discrepancy in the two property lines that has to be resolved. Will probably purchase the square footage from existing studio building. Have you considered the 4th floor tone to be something
more similar so it’s not so contrasting? Extra set bac k in front on Bodine St so it feels wider and adds room for planting. Sidewalk will be 51”, width of street is 6’6”.
Motion (Michael); 2nd (Jonathan): We approve the plans as presented. Please present these new plans to UDC.
Zoning Committee Meeting Minutes
700 N. 3rd St. NLNA Office
Present: Larry Freedman, Joe Mikuliak, Ira Upin, Jonathan Sher, Charlie Abodo, Sue Patterson, Mike Simone, Chris Isaacson, Chris Richetti, Rene Ermilio
(6:30) 919-31 N. 5th St. – G2 – Herc Grigos – Return visit for a proposal for 22 single-family dwellings with off street parking
Presentation and discussion: Motion read from last month. UDC concern for existing vehicular access from Orkney. Some property line issues with adjacent neighbors on 5th street that must be sorted out. Can the façade of the original building be left? No, not in the plan. Fence & bollards discussed. Trash removal – currently have a dumpster. Can the entrance to the parking lot be more secure? What would you suggest? Car gate and a man gate? Glad no parking access from Orkney
Motion (Rene), 2nd (Jonathan): We support this project as presented with consideration of neighbors concerns. Meet with the neighbors regarding the fencing, bollards, property line discrepancy and modification with 911 North 5th Street, and construction scheduling as needed. Provide a copy of the refusal and a signed and dated set of plans to the zoning
(7:15) 201 Spring Garden St. – G2 – Tower – A proposal to change the use of the building from commercial to 17 residential units (Vespa/ Dorchek building)
Presentation: Wants to carve into units. First floor 5 units, etc. approximately 904-1110 sf. Each. For sale not rentals. 18 parking spaces for 17 units in existing lot. Five 2-bedroom units, twelve 1-bedroom units. (22 bedrooms). No commercial proposed. Façade will be cleaned, painted, but stay same. Maybe more landscaping in the parking lot. Existing dumpster in lot – how will handle? Will move off the street if possible, definitely off sidewalk. Same architect as designer for 4th & Poplar property. How to prevent sell off of the parking lot? Would have to subdivide (unlikely), and will be sold attached to the deed. 201 Green resident – will current construction block parking? No heavy equipment – all interior construction. Only load in of materials from the parking lot. Dumpster location is also a loading zone. Will that turn into street parking? Won’t need it, but not sure how to un-designate. Will you commit to doing that? Will charge you unless you have it removed. Roof drain does not go to the city system. Drain goes onto the sidewalk. Condominium association will coordinate snow removal. Entrance & exit to the parking lot – could it be onto Spring Garden? No – bus route. So many tiny apartments – why so many? Basement for bike storage. Will commit to trash of the parking lot and out of sight. American Street side – handicap stair – will it stay? No, already some in front, can remove. Scheduled for August 1st 2 pm at ZBA.
Discussion: Good transit oriented development. Commercial for jobs also good. Many businesses couldn’t stay open there, so perhaps not as viable spot as possible. On same block as Finnegan’s big expansion. Trouble? Better as residential than potential spread of another loud business. Ask for landscaping plans and location of dumpster, recycling, bicycle storage, common use roof deck. Would be nice to have commercial stay there. Very difficult to fill. Wouldn’t be a bar – we’d have to review that. Overlay for that.
Motion (Joe) 2nd (Ira): Please return with the following clarifications to the project: interior trash storage and recycling plan, retain one handicap ramp, remove American Street handicap ramps, stairs & landing, landscaping plan, deck details, and elimination of loading zone on Green Street.
(7:45) 74-88 Laurel St. – G2 – Steve Maffei – A proposal for 9 single-family dwellings with parking
Presentation: 3 stories. Original zoning proposal was for 4 stories and more units. Reduced. One double wide curb cut off of Lawrence. 3/6” set back from Laurel street. Garage parking. 11,300 sf total lot. 7211 sf lot coverage. 33’ to parapet, 42 to top of pilot house/penthouse. Possibly small kitchenette in pilot house. Need a variance for that? Not before. Considered an accessory use. Avg 2300 sf each, including garage. Each floor 700-800 sf. Green roof areas for roof outdoor space. Hoping not to put basements. 16 foot wide alley – called Iron place. Landscaping plan along the alley? Want to maintain a 24 foot drive aisle. Nearby neighbors like the project. Units will be for sale not rental. Plan for masonry wall in back or a fence line. Also 3 foot wide alley. Any security planned? (Cameras) May evolve. Not opposed. Have a phase one on the site.
Discussion: Neighbors are for it. Need more density. And for more safety. Would like to see stormwater plan. Pilot house design could use some work. Look like they’re not part of the house. Could be the drawing.
Motion (Charlie), 2nd (Jonathan): We support the concept of 9 single family dwellings with parking at this location. Please meet with UDC to discuss landscaping, possibly reworking blend of pilot house, possible gate & security for front drive, and the green roof. Please provide a copy of the refusal and after meeting with UDC, submit signed and dated set of plans to the zoning committee.
(8:30) 900 N. Front St. – R10 – Steve Maffei – A proposal for 11 single-family dwellings with parking (David Pearlman)
Presentation: Previously saw project by Lou Orokofsky. Up against the highway. Five foot easement around property back for I-95 drainage easement. Poplar Street deadends. 10,786 sf total lot. Will re-deed to 11 lots. New zoning code reduced to 800 sf from 1440. Refusal would be for lot coverage over 70%. Worst case scenario is 80%. 2 curb cuts along Poplar. 3 existing curb cuts on Front Street (16’). Would change to 20 feet for garages. 3 story homes with front door entrances. All have rear yards of different sizes. Garages in front of homes. 3 bedroom, 3 baths. Homes #4, 5, 6, 17’ wide x 40 ft long. Three 18’ wide, 20 ft wide. , 22 ft wide, 27 ft. wide etc. Parking gets bad when there is a concert at Festival Pier. Otherwise not too bad. Would be no parking on that side if these are built? No, will probably be some but not as much. Will I-95 improvement encroach? Not that they are aware of. Need eyes on the street at that location. What accommodations planned for that? Front doors with entrance foyers, but not necessarily functional space where people would be hanging out with view to street. Only on Poplar. Will have partial if not full basements. Ground floor will be a couple of risers up. 33 feet to top of parapet, 41 to top of pilot house. Mechanical/kitchenette room as pilot house. Hard-scaped roof areas are along front edge with no set back (view of Delaware River), with room for some greenscaping. Walk out terraces in front. Any set back on front roof decks would make them not functional. North end unit layout is not ideal but it meets code. Might use irregular bedrooms
as office space. Front of that unit bumped out with 36” overhang. Masonry/guard wall planned for back of yards. All will have access to alley way easement behind Poplar side homes and Front Street set.
Discussion: Neighbor ‘loves’ it. Lots of crime and littering. Need development. Only the clubbers park there and Greyhound employees. Petition to be included into zone 10? Good idea. View of Delaware better than I-95. All eyes will be directed towards the River. This location needs garages. Larger balconies and perhaps room for a small table would encourage more usage on the front. Suggest commitment to installing cameras for keeping an eye on the street activity. If provide enough window on that side, will encourage more usage also. For this location, also decks to front of roof also ok. Color coordination with existing development possible?
Motion (Charlie), 2nd (Ira): We support the proposal for this development of 11 townhomes. Please go to the UDC to discuss the following: Maximize eyes on the street, enlarge balconies inwards to increase size. Extra lighting. Security cameras. Design details with respect to adjacent existing homes. A letter of support will be issued once a letter of refusal is provided and a signed and dated set of plans after discussion with UDC.
FINANCE COMMITTEE MEETING
June 25, 2012
Present: Steve Richman, Matt Ruben, Don Phillips, Michael Coyne, Fernando Benavides.
The meeting started promptly at 7:00 PM.
- The members of the committee agreed that our primary purpose would be to provide oversight of the financial operations of the Association, including bank accounts, budget, financial reporting, tax filings, internal controls and asset management. This would include direct budget preparation and ongoing monitoring of income and expenses, selection of the Association’s accountant/auditor and review and approval of all work products prepared by such individual, review of Association internal financial and administrative processes and resolution of identified deficiencies. The committee will also make recommendations in areas where cost savings and other efficiencies can be realized.
- Steve proposed and all agreed that Fernando be appointed as the committee’s vice-chair.
- Steve presented a detailed agenda (below) for our committee’s immediate, medium and long term goals, which was unanimously approved. The committee agreed that over the next several months it would focus primarily on development of next year’s budget, resolution of the dispute with the IRS on our 2010 filing and submission of our 2011 filing.
- With regard to the dispute with the IRS on the 2010 filing, we agreed on the need for a comprehensive reply and if necessary, to seek a meeting with the IRS. We also agreed to involving counsel, if necessary, to resolve this matter. Steve is following up with our accountant and will arrange for contact with the IRS within the next week or so.
- Steve will look at past “audit” reports and determine whether (and when) was the last time that the accountant issued an official letter to this effect.
- We agreed unanimously to start a search for a new accountant/auditor, before the contract for the present one expires (October 2012).
- We agreed to review and determine the need of a true audit (and its frequency) since we have determined that the current accountant’s contract explicitly excludes his conducting real audits.
- We discussed the possibility of consolidating several bank accounts to simplify management of Association finances.
- We agreed to look into the various insurance policies which are presently under several carriers, to determine whether we can save some money consolidating them under one carrier.
- Steve presented us with print-outs of the current year budget and the most recent Statements of Income and Expenses. He also provided proposed formats for use in preparation of the FY 2013 budget.
- In terms of the 2012-13 budget we agreed to divide responsibilities in contacting the various committees and assisting them in providing us with the necessary information and figures for FY 2013.
- Don will take responsibility for Liberty Lands (Janet), Charitable (including Operation Santa) and the Music Fests (Janet).
- Steve will review the budget for Quality of Life (Lara) and the Community Center capital budget (Larry).
- Mike will handle the budget for Town Watch (Kat) and Spring Garden Greenway (Barbara).
- Fernando will talk with Erika about Clean and Green and handle Community Center Operations (Anne) and NLNA Operations (Lara).
- We agreed to have our next meeting sometime late July and a subsequent one sometime late August (Steve will mail suggested specific dates to ensure that we can all attend).
The meeting was adjourned at 8:20 PM
NLNA FINANCE AND ADMINISTRATION COMMITTEE
PROPOSED COMMITTEE AGENDA FOR 2012 – 2013
Short-term (next 2-3 months)
(a). 2012-13 Budget Development and Submittal
(b). Continued monitoring of FY 2012 income and expenses
(c). 2010 & 2011 IRS Filings
(e). Real Estate Issues – (Taxes – Homestead Exemption, Garage; Tenant Relations)
(f). End of FY Balance Sheet – Audit Committee Requirement
(g). Any additional items identified by Committee members or other Board members
Long-term (Fall, Winter Spring)
(a). Ongoing monitoring of FY 2013 income and expenses
(b). Audit – every year or every other year?
(c). Internal Controls
(d). Consolidating Bank Accounts
(e). Community Center Mortgage
(f). Insurance Policies
(g). Reserve Account
(h). Fiscal Year Change
(i). Any additional items identified by Committee members or other Board members