Sparse graduate housing in University City drives development at ...

Nobody liked the proposals that saved the Levy House - out of scale with the neighborhood, they said. The Spruce Hill Community Association is fine with this one, but the immediate neighbors aren't, because it doesn't save the Levy House.

Paul Boni questioned the small size of the units. He asked where the tenants would park. He questioned why the developers didn?t want a building with 30 units. All of his questions were aimed at Jonathan Weiss, president of Equinox Management & Construction, at a special hearing at the Zoning Board of Adjustment on the proposed demolition of the John P. Levy Home at 400 S. 40^th St. in Spruce Hill.

Boni represents a group of neighbors who are fighting the Philadelphia Historical Commission?s (PHC) decision to let Penn and Equinox tear down the home for a 120-unit apartment building.

At a hearing in May before the PHC, Boni also said the building has been stuck in a cycle of proposal, opposition, and abandonment. However, this is the furthest Penn has come in terms of finally developing the site after acquiring it 10 years ago.

The building, which was built in 1853 but altered by two additions in 1964 and 1975, is listed as a historic home. But, no one is saying that the reason they oppose development is to save the home. The reason it?s being opposed is because a new development will alter the character of the neighborhood with a building too large and dense.

The proposed apartment building contains 120 rooms spread out over five stories, but Weiss said he is meeting a need that exists in the community for graduate student housing.? He answered Boni?s questioning of the size of the rooms by pointing out that large rooms cost more money and grad students aren?t known for the size of their wallets. He added a building with 30 suite style rooms, housing four people, would be more profitable.

The alterations made to the Levy House raise the cost of restoration to the point where it's not feasible without a tall building, says the University of Pennsylvania. Not so, say the neighbors. The ZBA will ultimately determine whose argument carries the day.

?The reasons not many are built is because the economics are challenging,? Weiss said. ?So the way to make that affordable for grad students is to have small unit sizes.?

As far as parking, all tenants will be allowed to park at Penn facilities at the discounted student rate. A parking lot on the property would be too much. There are 42 spaces for bicycles, however.

The debate wasn?t really about parking or room size even if it centered on that. It boils down to what could be a precedent: if a group of neighbors opposes any sort of development of an historic home, even if some of that development saves the building, does that create a financial hardship for the owner, giving them the right to tear it down?

That is what Boni contends. He says that no hardship exists, that the building itself could be converted into affordable apartments. His question will be answered at the ZBA in the near future when the special hearing resumes.

-By Matt Stringer for PhiladelphiaRealEstate.com

Source: http://blog.philadelphiarealestate.com/sparse-graduate-housing-in-university-city-drives-development-at-400-s-40th/

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