9425 Stenton Avenue

A developer consortium purchased this historic hotel and former speakeasy and is seeking to raze the building (and a back building) and in its place construct 30 condominium units with underground parking. The scale of the proposed new building is larger than the current building and extending back considerably farther than the current building. A local neighbors group has organized to object to the development as being too intense and too large on land zoned for 9 houses.

On September 24, 2007, the local developer was granted approval of the variances it sought by The Zoning Hearing Board (ZHB).

On November 15, 2007, the Board of Commissioners decided to appeal the ZHB decision, to provide time for the Commissioners, the developers, and the community to agree to a development plan that satisfies all parties involved.

No agreement was reached and on November 14, 2008, the original decision was affirmed in the Court of Common Pleas of Montgomery County by Judge Steven T. O'Neill and on December 10, 2008, the Board of Commissioners decided not to take any further legal action on the decision at the December 2008 Business Meeting.

The neighbors group was provided a letter from Dan Helwig and made a public appearance at the December meeting and argued that the decision was flawed, that hardship was not established, and even if it were, the decision does not provide minimum relief. Steve Steinbrook followed the meeting with an open letter to me.

On November 14, 2008, the neighbors group appealed the decision to the Commonwealth Court of Pennsylvania. In November 2009, the court ruled in favor of the developer.

Mixed-Use Encouraged

In approving the variances the ZHB praised the plan for shifting from the current mixed-use to residential-only development, stating it was the first time such a request has been made and encouraging further shift from commercial and mixed-use to residential.

Mixed-Use is encouraged:

"To encourage innovations in residential and nonresidential development and renewal which makes use of a mixed use form of development so that the growing demand for housing and other development may be met by greater variety in type, design and layout of dwellings and other buildings and structures.

"To foster the ability of citizens to come to know each other and to watch over their mutual security by providing public spaces such as streets, parks and squares and mixed use which maximizes the proximity to neighbors at almost all times of the day."

Source: Pennsylvania Municipalities Planning Code [pdf] Article VII-A, Section 701-A

Smart Growth

From the DVRPC (Delaware Valley Regional Planning Commission), we learn that our zoning board is not advocating best-practices, which promote mixed-use development for a variety of different purposes in mature suburbs, such as ours.

What is Smart Growth?
Smart Growth describes an approach to land use planning that promotes a concentration of development and diversity of uses. The term encompasses a number of existing planning concepts and zoning capabilities, generally meant to counteract single-use zoning, suburban sprawl, separation of residential and commercial centers, and an automobile-dependant lifestyle.

Mixed-Use Development:
Smart growth encourages mixed-use development, similar to existing urban areas and small towns, including ground-floor retail with offices or housing above. Smart growth has become a tool to combine uses and curtail single-use development and zoning practices.

Infill and Preservation:
Smart growth proponents often encourage the adaptive reuse of buildings, and the revitalization of existing cities and towns. Many preservation groups have adopted Smart Growth, promoting it as a strategy to save historic structures and restore traditional community contexts.

Source: Smart Growth, DVRPC

Bird's Eye View (Current)

Historical Overview

Springfield Township does not have a historic preservation ordinance on the books. This unfortunately means that historic arguments to preserve the building have little legal standing in the discussions.

"According to research in the files of the Springfield Township Historical Society, the building standing at 9425 Stenton Avenue was constructed in 1916 and served as a hotel. Just five years prior, ownership of the property had transferred with a clause in the agreement that prohibited the construction of a drinking establishment on the site for the ensuing 75 years. During World War I, the hotel was used as a hospital. It then became known as Otto's Grotto and was a reputed speakeasy during the Prohibition era. The building was renamed "Hillcrest Hotel" in 1933. During the 1930's, the hotel housed the Philadelphia Eagles professional football team during the preseason; the practice fields being located on West Oak Lane and transportation being provided by the local Chestnut Hill Grocers van. In 1962, the building was renamed "Whitemarsh Valley House." In more recent years, the building has housed numerous commercial establishments, private offices and apartments. A historic image from the historical society's collection indicates that the building has been altered with the removal of a front portico and porches."

Historical Overview prepared by the Springfield Township Historical Society, September 24, 2007