Three-story condo plans vex Stenton neighbors
Neighbors of 9425 Stenton Ave. are hoping that Springfield Township's zoning committee rejects a proposal to build a 35-unit condominium on the less than two-acre property.
"We certainly hope they [zoning committee] understand our position," said Stephen Steinbrook, who lives on Whitemarsh Avenue and whose property abuts 9425 Stenton. "We feel we presented a strong case that there is no need to increase the density to that level."
The 35-unit condo will replace the 91-year-old building currently on the property and its adjoining carriage house. The building and carriage house together hold 13 apartments and 15 commercial spaces, 28 units in all, according to Robert Dunlop, the township's code enforcement officer.
Plans for the proposed building, which will be three floors high with an underground garage and stand five feet above the current height, were presented at the Sept. 24 meeting of the township zoning committee
"It's just going to stand over everything on Whitemarsh Avenue, not to mention the population increase," said Stephen Yula, who lives on Whitemarsh Avenue and is three doors down from the proposed condo site.
The residents are also opposed to the property becoming all-residential and the resultant noise
Steinbrook said going from mixed residential and commercial uses to 35 residences will make a huge difference for current residents because the change will increase traffic, light pollution and noise during the evenings.
Neighbors were introduced to the project in May, when the four developers — who incorporated themselves as 9425 Stenton LLP — presented plans to the township zoning committee. At that meeting, there was so much neighborhood opposition to the project that it was taken off the agenda and just discussed.
Developers promised to meet with neighbors over the summer and re-present in September, which they did.
At the second meeting, on Sept. 17, at Barbara Ganley's house, which is on Stenton next door to 9425, the developers presented an alternate plan for a 28-unit town house development. But neighbors were not satisfied with this option either.
After hearing the alternate plan, the neighbors sent surveys to nearby residents on both the Montgomery County and Philadelphia sides of Stenton Avenue, asking for their preference on what should be done with the property. They received about 30 responses back, Yula said.
Most preferred that the property remain is it is — with the Whitemarsh House and carriage house being rehabilitated and the retail/residential mix remaining.
"Everyone was 100 percent opposed to the condo unit, and we thought they should save the building," Ganley said.
Dan Helwig, one of the developers, said that wasn't financially possible for the property.
"It's very uncertain," he said, referring to renovation because developers never know what they will find as the construction commences and how expensive it can get.
Under the zoning code, 9425 Stenton LLP could develop nine single-family homes on that property. The challenge, however, is in the shape of the property and the financial use, neighbors and Helwig said.
No decision was made after the meeting, but by state law the zoning committee is required to make its decision within 45-days, and anticipates a decision at its next meeting, Oct. 15.
Yula said that the neighbors plan to appeal the decision if the committee supports the condo, but neighbors all said they were confident their opposition would be listened to.
"I really don't think it will be approved the way it is," said Berman. "The argument [against the project] was strong."
Contact staff writer Kristin Pazulski at 215-248-8819 or Kristin@chestnuthilllocal.com.