Large Holme Circle property could be future site of duplexes 0
Mock-ups for the proposed duplexes at 2976-80 Welsh Rd.
“I will carry that message back,” is the answer most Holme Circle residents heard Wednesday night as they voiced concerns over the future of the Stokes house.
The house — a notable farmhouse among a sea of twins at 2976-80 Welsh Rd. — faces a questionable future as the owners, the Stokes family, prepare to move on.
Though the house dates back to the 19th Century, the Stokes family has owned the house for the last 70 years. But with the family spreading out and the cost of upkeep increasing, Samuel “Buzz” Stokes has plans to sell. And Holme Circle residents have plans to protect their neighborhood.
Mike Meehan, hired by Stokes to handle zoning for the transitioning property, attended Wednesday’s Holme Circle Civic Association meeting to present residents with Stokes’ proposal: 12 duplex properties for a total of 24 units.
The approximately 50 people at the HCCA meeting — a significantly larger turnout than usual — have every intention of fighting the proposal.
Despite the age of the home, Meehan said the property is not historical and therefore can be developed. Neighbors gave suggestions about they think should be done with the property, including selling the estate as-is, selling to a business owner such as a funeral director or even developing single-family homes.
But Stokes’ plan involves constructing 12 duplex homes — six facing Welsh Road, six facing Walnut Hill Street. Each of the 24 units would have a garage and one off-street parking space.
The mention if duplexes struck fear in residents, who said they worry about things like absentee landlords, unkempt properties, parking issues and more congestion.
Neighbors had many questions for Stokes, who Meehan said could not attend the meeting. But because Meehan was hired solely to handle the property’s zoning, he was also unable to answer several questions, including:
- What, if any, alternatives to duplexes Stokes has considered
- What the family plans to do for the neighborhood in exchange for developing the centuries-old property
- What the interior layout of the proposed duplexes look like
- If the proposed units will comply with the Americans with Disabilities Act
To all of these questions, Meehan promised to “carry that message back to Stokes.”
Though Meehan has already filed with the Planning Commission to have the property subdivided into 12 separate plots, no other steps have been taken.
On the advice of Councilwoman Joan Krajewski, “we came here first,” Meehan said.
While some neighbors suggested Stokes and Meehan consult with nearby Pollock Elementary School and Winchester Swim Club, Meehan said the next logical step is to file for a zoning change with L&I. Since the property is zoned as an R5 single-family, approval from L&I or a variance from the Zoning Board of Adjustment will be required to develop duplexes.
Joe Razler, acting HCCA president, and the residents who packed the St. Jerome School library for the meeting, said they are prepared to fight the zoning.
Meehan vowed to present the community’s concerns to Stokes, including a request from Holmesburg Civic Association and local historian Fred Moore to find out how much Stokes would consider selling the estate for as-is.
The hour-long Q&A session is best summed up by 8th PDAC member Elsie Steves, who referred to the house as a historic gem: “We don’t want 24 rental units in our backyard.”
The Holme Circle Civic Association will next meet June 30 at 7 p.m. in St. Jerome School hall.
Shannon, Thank you very much for attending the meeting on Wednesday and for writing this article. One thing that was mentioned after you had left was that approval from the City Planning Commission will be needed as well to subdivide the lot into the 6 lots. I believe it was stated that this application was filed a few weeks ago.
Thanks again.
Matt
The Historical Commission cannot approve a demolition application unless and until it either finds that the demolition is necessary in the public interest or the owner proves that the building cannot be feasibly adapted for any use. However, please note that, if the owner obtains a valid demolition permit before the Historical Commission’s jurisdiction goes into effect, then the Commission is powerless to stop the demolition. As of this afternoon, May 27, 2010, no demolition permit was listed on the Department of Licenses & Inspections building permit computer system for the property at 2976 Welsh Road.
The zoning change should be denied. The property has value as a single family home for the neighborhood. The property has value as open space for the neighborhood. Perhaps the owners should get their political friends to get the government to buy an open space easement from them. This would get them an increased economic gain and it would protect the open space for the neighborhood. Everyone wins.
Building 12 new houses sounds like a great idea, but the company that builds them will probably be a suburban company that hires a bunch of Portugeese men to frame, mexicans to labor and do the drywall and maybe a few LEGAL americans to do the electric and HVAC. I don’t want to sterotype, but I’ve been on jobs where this has happened. Plus the taxes on the new houses will probably be abated, so the city won’t bring in much revenue.
This house should be made historical and left alone. What are your thought?
Will the new construction benefit the neighborhood and the people of Philadelphia? Is there an economic plan that the HCCA could read? Do we know the companies bidding for the contract? Will the employees be documented American Citizens? Will some of our local labor unions get the work?