One of the signs posted near the alley accessing 303 S. 51st Street (Photo by West Philly Local).
About 60 people packed into a meeting room at a church at 51st and Spruce on Monday for the first public meeting of Neighbors for Healthy Community Development (NHCD), a group of residents organizing to bring attention to a planned residential development on an oddly located piece of land near Malcolm X. Park.
The 16,000-square-foot lot at 303 S. 51st St. is tucked in among the backyards of about two dozen homes and is only accessible by a narrow alley (see video below). Developers Callahan Ward plan to erect three 3-story buildings on the site for a total of 33 luxury units, according to NHCD organizers. The proposal also includes ground floor commercial, which is allowed under the plot’s CMX-2 zoning. The plan will require the demolition of a large existing building, a former mechanic’s shop, which serves as a back wall for many adjacent properties.
An aerial view of 303 S. 51st Street that was used as part of the property’s online marketing. The lot is surrounded on all sides by other properties, except for the narrow driveway leading to 51st Street.
Callahan Ward can construct the project “by right,” meaning there is no official community input and neighbors have very little recourse to stop or change the plans.
But they are hoping community pressure will bring developers to the table. Nearby residents stated three main concerns during Monday’s meeting – safety, density and environmental hazards.
Their safety concerns stem from the lack of access to the site and problems that may present to firefighters and other first responders.
Organizers hope to persuade the developers to alleviate density issues by reducing the number of units on the site.
They are also concerned about existing hazardous materials on the site from its years as a mechanic’s garage that won’t be properly mitigated before construction.
Callahan Ward has so far not responded to any of the neighbors’ concerns and could not be reached for this article.
While NHCD is focusing on this property right now, the group hopes to organize around West Philly development more generally.
Below is a video that shows parts of the property.
July 30th, 2019 at 5:39 pm
1-there were WAAAAAY more than 60 there
2 (from the agenda) “councilperson Blackwell did not take action on legislation proposing rezoning…”
3- hope that “persuade the developers” means “Make them an offer they can’t refuse”
July 31st, 2019 at 6:29 am
The neighbors did have a chance to stop it, they could have appealed the permit up to 30 days after it was issued. No builder would purchase a site with environmental issues and if any are found, they will be compelled by the city to remediate. This group should have at least tried to get someone who knows the slightest bit about development, zoning, or construction on their team instead of just being a bunch of whining NIMBY’s and hippies who are trying to pad their social justice resumes. The developer is still going to have to go through the board of building standards and several other barriers our over-regulated city has set up before construction anyway.
July 31st, 2019 at 9:44 am
By right is still by right as there is nothing the city can do for them other than to issue the permits.
July 31st, 2019 at 1:48 pm
The site borders a large parking lot. If there is an emergency it will provide a clear means of egress and give emergency response all the access they need. As far as contamination goes it was a garage not a lead smelter. There shouldn’t be anything seriously toxic there.
July 31st, 2019 at 4:19 pm
I can’t submit the photo on this interface, but I have a shot (of the interior) that shows 4 walls and the infrastructure of the former roof. It is a tremendous amount of space with a cement floor. I always wish that the developers would use the superior brick work from the structures of yore, I still maintain that forming a collective to purchase these lots before a developer gets them is the best approach. If the same concerned citizens were putting their minds on getting the next lot before a developer gets it, that would be a more constructive use of their time. Then, they would have to overcome the pitfalls of collaboration and development (juggling their individual views of how to better use the space). It’s easier to criticize after the fact then it is to be the inspiration and risk taker for the next effort.
August 4th, 2019 at 8:33 am
Timothy Reimer: The lot in the upper left is fenced off, with a gate that is usually locked. It is property belonging to the Masonic Lodge and they have not granted egress.