50 People? I counted many, many more. Astounding given the icy rain, chill and dark on a work/school night? Unanimous? No, I counted 2 neighbors who offered dissent. Both identified themselves as in thrall to PENN. Both already own Real Estate on good UC blocks, one a great single with a garage + driveway parking + good set backs. One spewed flagrantly inflammatory nonsense. He called the Convalescent Home a "Prison" with a "40 year" history of "forcing its residents" out to "beg on the streets". He also tried to compare Garden Court (only 6 stories) to the now TWELVE story hotel project. Notes: There are almost the same number of units, in each, but... Garden Court covers most of a large block and the proposed Hotel would sit on one residential lot. At Garden Court the units are up to 2,400 Square feet (vs. 484 SF at the proposed Hilton). Garden Court also has better setbacks and 2 large garden courtyards and 3 large service courtyards and a gated dumpster area. Plus GC offers the possibility of covered parking at 4701 Pine, right next door. Unanswered (or at least unsatisfactorily answered) questions I heard included: 1. Is this Hotel still viable, given that Drexel and the Cirrus center seem to have gotten out of the gate to smoother starts, with competing Hotel projects in more logical locations, 1 closer to CHOP and the other at 30th St. Station? 2. Wouldn't this Hotel become a 'permanent' structure with possible conversion to Dorm, Shelter, SRO, office building or some other use? 3. Is PENN the new Rappaport? Should PENN be rewarded for its "Demolition by Neglect" with any hardship variance? A variation on #3 relates to which is better?; a quick (but permanent solution) or continued vacancy while a more acceptable (and potentially less profitable) solution is sought. Are there other ways to explore "highest and best" use? 4. If the Hotel project were the only viable way to "Save the Mansion" would it be better to do so, or is it more important to preserve the current heights, light and views and historic context of the "Street Car Suburb"? Phrased differently: should context and the neighborhood be held hostage to a threat against one building? 5. How many street spaces would be lost? Could the nearby neighbors be guaranteed "Permit Parking"? (Currently this area can not meet the 70% test as it is already disproportionately not owner occupied and the most of the investors have an economic disincentive for cooperating in the transfer to Permit Parking). 6. Do guests really want to sleep (or eat) in a building that plans to store all of the trash and garbage, (created in 120 units, the Hotel "Breakfast Salon" and the 4,000 Sq Ft Restaurant with full Bar), in the basement? 7. Can said garbage really be quickly and expediently transferred by "Dumb Waiter" to the sidewalk, where it will be rolled, in large cans to a commercial hauling vehicle? (On the plan this appeared to be something that would take place along 40th street, dragged past the glass windows of a ground level restaurant and onto what remains of the public sidewalk.) How many cans would be used? Does a trash truck wait, blocking a traffic lane, while the trash is transferred? If so, what does this do to traffic? Or do the cans sit on the sidewalk until the truck arrives? In either case, how will this impact pedestrians? What happens if the "Dumb Waiter" breaks? What happens if there is a heavy storm and the basement can't be cleaned or drained? 8. Doesn't eliminating setbacks limit access by emergency personal or vehicles? Is it fair that these developers forcing a burden on neighbors, such that the only way to handle some emergencies would be via trespass upon the alleys, yards and even roofs of the existing Baltimore Avenue and Pine Street buildings? Isn't it true that Sprinklered buildings have needed Fire and Police access? And that taller buildings have rained down bodies, and debris upon shorter buildings in tragic cases within our own memory? 9. Isn't there a risk of "precedence". Wouldn't permitting this project send a green light for more onerous uses? 10. Isn't asking the DV Smart Growth Coalition, subsidized by PECO-Excelon and the Building Association, to endorse the Hotel, little better than asking the Developers, who might also profit from the construction and operating income, why to endorse their own proposal? 11. Isn't bringing in the DVSGC, a Delaware centric coalition, represented by a Center City resident, an affront to the neighbors and a delay of neighbor questions and comments, forcing the meeting past 10 PM? 12. Isn't "Smart Growth" a continuum? Many might desire increased use of public transportation to reduce Suburban sprawl into rural areas, but at the Urban end of the line, shouldn't "Smart Growth" aim to resolve parking struggles and convert the PPA from a Revenue Collector into a Parking Provider? 13. If PENN does not provide adequate parking to its own faculty (one speaker noted a 5 year wait for a spot at the 38th & Walnut lot) should SHCA trust it PENN or these Developers to supply parking and avoid further inconvenience to its Spruce Hill neighbors. 14. Why can't PENN use some of its 6 Billion plus endowment to make the building a showcase "house" like the "Writer's House", possibly for the nearby Dental or Veterinary Schools? 15. Why did the Architects use so many "Architect's conventions" like 6 story trees where there will be none and foreshortened heights to shrink the building? Were they illustrating possibilities or spreading lies? 16. Is a Concrete skeleton piercing a Glass Skin and opaqued by swaths of Fiber Cement Board and con temporized Terra Cotta the way we wish to garb our assets? 17. The Developers consider NO room service (but yes restaurant take-out), NO social space and NO conference space a plus. Would those "NOs" be necessary if there were NO hotel? Three of these are my questions, one was one I heard from the audience and since I left before 10 PM, I don't know if it went out on the microphone. I'd like to see how many additional questions others can remember. I heard evidence that two separate petitions one with over 100 signatures and the other with about 200 signatures were submitted. I would be happy to add my name to any petition protesting such an aggressive use for this site. One interesting thing that might help Parents and small Investors : TL revealed new technology that turns off mechanical ventilation if windows are opened. I'd love to find a way to keep my teen from heating the outside. Like Ray, I was awed and grateful for the eloquence and participation of so many of my neighbors. Unlike ML, I enjoyed the presence of several beautiful young child neighbors. All the best! I hope all enjoyed a Happy Valentine's Day, and that many sleep in comfort in a lover's embrace. Liz
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