90 Rochelle Avenue – Multi-Family Proposal
Last Updated 9/4/2023
Update 9/4/2023: Revised Plans
The developer has provided WICA and Rochelle neighbors with revised plans.
CLICK TO VIEW REVISED PLANS >>
The revised plans include the following design changes:
1. Reducing the total number of apartments from 48 to 36 units. The overall height of the building is unchanged and remains at 38 feet.
2. Eliminating the sub-grade basement level of parking. The plans propose 32 parking spaces under the building but at the ground floor level now.
3. Eliminating one story of apartments. Previously proposed were 4 floors of apartments over one level of sub-grade parking. Now proposed are 3 floors of apartments over one level of parking at the ground floor level. Above ground there are still 4 floors total and the height of the building remains the same.
Please feel free to click on the plans and review them.
The developer has requested to present these changes to the community at yet another RCO meeting. WICA does not believe these changes warrant another meeting because the plans still propose a large massed multi-family building – the building envelope above ground is essentially unchanged from what was discussed at the previous RCO meeting. Community members have consistently expressed the opinion that, if something is to be built here, it conforms as much as possible to the existing zoning of RSA-3 (twin homes), which would be more in keeping with the context of this part of the neighborhood. These revised plans were given to the nearby neighbors on Rochelle, who similarly do not see any reason for another meeting.
Any community member who has thoughts or questions should feel free to contact us at info@wissahickon.us.
*Renderings provided by the applicant*
Update (8/5/2023)
Voting results from the July 24, 2023 Community Meeting can be viewed HERE >>
Community Zoning Meeting on July 24th at 7 PM
Join us for the developer’s presentation of the new 2023 proposal for 90 Rochelle Ave. We will review the design and have the opportunity to ask questions and provide feedback. This meeting is open to any member of the public.
The application proposes the erection of a detached structure (described as being 38 feet high) for multi-family household living with 48 dwelling units and 53 parking spaces.
A vote will be held during this meeting to gauge the community’s opinion on the new design. The vote is open only to adults (ages 18+) that reside within WICA’s boundaries (no membership required). The boundaries of WICA are from Ridge Avenue to Hermit Street to Henry Avenue to the border of the Wissahickon Valley Park.
THIS MEETING REQUIRES PRE-REGISTRATION. We strongly recommend that you register WELL prior to the meeting time, as we will need to approve each registrant. Following completion of registration, you will receive an email with the Zoom link for the meeting. If you wait until after the meeting begins to register, there may be a delay in approving your registration.
Related Documents
The Zoning Board of Adjustment (ZBA) hearing is scheduled for October 18, 2023 at 2PM.
Update (3/24/2023)
On March 8, 2023, WICA shared a copy of the zoning drawings that the new developer had submitted to L&I, and had provided to us. We also posted project renderings the developer provided to us. You can see those materials below. At the appropriate time, WICA will timely schedule a formal RCO community meeting, as we have done previously. The community will be invited and will be able to participate.
Update (3/8/2023)
A new developer has proposed an updated design for a multi-family building, consisting of 4 stories, 48 dwelling units, underground garage parking with 32 parking spots, 12,368 SF, and 38ft in height.
Zoning Board of Adjustments (ZBA) Hearing held on February 22, 2023
On Wednesday, February 22, 2023, the Zoning Board of Adjustment continued the hearing for 90 Rochelle Ave. No new date will be scheduled until the applicant proposes or requests one. WICA will inform the community once we receive more information.
ZBA Hearing held on October 18, 2022
The hearing has been continued, likely for at least 90 days. We will update the community when a new date is scheduled. Last week we asked the developer’s attorney for an explanation of why the developer requested a continuance, and we are still waiting for an explanation.
Important Update (10/16/2022)
The WICA Board learned on Friday, October 14, 2022 that the developer has submitted a request for a continuance. At the beginning of the Zoning Board of Adjustment (ZBA) Hearing on Tuesday, October 18, 2022 at 9:30am via Zoom, the ZBA will likely grant their request. We will keep the community informed of when a new hearing date is scheduled. We have also asked the developer for a status report on this matter. WICA will still be represented at the hearing on Tuesday by our Zoning Attorney, President, and Zoning Chair.
Original post:
The ZBA Hearing is scheduled for Tuesday, October 18, 2022 at 9:30am via Zoom. The ZBA will make a decision at this hearing on whether or not to grant the variances for the proposed development of 90 Rochelle Ave. WICA will be represented at the hearing by our Zoning Attorney, President, and Zoning Chair.
CLICK HERE FOR INSTRUCTIONS FOR JOINING THE LIVE ZOOM ZBA HEARING >>
Updated Notice of Refusal and Latest Design Proposal
An updated Notice of Refusal has been posted. The application now proposes the erection of a 59.5-foot high multi-family household living building with 50 dwelling units, 50 accessory interior and exterior surface parking spaces, and 30 accessory bicycle parking spaces. The required variances are listed in the updated Notice of Refusal, as determined by the City. The existing doggie daycare located on the same lot will remain.
Scroll below to Past Events to see a video of the developer’s presentation of their latest design.
Updated Notice of Refusal (as of 07.06.22) ››
Latest Design Proposal (06.07.22) ››
Past Events
Second Civic Design Review (CDR) Committee Meeting
Tuesday, September 6, 2022 | 1:00PM
The CDR Committee has decided to conduct an optional review of the revised 90 Rochelle design proposal, that includes 50 dwelling units and 50 parking spaces, at their public Zoom meeting on Tuesday, September 6, 2022 at 1pm. WICA will have an RCO representative seat at the meeting.
Click to View Video Recording of Second CDR Committee Meeting (90 Rochelle starts at 2:45:10) >>
Click Here To View CDR Meeting Agenda >>
90 Rochelle is number 6 on the agenda. See page 4 for detailed instructions for joining the live Zoom meeting as a member of the public.
Click Here To View CDR Application Materials ››
Community Meeting Voting Results 07.06.2022
Neighbors attended a community meeting via Zoom hosted by WICA on Wednesday, July 6 at 7pm to review the updated design for the proposed project at 90 Rochelle Ave. After sharing feedback with the developers, the community took a vote on the latest design.
Voting Results
Do you support the erection of a 59.5-foot high multi-family household living building with 50 dwelling units, 50 accessory interior and surface parking spaces, and 30 accessory bicycle parking spaces, which would require the zoning variances listed below, as determined by the City?
| Near Neighbors (250 feet + Same Block) | All Meeting Attendees (including Near Neighbors) | |
| Support | 0 | 4 |
| Oppose | 38 | 235 |
| Abstain | 0 | 0 |
| Total | 38 | 239 |
WICA will share the results of this vote at the Zoning Board of Adjustment (ZBA) hearing, which has been scheduled for Tuesday, October 18, 2022 at 9:30am.
Community Meeting to Review Updated Design
Wednesday, July 6, 2022 | 7PM
via Zoom
Thank you to everyone who attended our community meeting to review the updated design for 90 Rochelle Ave. Missed the meeting Wednesday? You can watch a recording of the developer’s presentation and public comments below.
A vote is being held to gauge the community’s opinion on the new design. You may cast your vote via our Google Form Poll until Wednesday, July 13th at 9PM. Please note that voting has closed.
Click to View Video Recording of 90 Rochelle Ave WICA Community Zoning Meeting – Revised Design >>
Rally to Oppose Development on 90 Rochelle Ave
Saturday June 11, 2022 | 10AM-11AM
Meet on the sidewalk of 90 Rochelle Ave
THANK YOU
A huge THANKS to our community for joining us at the rally to oppose the development proposed for 90 Rochelle Ave. Your participation will speak volumes at the ZBA hearing.
We invite the community to join us for a rally to oppose the development proposed for 90 Rochelle Ave. Let the Zoning Board of Adjustment (ZBA) hear our voices!
After months of open communication, and feedback from the community, the design proposal at 90 Rochelle Ave remains problematic. We’ve made it clear why we oppose this:
• Grossly out of scale with its surroundings
• Threatens the sustainability of the Wissahickon Valley Park
• Concerns for wildlife impact
• Impact on flooding, including the overdevelopment of steep slopes without green stormwater controls
• 4-foot sidewalks – too narrow for pedestrian use and less than ADA recommended width of 5 feet
• No bike lane or bike access beyond bare minimum required bike racks
• A narrow, shared driveway with a blind corner
• No affordable units within the building
• Wissahickon Neighborhood Conservation Overlay (NCO) is not being followed
Nearly 500 neighbors voted and 99% opposed the proposed design at 90 Rochelle Ave, and these voices should be heard.
Voting Results | RCO Zoning Meeting held October 5, 2021
Neighbors attended a public RCO Zoom Meeting hosted by WICA on Tuesday, October 5, 2021 regarding zoning issues for the proposed project at 90 Rochelle Ave. (Video of meeting can be viewed below.)
Voting Results
Do you support the erection of a 65-foot high multi-family household living building with 90 dwelling units, 20 accessory surface parking spaces, and 30 accessory bicycle parking spaces, all of which would require the variances listed below, as determined by the City?
| Near Neighbors (250 feet + Same Block) | All Meeting Attendees (including Near Neighbors) | |
| Support | 0 | 2 |
| Oppose | 47 | 491 |
| Abstain | 0 | 3 |
| Total | 47 | 496 |
Would you support the proposal if it is changed to a total of 80 units and with 46 parking spaces?
| Near Neighbors (250 feet + Same Block) | All Meeting Attendees (including Near Neighbors) | |
| Support | 0 | 7 |
| Oppose | 47 | 482 |
| Abstain | 0 | 7 |
| Total | 47 | 496 |
WICA Registered Community Organization (RCO) Zoning Meeting
Tuesday, October 5, 2021 | 7PM
via Zoom
Thanks for voting!
Thank you for attending the RCO Zoning Meeting on Tuesday, October 5th and voting. WICA is now reviewing and validating the votes. We will provide an update on our website and via email by Wednesday, October 13th, sharing the results. If you did not receive an email from our Corresponding Secretary, Caitlin Martin, then your vote has been processed.
The RCO Zoning meeting is open to any member of the public. A vote will be held during this meeting open only to adults (ages 18+) that reside within WICA’s boundaries (no membership required). WICA’s boundaries are from Ridge Avenue to Hermit Street to Henry Avenue to the border of the Wissahickon Valley Park. You must log in to the meeting between 7:30PM-9PM to cast your vote via our Google Form Poll. More than one adult can use the same computer, but each participant must fill out the form separately. WICA will make a recording of this meeting available on our website.
Participants will vote on whether they support or oppose the proposed development.
Proposed variances include:
• Use as a multi-family household in an RSA-3 residential zoning district.
• Multiple principal uses, meaning the existing building will continue to be used as doggie daycare/business an additional building is being proposed
• Number of accessory parking spots (90 is required; 20 is proposed)
• Maximum height (38 ft is allowed; 65 ft is proposed)
• Multiple buildings on the same lot, meaning the existing building will remain and an additional building is proposed
• Site clearing and/or earth moving where the slope of land is 25% or greater (currently prohibited in this zoning district)
Read more about zoning and WICA’s role here ››
Click to View Video Recording of 90 Rochelle Ave WICA Community Zoning Meeting >>
Civic Design Review (CDR) Hearing
Tuesday, October 5, 2021 | 1:00PM
The Philadelphia City Planning Commission (PCPC) will convene the CDR committee. In a public forum, the committee will evaluate the project. it is the role of the committee to consider how well the project’s design relates to the public realm.
Residents, business owners, and other community stakeholders may comment at the forum. The CDR committee then recommends improvements to the project that positively impact the public realm. Recommendations are advisory, and the development team may choose whether or not to implement them. WICA will be in attendance of this meeting to provide feedback from the September 7th meeting (see video below).
Click to View Video Recording of First CDR Committee Meeting (90 Rochelle starts at 3:26:11) >>
90 Rochelle Ave CDR Meeting
Tuesday, September 7, 2021 | 7PM
WICA hosted a Civic Design Review (CDR) public meeting. It was open to any member of the public. Attendees were given the opportunity to provide feedback on the proposed design for 90 Rochelle Ave. No official vote was taken but a letter with feedback received at the meeting will be sent from WICA to the CDR Committee for consideration.
Click to View Video Recording of 90 Rochelle Ave WICA Community CDR Meeting >>
Original Notice of Refusal (06.22.21)
The 90 Rochelle Ave application proposes the erection of a 65-foot high multi-family household living building with 90 dwelling units, 20 accessory surface parking spaces, and 30 accessory bicycle parking spaces, all of which would require the variances listed in the Notice of Refusal below, as determined by the City. The existing doggie daycare located on the same lot will remain.
