WEEKLYPRESS.COM · UCREVIEW.COM · NOVEMBER 07 2012 5 Demolition of 400 S. 40th Street continued from page 1


Boni framed that testimony around Laren’s experience as a developer with regard to the fact that the Historical Commission of Philadelphia granted OAP Inc., a sub- sidiary of the University of Pennsylvania, the permission to raze the historically des- ignated mansion based on financial hardship. Through- out Laren’s testimony, Boni aimed to demonstrate that OAP could have used other methods to renovate/devel- op the mansion, thereby nul- lifying its claim of financial hardship. Both Andrew Ross and Matt McClure repeatedly objected to the legitimacy of Laren’s testimony. “I object to this the line of question- ing,” Ross argued. “[Laren] is not an expert to comment on this even though he is in the real estate development business.” Ross later went on to note that Boni should only be allowed to offer this line of testimony from either members of the Historical Commission or real estate experts.


The L&I Review Board


agreed to hear Laren’s testi- mony as a matter of opinion and not as an expert witness. Throughout Laren’s testi-


mony, Boni tried to weaken OAP’s claim of financial hardship in two ways. First, he asked Laren to explain OAP’s ownership structure when it came to develop- ing a new use for 400 S. 40th Street. Boni also asked Laren to compare the operating budget that OAP submitted in its affidavit to the Histori- cal Commission as evidence of its financial hardship to other, less expensive propos- als that OAP also considered for 400 S. 40th


Street.


With regard to the owner- ship structure of the build- ing, Laren explained that it


has “three tiers of owner- ship.” Penn owns the land, Laren said, but will con- tinue to lease it to another entity. “When the term of that lease has expired, the building goes back to Penn.” In Laren’s opinion, any improvements made to the building would benefit Penn. The developer represents the project’s second tier, Laren continued. In this capacity, the developer would accrue fees from “ongoing manage- ment income.” The third tier represents the investor. “Penn asks for an investor to come in, so the manager [de- veloper] doesn’t have to put the money in. In order for an investor to get an invest- ment back, it must receive an 11 percent return,” Laren explained. According to Laren, when Penn conducted a study in 2003 that would renovate the mansion and all of its 1963 additions, with- out building anything new, the investor would have received less than a three percent return. Based on Laren’s testimo-


ny, Boni asked him if there was any easier way to invest in a property besides the three-tier model. Couldn’t the developer “go to the bank and get a loan?” Boni asked rhetorically. Boni then asked Laren to compare the operating budget—Penn submitted in its affidavit for the cost of constructing Azalea Gar- dens versus the DeMaio Project—another concept that OAP considered. The DeMaio Project consisted of a mixed-use renovation with new construction. It would have contained 14 residential units and one commercial unit. When reading from the affidavit, Laren said that the construction costs for the Azalea Garden project would cost $200 per square foot. The DeMaio project, Laren


USciences’ expansion continued from page 1


fumes and rodent control measures. “I understand her con- cerns about her property being adjacent to the building,” McCalley said. “But we plan to screen the southern side of the building with trees. And as you can see, it is a hill, but more or less the southern side of the building will be one story.”


The sum of all of Drexel’s, Penn’s, Children’s Hospital of Philadelphia’s, and the University of the Sciences’ activities add up to a renaissance in health and science development in University City, which will create jobs and a need for more living space. So expect much more residential devel- opment in the coming years. There are already many proj- ects under way or being planned.


Republished by permission from the PhiladelphiaRealEstate.com


explained, would have cost $94 a square foot to reno- vate.


As noted earlier, Ross and McClure continu- ously objected to Laren’s testimony as a matter of opinion. At one point, Ross argued that Laren’s testimony was not fact. “He’s just reading it, [the affidavit] in the same way the board would read it, in the same way a stranger off the street would read it. [This is problematic],” Ross continued, “Because it pol- lutes the record. It becomes difficult for the board to determine what it made its decision based on.” The L&I Review board noted that Ross’ objections clarify Laren’s testimony as a matter of opinion rather than that of an expert wit- ness.


When it came time to


cross-examine Laren, Ross asked, “Besides what you have read [from the docu- ments] do you have any [personal] knowledge of the reports.” Laren an- swered that he did not. As Thursday’s hearing


drew to a close, Boni ex- plained that he planned to call two more witnesses at a future date. They include, John Gallery, the Director of the Preservation Alliance and George Hoez, a real estate appraiser. McClure objected to bringing Hoez forward as a witness. “If they had appraisal experts on the building, then they should have brought this before the Historical Commission when it made its decision to demolish the building. Not on an appeal.” Boni counter-argued,


“You said I could either cross examine Historical Commission representa- tives or bring an expert appraisal witness.” As of press time, Monday, November 5th


, the L&I Re-


view Board has not sched- uled its next hearing for 400 S. 40th


St. Stay-tuned to the UC Review for updates.


Community Meeting at Skatehouse


T


uesday, November 13th, 6:30 p.m., there will be a community meeting at the Laura Sims Skatehouse in Cobbs Creek Park, 63rd and Walnut. The purpose of the meeting to to hear from the community regarding late opening of the rink,. reduced hours and limited public access. Recreation Commis- sioner Susan Slawson and others of her staff will be on hand to hear complaints and address the issues. Council- woman Jannie Blackwell has also been invited. For additional informa- tion: 215-685-1995.


City announces services to Carroll Park Com- munity and temporary relocation of Parkside Association


T


he City of Philadelphia has announced that it has engaged several organizations to provide community-based services to the residents of the Carroll Park neighborhood. Most services were available beginning November 1st. Providers will aim to lead and engage neighborhood residents in a variety of initia- tives promoting sustainability, creating employment oppor- tunities, enhancing neighbor- hood safety, and providing decent and affordable hous-


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Tanks from the neighborhood! The Halloween Parade last week that ended on the 4200


block of “little” Osage would not have been successful without the participation and generosity of area organiza- tions, businesses and neighbors.


The 4200 block would like to acknowledge the assistance of the Spruce Hill Community Association and the Univer- sity City District; countless neighbors for donating food, decorations and their time; the Restaurant School at Walnut Hill College; the City Tap House; Weckerly’s Ice Cream and the Lil’ Pop Shop. We also need to tip our witch’s hat to the hundreds and


hundreds of children and parents who decided to share their holiday with us – you looked great!


ing. Services include program referrals and application sup- port, job placement, summer youth employment, resume writing assistance, computer training, and housing coun- seling.


-Philadelphia Neighbor- hood Housing Services (PNHS) will provide informa- tion, referral services and citi- zen participation initiatives from their location at 5234 Chestnut Street. PNHS can be contacted by calling (215)- 476-4205.


-Philadelphia Council for Community Advancement (PCCA) will provide hous- ing counseling at the Carroll Park Community Center at 5218 Master Street, focusing on default, delinquency, and diversion counseling. PCCA can be contacted by calling 215-567-7803.


-ACHIEVEability will run the Home Buyers Club at the Center, which will include pre-purchase workshops and important information on buying a home. ACHIEVE- ability can be contacted by calling 215-474-2478.


Residents can reach the Cen- ter by calling 215-877-1198. The Parkside Association of Philadelphia, which provides a full range of resident services and citizen participation initiatives to the Parkside community, will be temporarily located at the Car- roll Park Community Center for the next two years. Parkside can be contacted by calling 215-877- 1198.


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Te Friends of Clark Park invite you to a


Veteran’s Day Commemoration


Gettysburg Stone near 44th & Baltimore Ave.


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Saturday, November 10 at 11 a.m.


in Clark Park


M-F 9-6 Sat 7-5


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