The Sad Tale of the Destruction of 8600 Montgomery
This site is a repository of the ongoing tale of the destruction of 8600 Montgomery Ave in Wyndmoor PA.
Comments, pictures, history, thoughts - all welcome! Email me or fill out the contact form at the bottom of the page and I will add them. 8600mongtomery@protonmail.com
Goodbye
A sad end
Teardown of a truly unique and beautiful home…
When you see this, remember, this was the permit issued:
Permit
Purpose: ADDITION
Notes: BUILD TWO STORY ADDITION, DECK, GARAGE, EXPAND DRIVEWAY
THIS IS NOT AN ADDITION, THIS IS A 99% TEAR DOWN
Key People Involved
Organization
Name
Contact
Springfield Township Board of Commissioners
Jeffrey T Harbison - President
Contact
Springfield Township Code Enforcement Officer
Robert Dunlop
Contact
Developer / Owner Alpha Real Estate Development
Chris J. Colquitt
215-758-2011
Builder
Arkadiy Bondarenko
http://www.firstchoicerenovation.com/
Springfield Township Historical Society
NA
Website
Your Public Servants
Robert Dunlop
Robert Dunlop is the Code Enforcement Officer for Springfield Township.
“Perhaps the most visible role of Code Enforcement Officers is in the “Battle of the Blight”. How effectively Code Enforcement Officers perform their jobs can have a major impact on the property values and image of the community."
Robert’s responsibilities include enforcing our Township Code.
Jeffrey T. Harbison
Jeff Harbison is the Springfield Township Ward 2 Comissioner, as well as President of the Commissioners, and Chairman of the Internal Affairs and Zoning Committees. He is listed as a contributor in the circa 2012/2014 Springfield Township “Comprehensive Plan Update: A Vision for 2025”.
The Developer
Chris J. Colquitt
Developer / Owner of now scraped property. Chris doesn’t have much information online, other than a website for helping with bad credit. The thecreditwoman business shares the same address listed on the addition permit, so is most likely a family member. That address is:
Alpha Real Estate Development
7308 Mountain Ave.
Elkins Park, PA
The phone number listed for Alpha Real Estate Development is: 215-758-2011.
The Builder
Arkadiy Bondarenko
First Choice Renovation, LLC
501 Cambria Ave # 115
Bensalem, PA 19020-7213
(215) 604-1578
http://www.firstchoicerenovation.com/ (Please note this website isn’t functioning, and is linked to the cached page)
Springfield Township Historical Society
Zoning and Ordinances
Understanding Zoning - Updated 9.9.18.
Wyndmoor Zoning
Most current zoning map I could find
The Medinger House was located in a AA zone, which must abide by the following zoning requirements, notably:
Requirement
AA zoned
Minimum lot area (square feet per family)
25,000
Maximum building area (% of lot area)
15%
Front yard or setback
50 ft.
Side yards - Single-family detached dwelling
Minimum width of 1 yard
15 ft.
Minimum total width of both yards
50 ft.
Rear yard
Minimum depth
25 ft.
Lots less than 100 feet deep
15 ft.
The developer will no doubt ask for relief/variances, particularly from the maximum building area (% of lot) to create a bigger house. We will see whether the commissioners approve these requests.
Retrieving Public Parcel information
Click here to access the Montgomery County Property Records. Enter ‘8600’ in the ‘Number’ box, ignore the direction box, and enter ‘Montgomery’ in the ‘Street’ box. Now click search. On the left you will see a breakdown of information. Try clicking on the ‘Map’ button to bring up a GIS survey map. If you recall above, the maximum size allowed for a AA lot is 15%.
Some quick math (updated!) :
Note: An individual in the industry pointed out that my calculation for maximum square footage is only for the footprint of the building, and could be much greater depending on how many floors the developer builds.
30230 SF X 0.15 = 4534.5 SF
4534.5 SF is the maximum size (updated) house FOOTPRINT that our Zoning Ordinance allows.
A 4534.5 SF footprint would mean a 3 story house would be ~13603.5 SF total.
Keep this in mind as this process moves along.
What happened to the 2025 plan?
In 2012, Springfield Township published the “Comprehensive Plan Update: A Vision for 2025” - Ward Leader and Comissioner President Jeff Harbison is credited as a contributor to this document.
The plan includes a section on Historic and Cultural Resources (Chapter 6) which lists several houses in Wyndmoor as Locally Significant including Poe House; “Ropsley” house & gardens (now rebuilt due to fire) at 8700 Montgomery Avenue and the Keystone House; John Welsh House at 8765 Stenton Avenue. Listed under Historic Resource Protection Goals is:
“Identify, preserve, protect, enhance, and encourage continued utilization and rehabilitation of such areas, districts, places, buildings, structures, works of art, and other objects having a special historical, community, architectural, or aesthetic interest or value to the township and its citizens.”"
One could argue that the Medinger House was culturally valuable to the neighboorhood. Reader, again you are reminded that Alpha Real Estate Development was granted a permit for an Addition. Alpha Real Estate Development has nearly torn the whole house down. Will the developer face any consequences for this abuse? We will see.
Continuing with the 2025 Plan, Chapter 7 specifically lays out the goal of preservation:
“Housing Goals: 1) Preserve the character and integrity of neighborhoods that give the township its distinctive character.”
What effort has the township made to preserve the character and integrity of 8600 Montgomery Ave? These are questions that should be brought up with Commission President and Ward Leader Jeff Harbison and Rob Dunlop the Code Enforcement Officer.
Aesthetics and Values
Aesthetics, Community and Economic Value
Although every house has importance and significance to the families that live in it, houses also have a significant impact on the community around them.
Countless studies have confirmed that aesthetics matter in both the economic and social value of an area:
Beauty in the Eye of the Home-Owner: Aesthetic Zoning and Residential Property Values
“This paper empirically confirms one core motivation for architectural zoning: Shape homogeneity among neighboring homes increases the value of residential buildings.”
Beautiful Places: The Role of Perceived Aesthetic Beauty in Community Satisfaction
“The findings confirm that perceived beauty or aesthetic character of a location has a positive and significant effect on perceived community satisfaction.”
Assessing the Effect of Architectural Design on Real Estate Values: A Qualitative Approach
“It has long been known that ‘good’ architecture and quality design are public goods, as they have been shown to increase surrounding property values, create a sense of community, and provide a catalyst for future development.”
Protecting Wyndmoor’s Aesthetics and Character
How does one protect the aesthetic value and character in a neighborhood? By implementing historic zones and providing guidance to developers on what can and can’t be built. Pennsylvania has well established case law and many geographic areas where these types of ordinances have been put in place, including: Philadelphia, Plymouth Township, Whitemarsh, West Chester, Newtown, Kennet Square, Radnor, Lancaster, Lower Merion, Norristown, Carlisle, Erie, Reading, Bethlehem and many others…
One such approach to preserving Wyndmoor could be the use of the Municipalities Planning Code:
Municipalities Planning Code
“The Municipalities Planning Code (MPC) includes provisions that allow municipalities to enact zoning ordinances that protect and enhance historic properties. The language in the MPC is broader and less specific than the Historic District Act, and municipalities have used this authority to protect individual properties in rural or suburban settings, require special consideration of historic preservation when reviewing variance, subdivision, and special exception applications, and provide development incentives that protect important characteristics of historic properties that are undergoing changes or development. ”
Chapter 4 of this document goes in to detail on land use and lists objectives for the township. The first two objectives listed in this chapter are:
-
Update the zoning and subdivision and land development ordinances to reflect the current and future needs of the township.
-
What progress has been made on this objective?
-
Provide for compatible infill development that respects the scale of existing neighborhoods and architectural history.
-
Will the township adhere to this objective?
What’s Next?
The destruction of the Medinger House, via the use of a permit for an addition, proves that our township is not sufficiently protected. We must ask the commissioners and township officials what progress has been made on the objectives listed above - the ones laid out in 2012. The township has the tools to establish protections for our community, via the myriad resources provided by the state - including a “Community Preservation Coordinator” in our region and the Municipalities Planning Code.
Call to Action
A sad end
Teardown of a truly unique and beautiful home…
When you see this, remember, this was the permit issued:
Purpose: ADDITION
Notes: BUILD TWO STORY ADDITION, DECK, GARAGE, EXPAND DRIVEWAY
THIS IS NOT AN ADDITION, THIS IS A 99% TEAR DOWN
Key People Involved
| Organization | Name | Contact |
|---|---|---|
| Springfield Township Board of Commissioners | Jeffrey T Harbison - President | Contact |
| Springfield Township Code Enforcement Officer | Robert Dunlop | Contact |
| Developer / Owner Alpha Real Estate Development | Chris J. Colquitt | 215-758-2011 |
| Builder | Arkadiy Bondarenko | http://www.firstchoicerenovation.com/ |
| Springfield Township Historical Society | NA | Website |
Your Public Servants
Robert Dunlop
Robert Dunlop is the Code Enforcement Officer for Springfield Township.
“Perhaps the most visible role of Code Enforcement Officers is in the “Battle of the Blight”. How effectively Code Enforcement Officers perform their jobs can have a major impact on the property values and image of the community."
Robert’s responsibilities include enforcing our Township Code.
Jeffrey T. Harbison
Jeff Harbison is the Springfield Township Ward 2 Comissioner, as well as President of the Commissioners, and Chairman of the Internal Affairs and Zoning Committees. He is listed as a contributor in the circa 2012/2014 Springfield Township “Comprehensive Plan Update: A Vision for 2025”.
The Developer
Chris J. Colquitt
Developer / Owner of now scraped property. Chris doesn’t have much information online, other than a website for helping with bad credit. The thecreditwoman business shares the same address listed on the addition permit, so is most likely a family member. That address is:
Alpha Real Estate Development
7308 Mountain Ave.
Elkins Park, PA
The phone number listed for Alpha Real Estate Development is: 215-758-2011.
The Builder
Arkadiy Bondarenko
First Choice Renovation, LLC
501 Cambria Ave # 115
Bensalem, PA 19020-7213
(215) 604-1578
http://www.firstchoicerenovation.com/ (Please note this website isn’t functioning, and is linked to the cached page)
Springfield Township Historical Society
Zoning and Ordinances
Understanding Zoning - Updated 9.9.18.
Wyndmoor Zoning
Most current zoning map I could find
The Medinger House was located in a AA zone, which must abide by the following zoning requirements, notably:
| Requirement | AA zoned |
|---|---|
| Minimum lot area (square feet per family) | 25,000 |
| Maximum building area (% of lot area) | 15% |
| Front yard or setback | 50 ft. |
| Side yards - Single-family detached dwelling | |
| Minimum width of 1 yard | 15 ft. |
| Minimum total width of both yards | 50 ft. |
| Rear yard | |
| Minimum depth | 25 ft. |
| Lots less than 100 feet deep | 15 ft. |
The developer will no doubt ask for relief/variances, particularly from the maximum building area (% of lot) to create a bigger house. We will see whether the commissioners approve these requests.
Retrieving Public Parcel information
Click here to access the Montgomery County Property Records. Enter ‘8600’ in the ‘Number’ box, ignore the direction box, and enter ‘Montgomery’ in the ‘Street’ box. Now click search. On the left you will see a breakdown of information. Try clicking on the ‘Map’ button to bring up a GIS survey map. If you recall above, the maximum size allowed for a AA lot is 15%.
Some quick math (updated!) :
Note: An individual in the industry pointed out that my calculation for maximum square footage is only for the footprint of the building, and could be much greater depending on how many floors the developer builds.
30230 SF X 0.15 = 4534.5 SF
4534.5 SF is the maximum size (updated) house FOOTPRINT that our Zoning Ordinance allows.
A 4534.5 SF footprint would mean a 3 story house would be ~13603.5 SF total.
Keep this in mind as this process moves along.
What happened to the 2025 plan?
In 2012, Springfield Township published the “Comprehensive Plan Update: A Vision for 2025” - Ward Leader and Comissioner President Jeff Harbison is credited as a contributor to this document.
The plan includes a section on Historic and Cultural Resources (Chapter 6) which lists several houses in Wyndmoor as Locally Significant including Poe House; “Ropsley” house & gardens (now rebuilt due to fire) at 8700 Montgomery Avenue and the Keystone House; John Welsh House at 8765 Stenton Avenue. Listed under Historic Resource Protection Goals is:
“Identify, preserve, protect, enhance, and encourage continued utilization and rehabilitation of such areas, districts, places, buildings, structures, works of art, and other objects having a special historical, community, architectural, or aesthetic interest or value to the township and its citizens.”"
One could argue that the Medinger House was culturally valuable to the neighboorhood. Reader, again you are reminded that Alpha Real Estate Development was granted a permit for an Addition. Alpha Real Estate Development has nearly torn the whole house down. Will the developer face any consequences for this abuse? We will see.
Continuing with the 2025 Plan, Chapter 7 specifically lays out the goal of preservation:
“Housing Goals: 1) Preserve the character and integrity of neighborhoods that give the township its distinctive character.”
What effort has the township made to preserve the character and integrity of 8600 Montgomery Ave? These are questions that should be brought up with Commission President and Ward Leader Jeff Harbison and Rob Dunlop the Code Enforcement Officer.
Aesthetics and Values
Aesthetics, Community and Economic Value
Although every house has importance and significance to the families that live in it, houses also have a significant impact on the community around them.
Countless studies have confirmed that aesthetics matter in both the economic and social value of an area:
Beauty in the Eye of the Home-Owner: Aesthetic Zoning and Residential Property Values
“This paper empirically confirms one core motivation for architectural zoning: Shape homogeneity among neighboring homes increases the value of residential buildings.”
Beautiful Places: The Role of Perceived Aesthetic Beauty in Community Satisfaction
“The findings confirm that perceived beauty or aesthetic character of a location has a positive and significant effect on perceived community satisfaction.”
Assessing the Effect of Architectural Design on Real Estate Values: A Qualitative Approach
“It has long been known that ‘good’ architecture and quality design are public goods, as they have been shown to increase surrounding property values, create a sense of community, and provide a catalyst for future development.”
Protecting Wyndmoor’s Aesthetics and Character
How does one protect the aesthetic value and character in a neighborhood? By implementing historic zones and providing guidance to developers on what can and can’t be built. Pennsylvania has well established case law and many geographic areas where these types of ordinances have been put in place, including: Philadelphia, Plymouth Township, Whitemarsh, West Chester, Newtown, Kennet Square, Radnor, Lancaster, Lower Merion, Norristown, Carlisle, Erie, Reading, Bethlehem and many others…
One such approach to preserving Wyndmoor could be the use of the Municipalities Planning Code:
Municipalities Planning Code
“The Municipalities Planning Code (MPC) includes provisions that allow municipalities to enact zoning ordinances that protect and enhance historic properties. The language in the MPC is broader and less specific than the Historic District Act, and municipalities have used this authority to protect individual properties in rural or suburban settings, require special consideration of historic preservation when reviewing variance, subdivision, and special exception applications, and provide development incentives that protect important characteristics of historic properties that are undergoing changes or development. ”
Chapter 4 of this document goes in to detail on land use and lists objectives for the township. The first two objectives listed in this chapter are:
-
Update the zoning and subdivision and land development ordinances to reflect the current and future needs of the township.
-
What progress has been made on this objective?
- Provide for compatible infill development that respects the scale of existing neighborhoods and architectural history.
- Will the township adhere to this objective?
What’s Next?
The destruction of the Medinger House, via the use of a permit for an addition, proves that our township is not sufficiently protected. We must ask the commissioners and township officials what progress has been made on the objectives listed above - the ones laid out in 2012. The township has the tools to establish protections for our community, via the myriad resources provided by the state - including a “Community Preservation Coordinator” in our region and the Municipalities Planning Code.
Call to Action
This website was created out of the frustration of what happened to 8600 Montgomery. Although the house is gone, we can use this as an opportunity to voice our displeasure, and more importantly drive ordinance legislation that prevents this from happening in the future. A developer should not be able to use a permit for constructing an ADDITION to destroy a culturally significant home. I encourage readers to attend Planning and Zoning meetings:
Board of Commissioners Workshop Meeting - Regular meeting held on the Monday preceding the second Wednesday of the month at 7 PM (Next Meeting: September 10th, 2018 at 7:00 PM)
Zoning Hearing Board Meeting - Regular meeting held on the fourth Monday of each month (Next Meeting September 24, 2018 at 7:00 PM)
Planning Commission Meeting - Regular meeting held on the third Tuesday of each month (Following Meeting: September 18, 2018 at 7:00 PM)
These meetings are held at 7:00pm at the Springfield Township Administration Building 1510 Paper Mill Road
Wyndmoor, PA 19038
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