Some locals still oppose developing projects

Residents who live near Main Campus and alums of a school slated to become apartments have strong opinions about it.

Edith Haigler, a longtime Yorktown resident, has at times found herself woken in the wee hours of the morning, forced to call the police because of noisy parties hosted by Temple students. Other days, she’s waited hours for students to move their cars from her driveway.

“They come in the morning, and then you have to wait until the end of the day for them to move their vehicles,” said Haigler, 76.

Yorktown, the neighborhood that lies just southeast of Main Campus, was developed in the 1960s and was intended to be a residential area for the growing population of African-American, working-class families. But last fall, several students who moved into the area caused such a stir that community members petitioned to have them forced out.

The parking issue is the primary complaint of the Yorktown residents – and campus developments, such as apartments planned for the former Wanamaker School at 12th Street and Cecil B. Moore Avenue, can mean more student vehicles in the area. As it is, some residents place orange parking cones around the neighborhood in an attempt to save spots from being filled by swarms of commuting students during semesters.

Brian Taylor, 30, a Yorktown resident who recalls his own time as a college student, understands students often party to unwind from weeks filled with class projects and exams but said students should be mindful that Yorktown is home to many senior citizens who hit the sack well before the kegs are tapped.

“This is not the dorm. This is a place where older people and families live,” Taylor said. “It all comes down to respect and common sense.”
Many younger Yorktown residents said the combination of both student housing and a community hub at the Wanamaker School will be beneficial.

“It sounds like a scenario where everyone wins,” said Yorktown resident Herb Jones, 29, a Wanamaker alumnus who participated in arts at the school before it was shut down.

Once converted, dormitories in the Wanamaker School could potentially cause fewer students to move into Yorktown’s residential homes, opening more of them to families, as many were originally intended.
Agail Miller, 61, said she would like to see developments like the Wanamaker School used partially for housing, since she said students who live near her do not mow their lawn.

“In all the places in Philadelphia, why do they have to live down here? It’s so unfair,” said longtime resident Florida Saulsby, who also had issues with students parking in the neighborhood. “We want to take them out of Yorktown.”

Other older residents who have lived in the neighborhood since childhood disagree about using a piece of Wanamaker for Temple students. They say the Wanamaker School should be used solely for the community.

Alena Pitts, who also attended Wanamaker, said she is sad to see her alma mater closed and that there are no middle schools left within walking distance of the community. Since she has five young grandchildren, Pitts said she would prefer to see Wanamaker reopened as a school.

 “Most of the younger people [in Yorktown] aren’t aware of the history,” Pitts said. “This area holds a special place in my heart. I wish it could stay a community indefinitely.”

“I resent the fact that they are going to be used for students,” Winifere Thornon, a former health and gym teacher at Wanamaker added. “It should be all for the community.”

Laura Weber can be reached at laura.weber@temple.edu.

Map of Special District areas surrounding Temple

If you’re not sure if you may be about to move into an area that’s illegal for students to live in, check out this map. It’ll let you play it safe when you’re looking for housing.

Temple News’ exclusive map of Special District areas.

Solution Suggested

A hearing Wednesday was supposed to settle the matter of Temple students living in Yorktown and other neighborhoods surrounding Main Campus covered under the North Central Philadelphia Community Special District Controls.

Unfortunately, there was no decision. Instead, there was confusion, wrangling and long-winded expounding by lawyers.

We understand there needs to be a method for the landlords and community to settle their dispute, and the legal system is certainly equipped to do that.

That being said, the legal system, specifically the Zoning Board of Adjustment, has inherent limitations that make it a less than desirable solution to the Yorktown situation.

The first problem is one of mere logistics. The community wants to make its wishes known and wants to make a presence at the hearings for landlords’ appeals. But some are elderly and don’t have cars to drive to Center City to make the hearings. Others have jobs they can’t take days off from on a week’s notice. This is especially problematic considering the first hearing was held at 1 p.m., hardly a convenient time.

Another problem is the financial resources. The community does not have the money to hire the lawyers the landlords have. This leaves them at a disadvantage in the courts.

We believe there is another solution. Instead of involving the courts, the community and the landlords, this solution would change the players. First, the courts would be left out. Second, both Temple and students living in the community would be involved. As we see it, there are four different groups this affects. Those groups are the students, the community, the landlords and Temple.

Why not come together and find a solution ourselves instead of leaving it to obscure precedents and outside boards? The solution on Temple’s end could be to have any students living in special district boundaries sign a statement swearing to maintain the property and keep noise levels down. If too many complaints are fielded by Temple about a property, it could take punitive measures.

The landlords could agree not to change the aesthetic of the neighborhood by not paving over lawns or changing homes too much and keeping all their houses single-family dwellings.

Lastly, a board could be set up involving at least one member from Temple and the community, a landlord and someone from Temple Student Government. These people could be the go-to for any problems or complaints.

This would create a harmonious and functioning relationship among a model community, landlords and a world-class university, instead of leaving the decision up to courts and lawyers.

Yorktown tenants head to court

Members of the Yorktown community, the section just south of Temple’s Main Campus that has been the topic of recent tenancy ordinances debates, met with landlords, lawyers and the Zoning Board of Adjustment Wednesday in a crowded courtroom on the 18th floor of a city building at 1515 Arch St.

The 18 pages of specific cases were documented and discussed, but the board seemed to fail in making any decisions about the stayed evictions of Temple students living in Yorktown. They did, however, decide to schedule another meeting sometime in March.

Represented by Pam Pendleton-Smith, the Yorktown Stakeholders Committee’s secretary, area residents said they wanted proper opportunity to seek legal council. Pendleton-Smith spoke at the beginning of the meeting and said she noticed posted signs announcing the public hearing’s date and time only one week prior to Jan. 28.

The board agreed to give residents nearly two full months to acquire representation but said community members had been given notice in December 2008. Board members said those who want proper representation would be given the chance.

When asked which – if any – of their goals had been reached by the public hearing, a group of Yorktown residents who wished to maintain their anonymity resoundingly said, “None.”

The first six documents filed in the case were petitions against the Department of Licenses and Inspection, and the last 12 were use variance applications.

Among the possible topics to be discussed during the next hearing is whether “student” is properly defined in the area ordinance, as it prohibits “student housing not owner-occupied.”

In students’ testimonies, which were also included in documents filed for the case, some said Temple’s on-campus housing policy is problematic as it does not provide juniors and seniors with housing.

However, there were no students who currently live in the residences in question at the hearing.

Lawyers questioned Michael Parkhill, a local landlord. He said he rents to no more than three Temple students, a stipulation of the area ordinance, in each of the homes he owns in Yorktown.

When Parkhill said he has received only one complaint from area residents, community members in attendance murmured to one another, creating a stir in the otherwise quiet courtroom.

In the last row of about 65 chairs in the crowded space, someone whispered, “Liar, liar, pants on fire.”
Attendees seemed to exceed the room’s limit of about 80 people, as many stood. Others had to sit or stand in the hall, listening to the proceedings as they unfolded over a loudspeaker.

As the public hearing came to a close, attendee Alexis Denny stood up and addressed the board, lawyers and community members. She said her father, whose vision, she said, was to provide opportunity for the African-American community, was involved in the neighborhood’s start.

Denny said after a recent visit, she noticed community members took better care of their properties than Temple students renting in the neighborhood. Current Yorktown residents applauded Denny’s statements.

“This is a model for the country,” she said.

Chelsea Calhoun can be reached at chelsea.calhoun@temple.edu.

Comunity Visions: Students’ fates lie in Yorktown decision

As of Dec. 19, any Temple students living in Yorktown were supposed to be evicted. This is no longer the case. A Philadelphia court has stayed the evictions in order to hear the merits of both sides of the case.

The case will be heard by the Zoning Board of Adjustment on Jan. 28 at 1 p.m. Some landlords have filed appeals to the evictions and are hoping to have the court allow them to continue renting out their houses in Yorktown.

“[The landlords] are asking them to roll back to the law they have already been breaking,” said Pam Pendleton-Smith, a community activist in Yorktown.

The law she referred to was the city-wide zoning ordinance, which prohibits no more than three unrelated people living in one residence. Some landlords had violated this law even before the special district laws, which made it impossible for students to live in Yorktown, existed.

Not all landlords are fighting the special district laws, Smith said.

“[There were] two cases in which the property owner moved into the property,” Smith said.

Other landlords have decided to appeal the decision. Some have said they need to rent a house to more than three people in order to make a profit.

“It has been said by certain individuals that they could not make money with only three tenants,” Smith said.

The meeting, which is being held in Center City at 1515 Arch St., will decide the fates of the students living in Yorktown, as well as the landlords who own the properties.

“I can’t say [the evictions] will be immediately because the students are kind of the innocent victims, so they will probably stay the evictions until May, which I would be in agreement with,” if the judge decides the evictions will continue, Smith said.

If the evictions are overturned, the special district laws could hang in the balance. A judge won’t be able to allow the student renters to continue living in Yorktown, but also uphold the special district laws which make it illegal for them to live there in the first place.

The ruling could have a lasting impact on Temple and its housing situation. If the evictions are upheld, then Temple would lose several sections of the surrounding community as a source of housing, not just Yorktown but Jefferson Manor and People’s Village as well.

On the other hand, if students are allowed to continue living in Yorktown and other areas under the special district laws, it could cause friction between the community and Temple. The fairly decent behavior of student living in those communities could deteriorate as public interest dies down, exacerbating the situation even further.

Temple may not have a hand in the decision being made on Jan. 28, but the result could affect it dramatically.

Stephen Zook can be reached at stephen.zook@temple.edu.

Students, residents oppose Yorktown evictions

Students in Yorktown received an October surprise last week, but it had nothing to do with the election or the Phillies’ playoff outlook. It was much simpler: get out.

Many Temple students living in Yorktown received notices stating they would be evicted in December, once the academic semester is completed. The issue is a zoning ordinance, which makes it illegal for students to rent properties if there are more than three unrelated tenants and if their landlord does not live with them.

Some students have already been warned about the possibility of being evicted. The Department of Licenses and Inspections has been inspecting houses in Yorktown to issue notices to those in violation of the ordinance.

The university has not contacted landlords illegally renting units to students.

“It’s really important for these students to be talking to their landlords,” said Ray Betzner, director of University Communications.

If students do find themselves without a home, Temple will help them, Betzner said.

“If students come to us with no place to live, we try to help them find a place to live,” Betzner said.
Currently, students are searching for new housing due to the evictions.

“The first letter we got was about how we are breaking the zoning code,” Ed Palumbo said.

Palumbo, a junior sport and recreation management major, said his landlord told him not to worry because he receives notices from L&I every year.

Palumbo and his roommates, who live on Betsy Ross Place, received a letter last week warning them that if changes are not made by Dec. 19, they would be evicted.

“Temple should be working with L&I and looking at rezoning this area,” Palumbo said. “I think Temple should fight. I don’t know what they could do, but I think they should fight to keep us here.”

Palumbo said he felt fortunate to live in such a safe neighborhood so close to Temple.

“We’re not here to ruin the neighborhood, we’re just here because it’s safe and we need a place to stay,” Palumbo said.

Some students have yet to receive eviction notices.

Jordan Ramsey, who lives on 12th Street, said L&I came out twice, but never sent any notices.

“They didn’t ask about anything, they just checked locks and asked if we had separate leases,” Ramsey said. “We never got anything.”

Some longtime residents said they have problems with the students, but that they didn’t think eviction was the answer.

“My biggest problem is the parking,” Bobby Scott said.

Scott, who lives on the 1200 block of West Oxford Street, said students will either run over or move cones set in parking spots.

Yorktown resident Robert Cook said students become confrontational when approached about the parking issue.

He added that Temple should provide more parking for the students.

“Temple should put it in their tuition and give them parking. Give them a discount,” Cook said. “Give them a price where they could afford to park.”

Scott said he didn’t feel the students should be evicted.

“Why? If they’re not destroying things, let them live here,” Scott said.

He also said many of the problems come from Jefferson Manor, which sits southeast of Yorktown.
“That’s where you get most of the complaints.”

Palumbo said he can understand the frustration longtime residents have, but doesn’t think students should have to leave.

“I understand the neighbors would not be happy, but [these are] changing times.”

Stephen Zook can be reached at stephen.zook@temple.edu.

Yorktown evictions may not be legal

Dear Editor:

There appears to be some confusion about the North Central Philadelphia Community Special District Controls ordinance. This is the ordinance that was enacted in 2005 to protect the Yorktown neighborhood.

Here are the facts.

Most of Yorktown is zoned R-9A. R-9A prohibits more than three unrelated persons from living together in a single-family house. So, it’s clear that groups of four or more unrelated students are illegal, and always have been illegal, in Yorktown.

In 2005, City Council enacted an ordinance called “North Central Philadelphia Community Special District Controls.”

If you read the purpose and the legislative findings of this ordinance, it is clear that it is directed at stopping conversions of single-family dwellings into multi-family dwellings. This activity was already prohibited in the R-9A zone and, for that reason, the City Planning Commission called the ordinance “redundant” and recommended its disapproval.

There is a vaguely worded clause that prohibits “student housing not owner-occupied,” but the Planning Commission did not feel that this was intended to create a new restriction not already existing in the R-9A zone. Some members of the Yorktown community have suggested that student housing is prohibited “whether it’s one student or 50 students.” Students should think twice before accepting this interpretation.

It is questionable whether it is even permitted under the constitution to treat students differently from non-students in zoning matters. The Supreme Court has never considered the issue.

Peter Crawford
Temple ‘03
Woodbridge, N.J.

Yorktown landlords to blame for evictions

Dear Editor,

Regarding “Students in Yorktown face eviction,” Brittany Diggs, Oct. 14, 2008:
Those absentee landlords in Yorktown knew about this ordinance after it was signed in February 2005. There were public hearings and media coverage at that time.
They were soon approached by members of the Yorktown Stakeholders Committee with copies of the ordinance given to them each time we noticed construction activity in the different properties.

It seems they gambled that the city would not enforce the legislation since the Licenses and Inspections Commissioner Robert Solvibile (under Mayor John Street) was inefficient in enforcing that law. In the meantime, the city lost three year’s worth of revenue from uncollected penalties for illegally housing students that have come and gone.

This was like the children’s game of musical chairs, and this current crop of student renters are caught in the mix of a situation that is causing them a hardship.

Temple University students and their parents should pursue legal action against their respective absentee landlords. There are definitely money damages that can be documented, e.g. moving expenses, security deposit, and rent collected in an illegal tenancy.

These absentee landlords used fraud and deceit in offering and countersigning these leases. They made the students part and parcel to an illegal activity, thus creating a criminal as well as a civil wrong.
The fraud aspect should entitle student plaintiffs to recover treble damages from the absentee landlords as punishment for willful misconduct.

Pam Pendleton-Smith
Secretary
Yorktown Stakeholders Committee

Students in Yorktown face eviction

When Kourtney Bailey signed a lease in June 2008 to rent a house on the 1500 block of Guilford Place in Yorktown, she expected to fulfill the duration of a year-long tenancy. Instead, the senior communications major received an eviction notice last Tuesday when she arrived home from class.

Bailey signed the contract, unaware that her occupancy would violate an ordinance known as the North Central Philadelphia Community Special District Controls.

Enacted in 2005, the ordinance prohibits the construction of multiple-family dwellings, apartment and tenement houses and absentee landlords who rent properties to students.

“I don’t know what to do. I didn’t know that [the ordinance] was really that serious,” Bailey said. “[The eviction notice] notified us of the ordinance and that we were in violation of it and that we could potentially be kicked out.”

On Oct. 8, Maura Kennedy, deputy press secretary for Mayor Michael Nutter, confirmed that the Department of Licenses and Inspections would notify property owners who were in violation of the ordinance.

Bailey’s landlord has not contacted her regarding the legality of tenancy.

“I just don’t know how serious it is, so I told my mom about it, and I’m going to send her the letter that they sent to my house,” Bailey said. “She said that she’s going to look over it and talk to my landlord about it.”

Temple students are living in about 35 houses that are in violation of the ordinance. Of those, 18 houses have been issued citations by L&I.

Longtime resident Chester Smith said the property value of his home, located on the 1200 block of Master Street, has increased due to the number of students living in Yorktown.

“I know what I paid for my house, and I know what I can get now,” Smith said.

Smith said the expansion of Temple in surrounding neighborhoods promotes economic vitality in North Philadelphia.

“I know that years ago when Temple first started building those big buildings, a lot of people didn’t like that, but I don’t see nobody doing anything. You can’t have blight,” Smith said.

Junior elementary education major Erica Scopino resides in a house on the 1200 block of 12th Street. Though she has not received an eviction notice from L&I, her landlord is in violation of the regulation, which prohibits property owners from constructing multi-family student housing.

“There are four bedrooms and [my landlord] said originally a lot of [houses] were only three. She said she got special permission from the city to [add a room],” Scopino said.

Scopino’s landlord has yet to contact her regarding a pending eviction notice.

“I found it funny that our landlord had no idea that this was going on. I’m sure she has to have some idea about this,” Scopino said.

Scopino said student tenants in Yorktown should not be held accountable for landlords’ negligence.
“If anything, I think [the city] should be fining the landlords and letting us at least live out the rest of the lease and then taking these houses away from the landlords,” she said.

William Carter, the director of legislative affairs for City Councilman Darrell Clarke, issued a statement informing students that they would not have to move until the end of the Fall 2008 semester.

“I was freaking out because if we do have to get evicted, I’m going to have to drop out of school,” Scopino said. “If we have to get kicked out now, how are we going to finish the semester? It’s crazy. If there is an ordinance, why hadn’t [the city] done something before it got into the middle of our leases?”

Director of University Communications Ray Betzner said the most serious concern is students’ academic pursuits that are going to be interrupted by the evictions.

“We’re right here in the middle of the semester, and to have that interrupted by having to relocate [puts] a pretty big stress on students,” Betzner said.

Student tenants in Yorktown are encouraged to schedule an appointment with Capt. Eileen Bradley of Campus Safety Services.. She can be contacted at eileen.bradley@temple.edu.

“The responsibility of a lot of this relies on the landlord, but students need to be very aware of what potential restrictions may be on where they’re living,” Betzner said.

Smith is concerned that the evictions will force houses into abandonment in the coming years.
“This part of town is not bad,” Smith said. “I don’t know how long it’s going to stay this way, but I always said when I saw a boarded up house, that’s when I’m leaving.”

Brittany Diggs can be reached at bdiggs@temple.edu.

TTN Video: Yorktown farmers market hits Temple

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