Jan 9, 2024 By Paul Paterra 5 min read

East Washington’s zoning hearing board will decide later this month whether a horticultural therapy business can operate in the borough.

Testimony was heard Friday on an application from Rebecca J. Sohn, McMurray resident and Washington native, concerning her plan to locate the Family Institute of Horticultural Therapy at 705 E. Beau St. Sohn, founder and executive director of the nonprofit business, is requesting a variance for the property to operate in a residential district.

“It is chartered with the mission of providing horticultural therapy to families who have lost a child,” Sohn explained. “It will be the only one in the nation that solely treats that particular area. This type of therapy has been used as far back as 4000 BC with the use of gardens and nature in healing.”

Horticultural therapy is defined by the American Horticultural Therapy Association as the engagement of a person in gardening and plant-based activities, facilitated by a trained therapist, to achieve therapeutic treatment.

Sohn, a behavioral scientist whose only daughter died at age 25, said the therapy has been used to help World War II veterans deal with Post-Traumatic Stress Disorder and for treatment in patients with autism and Alzheimer’s disease.

She added that her business will not only provide therapy in association with the American Horticultural Association, it will serve as a training ground for those working toward obtaining a license in this type of therapy.

“This is the type of therapy that needs to be done in a residential area, because it’s private and it exclusively uses a garden,” Sohn said. “I believe what this organization is about is what the people of East Washington are about.”

Concerns raised included the tax implications of the property and spot zoning, which refers to a specific property being zoned differently than surrounding areas.

According to a letter submitted by Mumbi Mundia-Howe, who owns property on North Wade Avenue, removal of the property from the tax rolls would result in a higher tax burden for remaining taxpayers.

Mundia-Howe added that permitted property uses in that area do not provide for one such as Sohn is proposing.

“While the cause is noble, I believe there are critical zoning considerations that must be addressed,” Mundia-Howe said. “The proposed use by the potential buyer does not align with the designated uses…The introduction of a nonprofit, which operates as a business entity, might also pave the way for other similar entities, including nonprofit drug and alcohol facilities.”

Sohn said she would be living at the property so it would still be residential and she intended to pay all taxes.

“This will be my primary residence,” she said. “I will be there full time. There will be absolutely no change to the footprint of the house. This is a majestic home. It has a great deal of dignity. It lends itself to long-term preservation and it also lends itself to privacy.”

Resident Daniel Bird Sr. said he did not believe that use is permitted in East Washington.

“The way I understand the code is you can’t live somewhere and have a nonprofit there,” he said. “I’m under the impression you can’t have a nonprofit organization where you live.”

Sohn plans to leave the property to the horticultural association upon her death, but said that doesn’t necessarily have to happen.

“If it does happen, that brings a guarantee to East Washington that that property will always remain green and it will always be preserved as is,” she said.

That concerned resident Bruce McDowell, who said he worked for the Boy Scouts for many years.

“We had properties that were deeded to the Boy Scouts 90 years ago, but through necessity we had to sell,” he said. “If the zoning board is going to consider this variance, they should ensure that in the future this is kept for the borough.”

Dawn Petrosky, borough tax collector, said the borough and Washington School District would lose more than $600,000 in tax revenue over a span of 50 years if the variance is granted.

“We all can appreciate the intention behind what you’re doing,” Petrosky said. “We have all grieved in some way and this is very admirable. I think the concern is what happens when the nonprofit gets up and running and in subsequent years.”

Other concerns included the possibility of increased traffic.

“The property at 705 E. Beau St., positioned near the intersection with Claire Drive, poses significant traffic and safety concerns,” Mundia-Howe said. “With its transformation into a business, the increase in patrons entering and exiting the property is likely to escalate traffic congestion and promote hazardous driving behaviors.”

Sohn said since there will never be a lot of people at the property and at most, three cars at a time.

Attorney Eric VanKirk of Peacock Keller, who is representing Sohn, said the request aligns with the Washington-East Washington multi-municipal zoning ordinance, which was adopted in 2017, especially since the business will be a secondary use of the property.

“Using the property as a residence is permitted and it has authorized usage also for an urban garden,” VanKirk said. “It’s our belief and our argument that that fits into the proposed use for both of those accepted uses.”

The zoning hearing board will reconvene at 1 p.m. Jan. 24 to render a decision.