Center City : Development News

Thanks to the enthusiasm and financial support of West Central Germantown residents, commuters using the Tulpehocken Station can now feel the decades fly backwards as they wait for their train. That's because SEPTA finished the historical renovation of Tulpehocken Station, on the Chestnut Hill West Regional Rail line this summer.

With this in mind, it was not an easy process. From 1978 until recent years, SEPTA constantly told community groups that there was not enough money to repair the station. "From 1978 and on, the building was basically abandoned," says Jeffrey Smith, a man on a mission to preserve Germantown's history. In 1982, SEPTA even tried to demolish the building, although neighbors succeeded in thwarting that.

However, things began to look up in 2007, when the West Central Germantown Neighbors established a committee to salvage the building. This spurred the National Trust for Historical Preservation to come up with a grant to rehabilitate the station. The problem was the grant required a local match. However, "I raised $5,500 from neighbors and apartment owners," says a very proud Smith.

The final step that put the wheels to the rail of the Tulpehocken preservation was SEPTA's federal stimulus funds, of which SEPTA allocated $700,000 to the dated station. This enabled SEPTA to install 2 heavy-duty plywood floors using 60 percent of the structure's existing lumber, according to Smith. In addition, the station received a brand new roof. At this point, "the building was restored to historic standards," boasted Smith, who cited the station shell's approval by the Philadelphia Historical Commission.

With this long fought preservation, Smith is not quite satisfied. After all, it is hard for the man who bought the rights to Germantown's famed historic logo to rest on his laurels. "I'm trying to get a lease from SEPTA to make the building commercially viable," said Smith. Smith hastened to add that SEPTA has been a supportive partner throughout the recent process, pointing out the meetings he had with top SEPTA officials.   

Source: Jeff Smith
Writer: Andy Sharpe

Casino-Free Philadelphia is planning to commemorate the one-year anniversary of Sugarhouse Casino in September with a new anti-gambling campaign. This campaign will focus on the amount of SugarHouse patrons who have taken out a line of credit to support their gambling.

"500 people have taken out a line of credit at SugarHouse," complained Kaytee Riek, the director of Casino-Free Philadelphia, an anti-casino group in Philadelphia that formed in 2006. Riek dramatizes her point by saying that the minimum line of credit is $500, which is quite a sum of money for many Philadelphians.

Casino-Free Philly is calling their campaign "quicksand credit," which is an analogy to how rapidly money can disappear when its gambled. "Quicksand credit drives people to addiction," said Riek. Riek is especially concerned about the affects of gambling on low-income players. "Preying on poor people is not a way to get customers."

This is simply the latest campaign held by the anti-gambling group. In 2010, Casino-Free orchestrated a "reclaim the riverfront" campaign, which focused on safety and jobs. One hallmark of this campaign was the formation of a casino town watch to document SugarHouse's tactics to attract patrons. Before SugarHouse opened, the advocacy group concentrated on convincing investors and elected officials to reject the proposed SugarHouse and Foxwoods casinos.   

The campaign is slated to be unveiled on September 23, which is one year after the opening of SugarHouse. With so many potential low-income Philadelphia gamblers living near SugarHouse, this promises to be an interesting campaign.

Source: Kaytee Riek, Casino-Free Philadelphia
Writer: Andy Sharpe    

In a few weeks, PECO and the art technology outlet Breadboard will once again collaborate to brighten the Center City skyline. This year, PECO will showcase up to three works of visual artistry each Friday from September through December as scrolling artwork atop its building, says Ben Armstrong, Senior Communications Specialist at PECO. This is known as "Art in the Air," and this is the second year it's been done.

What is even more exciting is that PECO and Breadboard have upped the ante this year by putting in a cash incentive for visual artists. In addition to having their message displayed on PECO's building, artists will now be competing to win $1,000 for the "best in show" message, says Armstrong. The winning artist will also have their display featured for a prolonged period in January. Submissions for September are due by Aug. 23 (more submission info here).

PECO and Breadboard are looking to build off of their success last year with "Art in the Air." Last year's visual feast began on July 4 to commemorate the 34-year anniversary of PECO's scrolling messages, the one-year anniversary of PECO's adoption of LED lights, and Independence Day. From then on, the display ran on Fridays through out the year, ultimately featuring "over twenty local artists," said Armstrong.

PECO's LED lights enable the electricity provider to provide this visual art show. "The old lights limited us to 72 characters; letters, numbers, and spaces," said PECO's Communications Specialist. "LED lights let us use full animation and colors." Indeed, the PECO building has become quite colorful and animated in the two years since it switched to LED lights.

PECO has provided the top of its building at 23rd and Market Streets as a place for local non-profits and community groups to spread their message since 1976. Along with that, PECO also uses its scrolling marquee to provide energy-saving tips for customers and tourists alike.  

Source: Ben Armstrong, PECO
Writer: Andy Sharpe

Consider it crowdsourced city planning. The Delaware River Waterfront Corporation's Master Plan is open for public comment until August 26. Since June 13, when the summary report was released, Master Planning Manager Sarah Thorpe says about a hundred comments have come in, and the entire effort has been a significant public process. "Urban planning has changed a lot over last 30 years," says Thorpe. "Today, people are very interested in how the environment develops. We are addressing different problems and a different demographic."

Essential to the new master plan is access. It's not your 18th century waterfront model. When I-95 was built, the Philadelphia stretch of the Delaware river was an aesthetically bereft industrial zone best left to longshoremen. Interstate 95 is a huge barrier, says Thorpe of the 1960s era public works project that was once considered a beneficial rampart. "People didn't want to live next to a sugar factory or a coal yard." Now, she says, the highway keeps residents from what they want. The main point of the DRWC's master plan is to make 95 less of an impedance.

Philadelphia 2035, the citywide planning effort, is underway, but Thorpe says the waterfront couldn't wait. While there are actually 47 streets that cross over or under the interstate, "it's more of a perceived barrier in peoples' minds."

The new plan creates connections in two ways, says Thorpe: by adding destinations to  the riverbank, and by making connections more attractive through lighting and landscaping. Several early action projects, the Race Street Pier and Washington Avenue Green, were completed during the Master Plan design phase as a way to give the public a glimpse of the future.

As far as feedback, Thorpe says comments have ranged from overarching issues like density, boat access and parking, to small problems like typos in the document. After the August 26 deadline, Thorpe and team will compile public input, make judgement calls on priority, and expect to release the final revised version in October. But, stresses Thorpe, it will be a living document, subject to accommodation and change.

Source: Sarah Thorpe, Delaware River Waterfront Corporation
Writer: Sue Spolan

Philadelphia might very well get its newest skyscraper next month. At least this is what the Chicago development firm John Buck Company says. In fact, it looks like everything is a go for John Buck's proposed 34-story apartment tower at 2116 Chestnut Street.

While support for the tower is relatively widespread, not every supporter is thrilled with the design of the skyscraper. One group that is skeptical about the design is the Center City Residents Association. The association is especially critical of the developer's change in design, pointing to a garage that's being proposed as a negative. "We wanted it to be wrapped in active use, but they removed this with the re-design and added a garage," said Center City Residents Association president Adam Schneider.

With this doubt in mind, Schneider expressed appreciation at how John Buck dealt with interested parties. While they initially seemed reluctant to work with neighbors, "they shifted into a cooperative mode," said Schneider. He attributed the initial reluctance to simply not being used to Philadelphia's level of community involvement. With this in mind, Buck Co. refused to speak to us until September.

Another group that lauded the developer's willingness to work with community members was the Preservation Alliance of Greater Philadelphia. "I would like to express appreciation to the John Buck Co. for earlier contribution commitments made to support the needs of the adjacent churches and to a community project selected by CCRA (Center City Residents Association)," says John Gallery, the executive director at the Preservation Alliance.

Interestingly, the Preservation Alliance was initially one of the most opposed groups to the tower, on the grounds that it would result in the razing of the historic Sidney Hillman Medical Center. They were actually in the process of appealing city Historical Commission and Zoning Board of Adjustment decisions that paved the way for the skyscraper. However, they were heartened by Buck's cooperation with neighborhood and preservation causes, and decided to drop the appeals in December, 2010.

Thus, for a city that hasn't seen a new skyscraper since the Comcast Center, it looks like Philadelphia is about to get a little taller.

Source: Adam Schneider, Center City Residents Association
Writer: Andy Sharpe

The 4-percent increase in ridership that SEPTA announced last week isn't surprising considering it follows national trends and that gas prices have surged higher.

However, considering fare increases and little improvement in area unemployment, the increase of 13 million trips in the last fiscal year (July 1-June 30) is encouraging. The total of 334 million trips on SEPTA's buses, trains and trolleys were the Authority's highest yearly total since 1989.

SEPTA had cut its capital budget by 25 percent last year, keeping some improvement plans on ice. SEPTA General Manager Joseph M. Casey cited an increased focus on SEPTA's aging infrastructure and customer-service initiatives as reasons for the positive report.

"We look forward to the possibilities ahead as these conditions improve," he said in a news release.

Regional Rail trips increased by nearly 500,000 and nearly broke a ridership record set in 2008. In addition, passenger revenue exceeded budget projections by $22 million, or 5 percent. A list of all SEPTA's recent reports is here.

Source: SEPTA
Writer: Joe Petrucci

If you're the sort of hard-living live music fan who goes out regularly to see rock, hip-hop or indie bands perform, you may be under the impression that Philly has enough venues to satisfy the needs of every slam-dancer and head-nodder in the city. And yet Avram Hornik, a local nightlife entrepreneur whose Four Corners Management company operates a handful of beloved local bars, begs to differ.

To wit: In less than eight weeks, inside the former Spaghetti Warehouse restaurant at 10th and Spring Garden streets in Center City, a midsize but upscale concert space known as Union Transfer will introduce itself to the city. (A train depot of the same name once operated there.) Hornik is a partner in the venture, as is Sean Agnew of R5 Productions. Agnew will be booking bands with the help of a third partner: the New York-based Bowery Presents. "We had all been aware of each other," Hornik wrote in a recent email, "and were just waiting for the right time and the right space to open a live music venue."

And while Philly may in fact have its fair share of spots to take in touring or local live acts, Union Transfer, Hornik says, will be something truly unique: large enough to handle 1,000 fans, but with ample parking nearby and a central location, convenient to the freeway. In fact, Hornik claims that the project's ultimate goal involves "showcas(ing) bands that have passed by the city because there hasn't been the space to play."

If the architectural renderings and the minor details that have already been released are any indication, that'll be an easy goal to reach. Union Transfer, for instance, which was designed by local firm Fishtank PHL, will be home to a D&B Audiotechnik sound system, professional-level lighting, both a mezzanine and a balcony, and--get this--parking for 150 bicycles.

The party kicks off on Sept. 21, with an inaugural concert featuring Clap Your Hands Say Yeah.

Source: Avram Hornik, Four Corners Management
Writer: Dan Eldridge

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Not long ago, six close friends read in the Philadelphia Business Journal that the number of people raising kids in the city had absolutely exploded over the past ten years. It was certainly a good bit of news to discover, especially considering the friends' new business idea: A 12,000-square-foot Center City destination known as Nest, where children and their parents can play, learn, exercise and grow both intellectually and creatively.

Philly's young families, of course, are the ones who'll ultimately be deciding if the new space is a necessary city addition. The first test will happen on Aug. 11, when Nest--something of an ultimate jungle gym, playground and fun zone for the 6-weeks to 6-years set--opens its doors to the public at 13th and Locust streets in Midtown Village.

According to Stephanie Edwards of Skai Blue Media, which is handling Nest's PR, the six friends behind the venture had grown "tired of schlepping their kids all over the city to attend a music class here, a mommy and me class there and a birthday party yet somewhere else." They figured that combining the best of various kid-friendly locations into one massive fun-and-education zone would be a can't-miss proposition.

Nest, for instance, will offer a bevy of classes: early enrichment, dance, pottery, art, cooking, and more, all led by area experts. A cafe for the grown-ups, along with a portrait studio and a children's salon, will also be onsite, as will as a 3,000-square-foot play space for the younger children, and a toy and clothing boutique selling unique, design-friendly items.

And given that one of Nest's founders is Scott Caplan, a co-founder of Sweat Fitness, visitors to Nest can probably also expect lots of color, lots of positive attitudes, and most likely lots and lots of crowds.

Class enrollment begins Aug. 9.

Source: Stephanie Edwards, Skai Blue Media
Writer: Dan Eldridge

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How perfect is a summer night at a cafe on the bank of the river? "It's a dream come true," says Peg Botto of her newly opened Cosmic Cafe at Lloyd Hall. Located at the beginning of Kelly Drive just across from the Azalea Garden, Cosmic Cafe opened this spring, thanks to a collaborative effort by Botto and Fairmount Park, and it's set to continue operation year round.

"There's always been a cafe at Lloyd Hall," explains Mark Focht, Executive Director of the Fairmount Park Commission. "Peg Botto's sustainable approach to business meshed very well with the Parks and Recreation mission." Botto, whose previous retail outlet was at the Chestnut Hill Farmers Market, also runs Cosmic Catering. With the fully outfitted new kitchen at Lloyd Hall, Botto can run both the cafe and catering operation on site. Botto saw right away that the space would be great for catering, with lower and upper outdoor decks, plus an upstairs room. In all, Cosmic Cafe can hold up to 250 people for private events.

Open seven days a week from 8 to 8, Cosmic Cafe offers the kind of healthy food athletes crave, including organic produce, eggs and poultry, nitrate free bacon and locally baked bread. On a recent visit, smoothies, watermelon gazpacho, baked goods and a full range of sandwiches were on the menu. Several nights a week, there's live music, and Botto also barbecues several times a month out on the deck. "It's right on the river. You can't get any closer than that."

Botto says that she worked on the Lloyd Hall RFP for about 4 months, and she won the contract from a pool of ten applicants. After an $85,000 kitchen makeover and the hiring of about a dozen staffers, business is good. "We pay rent to the city plus a percentage of the gross," says Botto, who adds that these costs are in line with what she would pay for a similar space elsewhere. But nowhere else offers a constant stream of bikers, walkers, joggers, rollerbladers and tourists, whose stars are cosmically aligned for an alternative to the hot dog and ice cream carts of Kelly Drive.

Source: Peg Botto, Cosmic Cafe
Writer: Sue Spolan

Back in 2005, when the American economy was still bounding along at a relatively progressive clip, the city of Philadelphia introduced an economic development program for prospective homeowners known as Home Buy Now.

The program, which offered some 211 working Philadelphians the chance to more easily become homeowners, was temporarily curtailed in 2009. But Home Buy Now is once again operational, thanks in large part to Mayor Michael Nutter, who reintroduced the program a little over a week ago during a press conference at Drexel University. Along with the Urban Affairs Coalition, the city will be putting $735,000 toward the purchase of Philadelphia homes for some 240 fortunate locals.

Here's how the program works:

First, companies willing to offer their employees grants or forgivable loans meant to be put towards the purchase of a home must sign onto the Home Buy Now program. The city will then match those funds up to $4,000, assuming the employees in question are willing to buy in a specific, predetermined neighborhood. For those employees who would rather purchase homes outside of the program's predetermined neighborhoods, the city will offer $2,000 in matching funds.

Thus far, over a dozen different employees have joined the program, with Drexel University and the University of Pennsylvania being the two largest. As for the predetermined neighborhoods where the matching $4,000 funds will be offered, those will be located near to "major educational and medical anchor institutions" (such as Drexel and Penn), according to the Urban Affairs Coalition.

And according to Mayor Nutter, who explained the benefits of the program during the Drexel press conference, it was the simple desire to retain the city's best and brightest workers that fueled the return of the Home Buy Now program, along with a desire "to create more stable, flourishing neighborhoods," he said.

For more information about how your company can join the program, contact program manager Christopher Waters at the Urban Affairs Coalition.

Writer: Dan Eldridge
Source: Robin Robinowitz, Urban Affairs Coalition

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Pop-up retail is a trend that doesn't seem to be losing any steam whatsoever, but recently, in a formerly vacant lot at the corner of 20th and Market streets, the Pennsylvania Horticultural Society (PHS) unveiled a temporary pop-up concept of its own: PHS is referring to it as a pop-up garden, and although it was a year in the making, the garden is already slated to close with a celebration on October 24, which is also this year's National Food Day.

Thanks to the enthusiasm of partners like the William Penn Foundation and Independence Blue Cross, the 32,000-square-foot garden has become an example of the reuse of urban green space at its finest. PHS hopes the garden will raise awareness of its City Harvest program, which grows fresh produce for neighborhoods that don't have much access to fresh vegetables, as Alan Jaffe of the PHS puts it.

In addition to providing locals with a serene environment in which to enjoy a quiet respite from city life, the new garden offers workshops on topics ranging from organic pest control to container gardening, as well as scientific programming by the Franklin Institute, outdoor fitness classes, and more. Visitors to the temporary garden will also have a final chance to experience "�colibrium," Temple University-Ambler's sustainable building and gardening exhibit that was created for the Philadelphia International Flower Show.

What's more, PHS has big plans for all those veggies grown in the new garden: They've partnered with six well-known local chefs of popular nearby restaurants, who are "going to be getting the vegetables and herbs from the garden and creating signature dishes with them," says Jaffe. Proceeds from those dishes will benefit the City Harvest program.

Open to visitors every Wednesday and Thursday from noon to 2 p.m., a complete listing of all pop-up garden happenings is available online. 

Source: Alan Jaffe, Pennsylvania Horticultural Society
Writer: Dan Eldridge

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In Center City Philadelphia, it wouldn't normally be much of a surprise to stumble upon a public bus shelter that had been modified--with graffiti, for instance--by someone other than a SEPTA employee. But visitors who passed by one particular bus shelter across from City Hall on June 14 were privy to a truly unusual spectacle: They had a front-row seat for the installation of the city's first green-roof bus shelter, which was designed and donated by a local green roof provider known as Roofmeadow.

The now-permanent green roof was installed "as sort of a small symbol of a larger effort in the city," says Roofmeadow's Jane Winkel, referring to Philly's Green City, Clean Waters plan. The plan is a series of municipal-led initiatives that are aiming to remove pollution from the city's creeks, rivers and urban landscape.

According to Winkel, the first goal of the bus shelter project is nothing more than pure education. The idea, she says, is to familiarize average citizens with green roof technology, which is quite a bit simpler than you'd probably figure: The modern aluminum design, for instance, is actually a prefab kit of parts that can be assembled to replace the roof of any standard bus shelter. What's more, in addition to creating something of a mini-environment for urban wildlife, the design also aids in the management of rain water--the roof actually limits the amount of pollution that would otherwise find its way into streams and rivers.

While the green roof installed on the bus shelter across from City Hall was Philadelphia's first, Roofmeadow plans to continue teaming up with the city to roll out approximately twenty more within the next year. "We were very happy to offer our services pro bono," adds Winkler, "and we will definitely remain involved in the installation of the others."

Source: Jane Winkel, Roofmeadow
Writer: Dan Eldridge

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The Delaware River Waterfront Corporation (DRWC) has been working for quite some time now on what it's referring to as a "master plan" for the future of development along a six-mile stretch of the Central Delaware Riverfront, from Oregon to Allegheny avenues.

And now -- finally, after months of waiting -- the public is being invited to experience the final presentation of the plan at 6:30 p.m. on June 13, in the Pavilion at Festival Pier. "What we're going to be showing," says DRWC president Tom Corcoran, "is a plan that makes parcel-by-parcel recommendations as to what our consultants believe would be the best use of all that land."

Along with comments by Mayor Nutter and Deputy Mayor for Planning and Economic Development Alan Greenberger, a 45-minute Power Point presentation will be revealing a host of hugely exciting potential plans for the riverfront, including a wetlands park with marshes and aquatic life in South Philly, somewhere between Mifflin Street and Washington Avenue. Other possibilities include an aquatic theme park at Penn's Landing, as well as a longer-term plan to complete a deck over I-95 from Front Street to the waterfront, in between Walnut and Chestnut streets.

"Part of what will make this plan achievable," says Corcoran," is that it's had a tremendous amount of citizen input, and it's not being done by a group of planners working in a vacuum."

This presentation, by the way, will be the last chance for the public to provide feedback. So in other words, if you have any interest whatsoever in the development that will soon be taking place along the Delaware -- and especially if you'd like your voice to be heard -- this is an event you really shouldn't miss.

Source: Tom Corcoran, Delaware River Waterfront Corporation
Writer: Dan Eldridge

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Regardless of the fact that the Metro Commercial Real Estate organization -- which bills itself as "the Philadelphia region's leading full-service real estate company" -- has been doing business in the area out of its Conshohocken and Mount Laurel, N.J., offices for more than two decades, it was nevertheless considered big news in the commercial development community when Metro recently announced the arrival of a third office, this one in Center City.

Located in the historic Wachovia Building (now the Wells Fargo Building) at 123 South Broad Street, Metro president Steven H. Gartner says the company's new location is intended to "bring our experience to the heart of Philadelphia. We have been a significant player here for the past 25 years," he adds, "and now we will have the team on the ground to more capably serve our growing client base."

Over the past few weeks, in fact, Metro has been responsible for inking deals that have resulted in three new Center City retail shops. A fourth, much larger deal is currently in the works on the southeast corner of 15th and Walnut streets, where Metro is leasing multi-level properties with 45,000 square feet of potential retail; that project is expected to be complete in mid-2013.

The store that will almost certainly generate the most excitement locally, however, is the one that's scheduled to open at the end of this year. Jack Wills is the name of the retailer -- it offers preppy, British-influenced men's and women's apparel (think Vampire Weekend-meets-J.Crew) -- and it currently operates just four other U.S. locations, one each in Boston, Nantucket, Martha's Vineyard, and New Haven, Conn.

Metro was also responsible for the new Krispy Kreme shop that's now open at 1535 Chestnut Street, as well as the nearby new flagship location of The Children's Place.

Source: Amy H. Orons, Metro Commercial Real Estate
Writer: Dan Eldridge

Do you know of a new building going up, a business expanding or being renovated, a park in the works or even a cool new house being built in the neighborhood? Please send your Development News tips here.