West Philadelphia : Development News

The 800 block of Markoe Street in West Philly has long held a reputation for being one of the most unkempt and dangerous stretches in its neighborhood, which is also home to the sprawling Lucien E. Blackwell public housing project. And yet unfortunately, when the Philadelphia Housing Authority (PHA) built the Blackwell project back in 2000, the money ran out before the 800 block of Markoe Street had a chance to experience any renovation of its own.

But instead of simply forgetting about the 800 block, the PHA chose to hold a sustainable design competition for young architects; a handful of firms submitted their own ideas about how the block could best be saved. The Center City-based Jibe Design won the competition, and when additional funds were finally made available to build on the block, they won the design contract as well.

According to Jibe Design's founder, Juliet Whelan, Jibe most likely won the competition because hers was the only firm that proposed a renovation of the original homes, as opposed to trashing them and then starting over. "Once you tear down these buildings," Whelan says, "I think you've already taken several steps back in sustainability."

Last year, Jibe Design's plan was also honored with a national award for design excellence by the American Institute of Architects (AIA). And two weeks ago, a ribbon-cutting ceremony at the site celebrated the project's completion and welcomed its new residents. In all, 17 homes were rehabilitated and six new homes were built atop formerly empty lots. Jibe's uniquely modern design allows natural light to stream into nearly every room in the new homes, and Energy Star appliances are used throughout. "I think this street feels like Philadelphia," says Whelan. "It feels like a nice mix of modern and old. I think it's a success."

Source: Juliet Whelan, Jibe Design
Writer: Dan Eldridge

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Right around this time last year, relations between the University City Science Center and Philadelphia Redevelopment Authority (RDA)--which is responsible for encouraging development in the city--were slightly strained, to say the least. In May, the Science Center filed a lawsuit against the RDA in an attempt to stop the seizure of a portion of its University City research park. The undeveloped lots, which had fallen into default due to the financial crisis, were meant to become future additions to the Science Center's campus.

But thanks in part to a clause in the original agreement between the two agencies which disallowed foreclosure in the instance of "unforeseeable causes," the Science Center managed to hang onto its property. The two entities have also shaken hands and made up, metaphorically speaking. And on April 29, the Science Center published a press release announcing that the "longstanding redevelopment agreement" had been amended.

That's certainly good news for anyone who believes in the technology-based economic development happening at the Science Center. And according to Saul Behar, the Science Center's Vice President and General Counsel, the center now has the buffer of an additional 10 years to develop the four parcels on its campus that are still vacant. If the center is willing to shell out for additional fees, Behar says, that decade can legally be extended to 13.

As for what may or may not eventually be developed on the space over the next decade, the Science Center isn't quite sure--or isn't telling. "There's nothing solid right now," says Behar. "But we're continuing to market the parcels, and we're always looking for opportunities."

Source: Saul Behar, University City Science Center
Writer: Dan Eldridge

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When Microsoft's $63 million School of the Future opened in Philadelphia's Fairmount Park in September 2006, expectations among area parents--some of whom nearly battled in order to secure a spot for their children--couldn't have possibly been higher. But by the time that first class of students was preparing to graduate, attitudes surrounding the school--which didn't require textbooks, and where many of the core subjects required for university admission weren't offered--had shifted considerably.

Today, many of the school's educational kinks have been duly worked out. But if such a project was proposed within the city today--that is, if a public development project was proposed to take place within Philadelphia's public park land--the eventual outcome would almost certainly be different. That's because on April 15, Mayor Michael Nutter signed an ordinance to amend the approval process that takes place when the city's public park land is transferred to some sort of non-park use, as was the case with the Microsoft high school.

"It's an effort that's really been spearheaded by the Parks and Recreation Commission," explains Patrick Morgan, who works underneath Commissioner Mike DiBerardinis. "What it does," he says, "is it establishes a process that's predictable and transparent for all the parties: for City Council, for citizens, and for the (Parks and Recreation) Commission."

And while there aren't currently any plans in place to change usage of city parkland, this new ordinance, which is set to take effect with the change of the fiscal year (July 1), will set in motion that new process of transparency.

"Right now, all (city) parkland is being used for its intended purpose," says Morgan. "But if someone proposes changing the use for whatever reason, then this process kicks in."

Source: Patrick Morgan, Department of Parks and Recreation
Writer: Dan Eldridge

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It's certainly no secret, at least to those of us who call Philadelphia home, that the University City district has for many years now been the proverbial nucleus of an incredibly well-connected and highly knowledgeable cluster of medical, science and academic professionals. But unfortunately, the area's so-called 'Eds and Meds' leaders have never fully succeeded in branding their community as one of the nation's most important research centers. That perception--or rather, the lack thereof--may soon be changing, thanks to the work of a newly-formed group calling itself the University City Innovation Collaborative.

The group is being headed by the University City Science Center; the nonprofit University City District; and the Science Center's development partner, a Baltimore company known as Wexford Science and Technology.

The aim of the group, according to Stephen Tang, the Science Center's CEO, involves making University City a world-class innovation center along the lines of similar regions like Cambridge, Mass., and San Francisco's Mission Bay district. And yet what sort of development that will actually entail still remains to be seen, because as Tang explains, "This is all a work in progress; the project doesn't really finish until April."

Part of what the project will almost certainly involve, however, aside from more spaces where innovation can take place, are recreational facilities. "You have to have amenities that allow creative people to be with like-minded people for extended periods of time," Tang says. "So that means retail, it means entertainment, it means after-hours places. All those things need to come together."

Tang is also quick to point out, however, that while "it's important that we have facilities, it's more important who's in those facilities, and for what reason. We need to foster better collaboration between organizations and institutions," he offers. "And that's not only to tell the story, but to build a better story as well."

Source: Stephen Tang, University City Science Center
Writer: Dan Eldridge

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As one of the first businesses to establish a presence at the University City Science Center's Port Business Incubator, Integral Molecular built relationships with nearby universities and received instruction from experienced entrepreneurs that helped them stay afloat in the company's pivotal, early years. Now that Integral Molecular is an established company with a 10-year track record of protein and drug discovery research, they are returning the favor with an investment of their own.

This month, Integral Molecular announced a 10,000 sq. ft. expansion to the Science Center that will add new laboratory and office space to 3711 Market Street. Since launching in 2001, Integral Molecular has grown to inhabit nearly half of the incubator space at 3701 Market Street. This build-out comes on the heels of a 10-year lease with the Science Center, keeping biotech jobs in Philadelphia and adding 10 new positions to this growing firm.

"We have been able to customize the features we wanted here all along," says Integral Molecular President and CSO Benjamin Doranz. "The building itself is designed to house lab-based biotech companies like ourselves so putting in the kinds of features we need--like chemical hoods, required ventilation--those kinds of features are already designed into the building, making things easier for us."

The addition, which is 60 percent new lab space, will bring features like sterile tissue-culture rooms, lab glass washers, purified water systems and improved ventilation systems. But the main feature of the addition is space, allowing Integral Molecular to meet the demands of many pharma projects it hopes to pursue in 2011. The addition is currently under construction and expected to open in March.

"We have labs at 3701 but we are really outgrowing them," says Doranz. "This will give us lab space that is not necessarily better in general but better for us because they are customized for exactly what we do."

Source: Benjamin Doranz, Integral Molecular
Writer: John Steele

When Disney's California Adventure unveiled 'World of Color,' the park's massive water-and-light animation show, officials hoped to create a focal point for nightly visitors to end their evening on a high note. The Bellagio hotel in Las Vegas has a similar show, where synchronized fountains create an aquatic ballet for visitors. But those are tourist destinations, where spectacle and showmanship are included in the experience. How would such a show be greeted in a highly-trafficked urban center like Philadelphia?

The principals at Philadelphia-based WaterMagic LLC hope the city will appreciate a little showmanship as they attempt to bring a similar fountain show to the Schuylkill Banks area by 30th Street Station. The installation, created by 'World of Color' designer Robert Nonemaker, would include a 70-foot water screen displaying digital images and a solar array to power all fountains and lights. WaterMagic has received $3.5 million that it must match with private funding in order to move forward. With support from city officials like Deputy Mayor Rina Cutler and former Governor Ed Rendell, principals John Randolph and Rob Stuart started the push for private financing this week.

"We hope this will extend the hours of useful life along the Schuylkill to include the nighttime hours," says Randolph. "And it will add to the image of the river as a gateway between Center City and West Philadelphia."

After talking to park users and residents, the most common complaint about the area was the noise level of traffic from nearby highway entrances and thoroughfares. WaterMagic hopes its installation will provide a noise barrier and a distraction from automotive noise.

"The water screen acts as a noise blocker and the plumes act as a masking with pleasant noise of falling water, that people find relaxing," Stuart says. "Our sense is that this will be something that will bring people to Philadelphia and keep them here at night to witness this phenomenon."

Source: Rob Stuart, WaterMagic LLC
Writer: John Steele

The property at 4726 Baltimore Avenue in West Philly was made to be a bank. With its stone columns and regal marblework, the building has housed many community banks and even a church over the years. But with community support, Philadelphia Industrial Development Corporation funding and city grants, this big-business stalwart will soon be home to another neighborhood staple, Mariposa Food Co-Op.

Since the early 1970's, Mariposa has been selling organic, locally-grown food to neighborhood residents, employing a cast of regulars as volunteer grocers, and educating the community about food. But recent spikes in sales--the co-op is currently doing $1 million in annual sales from a 500 square-foot retail space) called for an expansion.

"The sheer size of our store is something that has limited us in our ability to stock a broader selection of inventory as well as a larger amount of the things that we do stock," says Mariposa Director of Development Esteban Kelly. "A wider variety of inventory will allow us to appeal to different cultural groups and the space will allow us to expand certain departments that are now smaller in the current space."

Beyond expanding inventory on the shopping floor, the second level will house a community center and classrooms in what was once boardrooms and offices. What once were vaults will now be cold storage and preparation rooms. With Phase 2, Mariposa hopes to build a green roof, and a beehive. And in the future, Phase 3 will feature a second-floor caf� with prepared foods, creating a neighborhood social center that is right on the money.

"This expansion is driven by our mission to provide healthy food to a neighborhood that doesn't have that," says Kelly. "We were driven by the pragmatics of the situation. Our growth has been explosive and we completely ran out of space. This should help with that."

Source: Esteban Kelly, Mariposa Food Co-Op
Writer: John Steele

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University of Pennsylvania's board of trustees this week gave the go-ahead for Shoemaker Green, the sustainable landscape project unveiled in May that will connect the Palestra and Franklin Field. After being chosen in May as one of more than 150 pilot projects to test a new LEED-based ratings system for landscape design, Shoemaker Green's design plan, created by local architects Andropogon Associates, received a budget of $8 million to complete the park, which officials hope will provide a more pleasing pathway between the Penn campus and the new Penn Park at S. 31st Street.

"The design of Shoemaker Green continues Penn's open space tradition," says Penn's VP of Facilities and Real Estate Services Anne Papageorge. "By linking College Green via Smith Walk to Penn Park, Shoemaker Green incorporates numerous sustainable features, providing a passive recreational landscape surrounded by the iconic historic buildings of the Palestra and Franklin Field."

Shoemaker Green hopes to address serious stormwater runoff issues present on the underutilized former greyfield parcel at 33rd Street. By adding three rain gardens, porous pavers, a cistern for rainwater reuse and tree trenches, architects and Penn officials hope to absorb some of the rainwater known to flood local buildings. The land will also be used to test innovative new storm water management technologies.

The open center of the project is adaptable to a variety of special events, like commencement and the Penn Relays. The lawn can accommodate large groups as well as those looking for a secluded area to hold an outdoor class or have a quiet lunch.

Source: University of Pennsylvania
Writer: John Steele

With 25,000 state-owned bridges, Pennsylvania has the third-largest number of bridges in the nation. Few see as much traffic as Philadelphia's South Street Bridge. The thoroughfare connecting the western section of the Graduate Hospital neighborhood to University City and I-76 sees over 25,000 vehicles per day. So when the bridge was closed for repairs on Dec. 8 2008, the construction had to be completed quickly. Now, less than two years later, the bridge is set to reopen on November 6. 

"This was an aggressive schedule," says Streets Department Civil Engineer David Perri. "But that bridge serves too many folks that need to cross the Schuylkill. The longer it's closed, the more of a negative impact it has on the business interests and on people who need to walk and bicycle to work."

But this Pennsylvania bridge wasn't going to go through a closure without getting a few bells and whistles. The Streets Department added widened sidewalks, dedicated bicycle lanes, a crossing to the Schuylkill River trail, and four pedestrian overlooks at the base of the decorative towers. And the neighborhoods surrounding this arterial passage couldn't be happier. To celebrate the reopening, a formal ribbon cutting will follow the ceremonial first motorist, first pedestrian and even first cyclist to cross the bridge.

To mark the occasion, the University of Pennsylvania Museum of Archaeology and Anthropology will offer half-price admission to everyone on both sides of the bride who comes to the museum without a car. Also, various South Street merchants will be throwing block parties to welcome the traffic back to the community.

"If you take this many vehicles out of a neighborhood, it will have an impact on the commercial businesses," says Perri. "This will restore the traffic to the level it was at before the bridge closure."

Source: David Perri, Philadelphia Streets Department
Writer: John Steele

When the Philadelphia Housing Authority created the Lucien E. Blackwell housing plan that would see the demolition of the Mill Creek Housing Development in 2000, they knew they couldn't stop with just a few buildings. Growing up in the Mill Creek neighborhood as a kid, architect Michael Johns knew that certain blocks in the distressed neighborhood could help bring the new Mill Creek back stronger. But after adding over 700 housing units and an assisted living facility, there was not enough left to save the most distressed block in the neighborhood, the 800 block of Markoe Street.

Johns, who acts as PHA's General Manager of Community Development and Design, and his colleagues had a plan. They would host a design competition while the plan waited for funding. PHA chose Jibe Design, a small Center City firm. Funding finally became available and the project began construction earlier this month. This week, the American Institute for Architecture acknowledged the project with one of 16 national awards for design excellence.

"So often with (this type of) housing, there is a challenge to get something that is modern and sustainable and cost-effective," says Johns. "And we didn't want to create something that, in ten years looked like bell bottoms and a tie-dye shirt. We needed something that would last."

What they got was a proposal for 17 rehabs and six new constructions, all LEED Platinum. This is no ordinary public housing. Exposed brick, reclaimed wood beams and modern amenities finally give Markoe Street the renovation that began here 10 years ago. As for Johns and his team, the project was worth the wait.

"What this award shows is, at the base level, there are folks at the Housing Authority that are committed to changing neighborhoods and this award really draws attention to that effort," says Johns.

Source: Michael Johns, Philadelphia Housing Authority
Writer: John Steele

With its shimmering glass facade, distinctive shape and LED display, University City's Cira Centre has cemented itself as a larger-than-life landmark in the Philly skyline. So when the Cira Centre opened its lobby space to restaurant development with Rae, the swirling, seasonal tastes and 200-bottle wine cellar graced many headlines. But over the last four years, its popularity waned. It seemed the restaurant's style couldn't keep up with its tony, trendy home. Now it's time for one of Philadelphia's premier tastemakers to take his turn at Cira. This week, Philadelphia's Iron Chef Jose Garces brings his gastrointestinal stylings (and his corporate offices) to 30th Street with JG Domestic, a tribute to all-American ingredients.

"American cuisine has its roots all over the world, so from a culinary standpoint I'll be drawing inspiration from a host of cultures and cuisines," says Garces. "This restaurant will celebrate domestic produce, meat, poultry, seafood, wines, beers and spirits. Our primary focus is creating dishes that honor the ingredients themselves, however we choose to prepare them."

With such high-concept creations as Distrito and Village Whiskey, the flavors in the decor are equally as strong as the flavors on the plate. Garces called on Jun Aizaki of Cr�me Design Collective in Brooklyn, NY, who has worked on all previous Garces restaurants. As JG Domestic's space is large for a restaurant, the challenge was creating intimacy. Complete with pictures of farms where ingredients come from, a "living wall" of plants and real trees growing in the middle, Garces  offers a counterpoint to the sleek modernity of the Cira Centre, bringing freshness to both his cuisine and design.

"Jun's work is wonderfully textural and helps to make the restaurant feel as though it's organic to the space, even though none of my restaurants have gone into new buildings," Garces says. "In fact, many were restaurants before, and it's a testament to Jun's skill that you would never know that."

Source: Jose Garces, Garces Restaurant Group
Writer: John Steele

Pennsylvania Senator Bob Casey announced last Tuesday that Pennsylvania would receive $47 million in federal transit and infrastructure grants as part of the Federal Transit Administration's State of Good Repair program. As SEPTA updated its hybrid bus fleet two years ago, the lion's share of the funding went to Pittsburgh's Allegheny County Port Authority for a clean diesel fleet of their own. But SEPTA didn't come away empty handed, receiving $8.1 million for two infrastructure improvements a long time coming.

The first grant will revamp SEPTA's Parkside Bus Loop, helping reconnect this West Philly neighborhood. But the second, more universal improvement will aid in future upgrades. Using $6.4 million, SEPTA will install an asset management system to aid in record-keeping as many of Philadelphia's transit assets come up for repairs.

"A lot of our infrastructure dates back to the early 1900's and were taken over from other private companies," says SEPTA CFO Richard Burnfield. "What the FTA was trying to focus on is knowing what you have out there in the field before you can make an assessment as to what your overall needs are, coming up with a plan for when things should be replaced."

The system will help SEPTA keep better records so when funding is available, the authority can make a more organized, more compelling case for further federal dollars as the fleet is upgraded.

"Right now, we do a very good job of managing our assets so while the records are not as computerized as we'd like them to be, we have so much knowledge within our engineering staff that I feel we make excellent decisions," says Burnfield. "But I think this will help us going forward so we can do a second check on things as our staff reaches retirement."

Source: Richard Burnfield, SEPTA
Writer: John Steele

In science fiction novels and books about the future, a few technologies are boilerplate: flying cars, meals in pill form and the ability to teleport instantly from place to place. National commuter rail company Amtrak took another step toward teleportation on Tuesday with its announcement of a high-speed rail vision plan. In Tuesday's news conference from University City's 30th Street Station, with Governor Ed Rendell on hand, Amtrak officials laid out their goal to create a line with average speeds well over 130 mph, saving passengers between one and two hours on average.

"Amtrak is putting forward a bold vision of a realistic and attainable future that can revolutionize transportation, travel patterns and economic development in the Northeast for generations," says Amtrak President and CEO Joseph Boardman.

The plan, entitled A Vision for High-Speed Rail in the Northeast Corridor, proposes a full build-out to be completed by 2040. Its construction, Amtrak says, would create more than 40,000 full-time jobs annually over a 25-year period, building new track, tunnels, bridges, stations, and other infrastructure. Predictably, the cost for such a project is high, $4.7 billion annually over 25 years. But Amtrak's feasibility studies peg the Northeast as a "mega-region" capable of drawing the type of rail traffic to make such an investment profitable. And with some premier legislative voices like New Jersey's Frank Lautenberg and Massachusetts' John Kerry already voicing their support, we may be teleporting out of 30th Street Station sooner than we think.

"Amtrak's High Speed Rail plan will create jobs, cut pollution and help us move towards a modern and reliable transportation system network in the Northeast," said Kerry in a recent statement. "As countries around the world continue to build out their transportation systems, we
cannot afford to fall further behind. This is an important down payment on the massive commitment necessary to bridge our infrastructure gap." 

Source: Joseph Boardman, Amtrak
Writer: John Steele

University of Pennsylvania's campus stretches across University City. But ever since the redevelopment of Locust Walk five years ago, the walk's endpoint at 40th and Walnut has been the undisputed hub of Quaker campus life. With gathering points like the Bridge movie theater and Marathon Grill, seminal college establishments like Smokey Joes, and massive grocery store the Fresh Grocer, the block has everything a college student could want. But with a new design competition hitting the streets this week, Penn students have the chance to give something back to everybody's favorite block.

In partnership with the University of Pennsylvania, University City District brings four design teams from the Design School and the School of Engineering to square off for the 40th Street Sustainability Smackdown. Each team has been assigned a business and must design a sustainability plan that will add renewable energy, reduce stormwater and air pollution, and work with alternative building materials. These efforts will culminate in an energy audit and creation of a comprehensive proposal for one of the participating buildings. The final review of plans and awards ceremony is set for Nov. 19.

"They are all very different," says UCD Project Manager Carolyn Hewson. "The Fresh Grocer is a larger structure that contains a garage, Marathon is  a restaurant, Metropolitan Bakery is a historic building so they all come with their own challenges."

Efforts to make local buildings more sustainable are part of the design and engineering programs at Penn and part of a concerted effort to continue development at the campus' hub. After partnering with Penn, Hewson sent e-mails to neighborhood businesses and even went door-to-door to create a buzz around the program. But if her instincts are correct, the competition will create a buzz all its own.

"Its a popular thing to do right now to have competitions to get greater interest and energy behind something," says Hewson. "And competitions within the design world yield great results and draw funding behind the winning team."

Source: Carolyn Hewson, UCD
Writer: John Steele
 

Of all the stations on all the car stereos in all the world, Philadelphia entrepreneur Hal Real's dial happened to stumble on 88.5 one afternoon and a live music institution was born. An avid concert-goer, Real became frustrated with Philadelphia's smoky stages. When he heard WXPN's World Cafe, hosted by David Dye, he knew he had found his live music muse.

Six years later, World Cafe Live is one of the most popular music venues in Philadelphia, driving a nightlife crowd to a sparse section of UPenn's campus. Earlier this summer, Real began a crusade to bring live music to another underutilized area as his company, Real Entertainment Group redevelops the historic Queen Theater in Wilmington, Del. Real created Light Up The Queen, a non-profit redevelopment group designed to restore this storied theater to its former glory.

"You can't have a monumental building like that sit there like a piece of urban blight," says Real. "It needs to come back to life."

Opened as a vaudeville theater in 1917, the Queen went dark in 1959. But as downtown Wilmington begins a $325 million Market Street redevelopment, buildings like the Queen have been targeted for demolition. Real believes the hype in Wilmington and hopes his venue can help draw visitors from nearby Philadelphia and South Jersey. The Light Up The Queen foundation has already hosted musical acts like Trombone Shorty at public locations around Wilmington to promote the new venue.

"Geographically, Wilmington is smack in the middle of New York City and Washington, DC. It is five minutes off of I-95 and a 10-minute walk to the Amtrak train station," says Real. "That's why Wilmington is going through this great renaissance. Lots more acts would be willing to play Wilmington if they had a venue."

Source: Hal Real, Real Entertainment Group
Writer: John Steele