Development News

Washington Avenue, long a snarl of trucks, pedestrians, vendors and cars heading to I-95, is getting a makeover. The Philadelphia City Planning Commission (PCPC) is halfway through a study of the bustling corridor and plan to reveal a new roadway configuration after the new year. 

In late October, PCPC held their first public meeting to discuss the plan. 

"We had great turnout at the meeting," says PCPC South Philadelphia and transportation planner Jeannette Brugger. "People are very passionate about what happens on Washington Avenue -- it's a very complicated project because there's so much going on on the avenue."

People reserved their strongest input for the section around the Italian Market. It's a stretch of Washington with high foot traffic, and also an area where the bike lane briefly stops (before reappearing at 7th Street). One bicyclist or pedestrian is injured every three weeks due to a crash. Making the bike lane continuous is definitely going to happen, but there are multiple options for how to integrate loading, parking and traffic (you can view all the possibilities here).

"You can't fit everything in," explains Brugger. "If you fit a buffered bike lane in, you might not be able to fit the parking and loading that's needed for the success of the businesses. And that's something we definitely want to promote as well. Another thing I was surprised about, in a good way, was that a lot of folks said the street should be made safer for pedestrians, and that the road should narrowed. Safety is one of our goals in the study."

With all the exciting developments on the waterfront -- including Washington Avenue Green (formerly Pier 53) -- the eastern stretch of Washington should see more foot and bike traffic in the coming years. Though PCPC has to work within the current curb lines, there are still options for making the streetscape more inviting for those visitors. Following a second public meeting, the plans should move forward quickly.

"The goal is to put together striping plans for the Streets Department in the next year-or-two," says Brugger. "Enforcement is what's going to make this new roadway configuration actually work. That's up to Licenses & Inspections, the Parking Authority, the Police Department, the council offices. We can put new alignments down, but if business happens as usual, it won't be as successful as it should be."

Writer: Lee Stabert
Source: Jeannette Brugger, Philadelphia City Planning Commission

On November 1, construction is set to begin on 3601 Market, a project that will help transform the streetscape of University City. Located on the Science Center's campus, it will be the first residential project in that organization's history. 

"We changed the plan a bit," explains Dustin Downey with developer Southern Land. "We decided to add two more floors as penthouse two-bedroom units, which actually drove the number of units down, back to 362. In 28 total floors. We were approved for zoning about three weeks ago."

The neighborhood has been very supportive of the project. The height is not too dissimilar from other buildings on west Market Street and there is a high demand for residential units in the area. During the zoning process, neighbors did request some minor site changes, including a pick-up/drop-off space for residents.

The building is hoping to draw graduate students and young professionals by featuring affordable, stylish, efficient spaces.

"There was some concern about some of our studios being down in the 420 to 450 square foot range," says Downey. "We feel strongly that, across the country, smaller, nicer units are becoming much more popular -- especially as prices in the rental markets continue to rise. I'm also seeing a lot of younger people wanting to live out on their own and not have a roommate."

To mitigate the small size, the designers are including in-wall storage, murphy beds and eat-in kitchens. Plus, all units will feature an entire wall of windows, making them feel less cramped.

On the ground floor, the developers hope to attract either a quality restaurant or a small-to-medium sized prepared foods and grocery store.

"We're hoping that it brings a 24-hour element and improves the overall feel of Market Street, by putting people on the street and adding activity to the sidewalks," explains Downey. "We're looking for retail tenants that will also do that. With the success of Domus only a couple blocks away, we feel we can continue to pull young professionals and grad students to live in University City, and pull them out of other living situations either in Center City or further out."

The first units will be completed in 18 months; the leasing office should be open in May 2015. In 24 months, the last units come online.

"There are so many jobs right there in West Philly and no places for people to live," says Downey. "We feel by that by adding 364 residents, you attract more residential services to the area: dry cleaners, grocery stores. We feel like it will hopefully start a cycle to make the area more residential."

Writer: Lee Stabert
Source: Dustin Downey, Southern Lands

The University City Science Center has partnered with Flying Kite to showcase innovation in Greater Philadelphia through the "Inventing the Future" series.

Flying Kite first shared word of ReNewbold, a green mixed-used townhouse development at 16th and Moore Streets, back in 2011. A partnership between LPMG and Postgreen Homes, the complex hoped to bring modern, new-construction housing to Newbold, a neighborhood on the rise nestled between Passyunk Square to the east and Point Breeze to the north and west. 

In January 2011, the team behind the project anticipated some delays, saying "groundbreaking may not happen until early summer due to zoning and permitting issues." That deadline came and went, and then, in early 2013 in another Flying Kite news story, developer John Longacre assumed they would be well under way by spring. Such is the nature of big projects in historic Philadelphia neighborhoods -- there can be some hurdles.

Now, we are thrilled to announce that ReNewbold did in fact break ground last Wednesday, October 16. They expect homeowners to start moving in in early 2014. The homes are designed to be affordable (especially within the new construction market), but they will still be some of the most expensive properties in the neighborhood. At $259,000 for a two-bedroom rowhome with 1,023 square feet, the houses should appeal to buyers looking for green amenities and modern layouts -- and those priced out of nearby Graduate Hospital and Passyunk Square.

Back in January, news editor Greg Meckstroth detailed some of the project's amenities:

Once completed, the project will boast 18 owner-occupied townhomes and one corner commercial space. It’s the first privately financed new construction residential project in the area in well over 50 years. And to top it off, it screams green.

Designed by Interface Studio Architects in conjunction with construction manager Postgreen,the homes will feature bicycle parking, green roofs, bamboo flooring, triple pane windows and on-sight stormwater mitigation practices. The designers are aiming for a 50 percent reduction in energy use from a similarly sized home.

Writer: Lee Stabert

A couple months ago, Flying Kite covered the opening of the glimmering co-working palace 3rd Ward in Kensington. The Brooklyn transplants hoped to graft their success up in Williamsburg onto a historic building in a changing neighborhood, offering desks for rent, maker classes and flexible spaces for a variety of creative uses.

Now, it seems founder Jason Goodman may have overextended his business. 3rd Ward announced late last week that they would be abruptly shuttering not only the Philadelphia space but the Brooklyn one as well. There will be no refunds for class tuition or co-working fees.

In Brooklyn, members are organizing to save their spaces (the building's owner seems amenable), but things are a little hazier in Philadelphia. 

As of this summer, 3rd Ward had already ceded management of their third floor coworking space to Impact Hub Philly, part of a global network of coworking spaces. According to a July story on Technical.ly Philly, 3rd Ward hoped this deal would free them up to focus on classes and events.

Impact Hub bills itself as a "member-driven community taking collaborative action for a better world." They are in over 60 locations around the world on six continents. Before the announcement, the organization was already planning to redesign the co-working space to line up with their philosophy. As of now, despite the demise of 3rd Ward, they are still operating. (Flying Kite publisher Michelle Freeman's company Witty Gritty Marketing & Events has space at Impact Hub Philly.)

"What has happened with 3rd Ward, which is very unfortunate, has nothing to do with us at Impact Hub Philly," says Impact Hub's Jeff Shiau. "Nothing has changed. We're still moving forward. Now we have the new possibility of, what can we do with the whole building?"

Fortunately, 3rd Ward didn't own the building -- they leased the space -- and Impact Hub Philly is in the process of reworking their agreement with the owner, extending their reach to the other two floors. Though they offer shared workspace, they don't consider themselves members of the coworking movement.

"We're not in the co-working market," insists Shiau. "We're here to really inspire and advance member success -- members who are really interested in building the good economy. They're interested in social entrepreneurship, and building good companies and organizations that can build a better world in some ways. The physical space happens to be a resource we believe in."

Meanwhile, despite the struggles at 3rd Ward, the Philadelphia co-working boomlet shows no sign of abating -- Transfer Station in Manayunk is currently crowdsourcing funds for a permanent location and there are rumors of another gestating co-working space in Fishtown, courtesy of a notable local brand.

It seems a safe bet that the gorgeous work 3rd Ward did updating the building will not go to waste. The space might even eventually foster exactly the kind of activity Goodman and his team hoped for -- events, community building, affordable and flexible workspace -- it just won't be under the name 3rd Ward.

LEE STABERT is managing editor of Flying Kite.

The Delaware River Waterfront Corporation has received yet another in a series of grants with tremendous potential to transform the southeast section of the city. Thanks to $5 million from the William Penn Foundation, they can continue their work to connect the adjacent neighborhoods -- Queen Village and Pennsport -- with the waterfront, mitigating the decades-old barrier created by I-95 and Columbus Boulevard.

One of the most exciting projects involves the development of Pier 86 at Tasker Street, paired with a streetscape redesign that will improve connection to the water. This development will serve as a companion piece to the ambitious renovation of Pier 53 at Washington Avenue.

According to Pennsporter, there are already preliminary plans for the project. 

"Pier 68...has been deemed structurally solid out to about 350 feet -- meaning more access to the river," explains Pennsporter's James Jennings in a blog post. "Much like Washington Avenue Green, the hope is to design Pier 68 with the ecosystem and wetlands in mind. So, no, it won't be Race St. Pier 2.0. Instead, there have been ideas to use it the way it is currently (albeit illegally) being used -- as a partial fishing station and tug boat dock."

While finalizing its plans over the coming months, DRWC will hold a series of meetings with community and advocacy groups. The work on the southern section of the Delaware should be a terrific compliment to ongoing work at Penn's Landing (where a park is being built over I-95) and the Spring Garden connector project. All these efforts aim to connect Philadelphia's residents with one of the area's most underused and underappreciated assets.

LEE STABERT is managing editor of Flying Kite.

The Mayor's Office of New Urban Mechanics is doling out $20,000 worth of grants to foster art and design-based projects that address civic challenges or improve public space. Among the winners are Flying Kite favorites such as the Public Workshop, the University City District and Friends of Maplewood Mall in Germantown. The awardees are as follows: 

Public Workshop will receive a $6,000 grant to fund "Choose Your Own City Hall Adventure," a new signage initiative in City Hall that will help individuals navigate the serpentine public space more efficiently.

University City District will receive a $3,900 grant to create "Tree Seats," a functional art project providing seating in naturally shaded areas across the neighborhood.

The North 5th Street Revitalization Project will receive $5,100 to support the "Gateways to Olney: Where Local is Global" project, a collaborative partnership that transforms key bus stops along corridor into small-scale visitor centers.

The Friends of Maplewood Mall will receive a $5,000 grant to make physical improvements to Germantown's historic Maplewood Mall; the grant will also support arts-related programming.

The Challenge Grants Competition is a partnership between the Office of New Urban Mechanics and the Office of Arts, Culture and the Creative Economy. Funding is provided by the Knight Foundation and managed by CEOs for Cities.

The fate of Philadelphia's shuttered schools remains up in the air, but there is a glimmer of hope in West Philly. Last week, heavy internet chatter implied that Drexel University was interested in purchasing the University City High School site (the school was one of 23 closed this fall due to budget constraints). It's a huge property in the heart of a rapidly evolving neighborhood, and the deal could have a tremendous impact.

For now, the university is staying relatively tight-lipped. "Drexel is strongly committed to public K-12 education in Philadelphia and particularly in Powelton Village and Mantua," said Drexel Director of Media Relations Niki Gianakaris in an email. "The University is sincerely interested in the future of the University City High School site and will continue to be involved in discussions about the development of the site."

Flying Kite was able to connect with Kira Strong from the People's Emergency Center (PEC), a nonprofit and community development organization working in the West Powelton, Saunders Park and Mantua neighborhoods. They are also watching the situation closely.

One possible option is that Drexel would open a university-assisted school, similar to nearby Penn Alexander. That project has provided stellar education to residents, while also producing a large (and not uniformly welcome) spike in property values within the school's catchment -- home prices have quadrupled since 1998.

"Since it's such a large site, it has such potential to shift so much in our neighborhood," says Strong. "We want to guarantee that there's a community voice in the planning from the outset. How do we steward a really open process?"

Strong also mentions some of the infrastructure issues that could be remediated under Drexel's stewardship.

"When that site was developed -- when they put Drew Elementary and University City High School there -- they closed off the street grid," she explains. "You could argue that it has impacted Lancaster Avenue, and the ability of Lancaster Avenue to remain a connected, vibrant commercial corridor. Is there a way to re-engage the street grid and provide those connections?"

All this speculation certainly speaks to the vibrancy of University City and the wealth of willing partners in such an ambitious project. And while the outcome remains to be seen -- and buying a publicly-owned property is not as simple as putting in an offer -- the deal could be truly transformative. 

"A rising tide lifts all boats," says Strong. "If there is opportunity -- job opportunities, educational opportunity -- for youth who live in that area, that could be a really positive outcome."

The University City Science Center has partnered with Flying Kite to showcase innovation in Greater Philadelphia through the "Inventing the Future" series.

LEE STABERT is managing editor of Flying Kite.

In just eight years, Mt. Airy's High Point Café has earned a reputation for its high quality espresso, delicious baked goods and top-shelf customer service. Owner Meg Hagele opened the place in 2005. She had owned her own coffee shop in Seattle, and when she moved back home to Philly, she knew she wanted to stay in the bean business. 

Restaurants from across Northwest Philly have long wanted to sell the café's products, but the small operation on Carpenter Lane, with its 100-square-foot kitchen, was too small for wholesale. Two years ago, owner Hagele decided she was tired of saying "no."

"Plus, I was getting restless," recalls Hagele. "I needed a new challenge."

The idea for High Point Wholesale was born. Hagele began looking for a facility to house the kitchen and serve as a wholesale hub while leaving the café operation on Carpenter Lane. She eventually found a space at 6700 Germantown Ave; ironically, she had looked at it years earlier and decided it didn't fit the bill. This time around, things fell into place.

"I was looking all throughout Germantown," says Hagele. "6700 Germantown immediately came to mind."

The building was slated to become a Wingstop franchise, but when those plans fell through, High Point was able to secure the lease. Next came a capital campaign. After giving a presentation to customers who had expressed interest, Hagele raised an amazing $350,000 in private equity.

"The money has come from the customer base alone," she says. "I am very moved by the level of support."

Today, High Point Wholesale is in full design mode, with construction set to start soon. Hagele hopes to be up-and-running in January or February.  

Source:  Meg Hagele, High Point Cafe
Writer: Greg Meckstroth

Some of the region’s top designers are teaming up with the Community Design Collaborative and the Morgan Village Circle Community Development Corporation in Camden to revitalize a major commercial corridor. With a focus on gateways, green infrastructure and public spaces, the nascent plan could mean big changes for Morgan Village. 

A neighborhood in the heart of the Camden officially defined as Fairview Street from Mt. Ephraim Avenue to Morgan Street, and Morgan Street to the I-676 interchange, the area includes one of Camden's newest and most important landmarks, the Creative Arts Morgan Village Academy. 
 
According to one of the group's lead designers, OLIN’s Richard Newton, the resulting vision will capitalize on the school's location along the corridor; a proposed central gathering space will be located adjacent to the school where an underutilized parking lot sits now.
 
Other improvements include gateways to be located at each end of the corridor.  
  
“The idea is to develop some long-term proposals for how land can be better utilized, create a hub and connect to other parks and open spaces in the immediate area," adds Newton.
 
The task force has already held a meeting at the Morgan Village High School to elicit feedback from local leaders and the public. They will present initial design ideas on October 15 in conjunction with the Morgan Village Circle CDC. The plan should be finished by the end of this year, following another round of public outreach. From there, the CDC can use it as a tool to gain attention and seek funding from a variety of sources. 

Source:  Richard Newton, OLIN
Writer: Greg Meckstroth

A few weeks ago, leaders from all levels of New Jersey government held a ribbon cutting ceremony in Camden to celebrate the completion of three TIGER-funded trail projects. The paved segments are crucial to completing the long-envisioned regional system of interconnected greenways.
 
"They're essential projects," says Ian Leonard with Camden County's Department of Public Works. "They allow for the connection of 128 miles of already-completed trails."
 
That system, dubbed The Circuit, will include 750 miles of trails; more than 250 miles have already been built throughout Pennsylvania, New Jersey and Delaware.
 
Planners also hope that the three Camden County projects will boost economic development opportunities and quality of life for local residents.They include new bike lanes, lighting, signage, and extensive street and sidewalk improvements throughout downtown Camden. Located along Martin Luther King Boulevard, Pearl Street and Pine Street in Camden, the trails connect to the Benjamin Franklin Bridge, making it easier for Philadelphians to bike or walk into Camden, and then on to Collingswood or Cherry Hill.

"The completion of these projects was a true partnership between federal, state and local leaders," says Leonard. "It's a perfect example of all levels of government working together and being engaged."

Future funding will support Camden's passage of a complete streets policy to promote walkable neighborhoods as well as ongoing efforts to complete The Circuit. 

Source:  Ian Leonard, Camden County
Writer: Greg Meckstroth

It’s been five years since wholesaler Common Market started distributing local, sustainably-produced foods. As with many successful ventures, they eventually outgrew their digs. Fortunately, last Thursday, Common Market celebrated their fifth anniversary with a "warehouse warming" party in honor of their new, much larger space.

Since 2008, Common Market has moved over 200,000 cases of local produce, dairy and meats. They work with an average of 75 family farms and have over 150 customers, including schools, colleges, hospitals, grocery stores, workplaces, nonprofit organizations and faith-based institutions.

"In 2012, we were turning down partnership opportunities because we didn't have enough space," explains co-founder and Executive Director Tatiana Garcia Granados.

After a long search, Common Market purchased a large North Philly warehouse and raised close to $2 million for the relocation and renovation. The new space will allow them to do what they do best: be the bridge between big buyers and local farmers -- and in a big way (the new space is 70,000 square feet).

“Reaching the five year mark is a big deal," says Granados. "Before five years, you're still an experiment -- people are waiting to see if you succeed. We can now show what we are doing is working and making a difference."
 
Source:  Tatiana Garcia Granados, Common Market Co-Founder and Executive Director
Writer: Greg Meckstroth

If you’re a homebuyer or renter in search of ultra-modern architecture and contemporary finishes, there's a Graduate Hospital block with a lot to offer. Developer Stephen Rodriguez has proposed Bloc 24, a new mixed-use development featuring 18 apartments, for a space adjacent to the already-approved but not-yet-built Bloc 23 project, which will boast 24 condos and a unique modern design all its own.
 
Slated for 613-919 S. 24th Street, Bloc 24, like its sister project, will rise four stories. Both will feature ground-floor retail and they will share underground parking facilities for residents.  
 
Parking is one reason why Bloc 23 has yet to be built (it was a approved in late 2012). Rodriguez now wants to merge the basement levels of the buildings, producing a connected space for cars.

"There is a cost savings by building both buildings together due to the cost of underpinning the building," explains Rodriguez. "There is also some economy of scale issues with site work, materials, the modular pods, etc."
 
Other plans for Bloc 24 include a day care facility on the ground floor, a green roof only accessible to the children from the day care and permeable materials to mitigate stormwater run-off and reduce the building's impact on the surrounding environment.

The architecture will definitely be distinct. Design firm Campbell Thomas & Company and Steve Nebel of LABhaus have designed metal strips along the buildings' façades with both aesthetics and functoin in mind -- they serve as railings and increase privacy for residents. 
 
"Steve Nebel actually devised a mathematical algorithm to determine the spacing of the exterior slats," says Rodriguez. "It is derived from swam movements in natures. When complete, the face will look like a flock of birds or school of fish moving across the building. It's pretty amazing."
 
The project hopes to gain approval from the Zoning Board of Adjustments soon. If that happens, both projects will break ground simultaneously. 

Source:  Stephen Rodriguez, Local developer
Writer: Greg Meckstroth

Philadelphia's vacant land has been one of the most debated public policy issues of recent years. And for good reason -- the city is losing millions every year in maintenance costs, delinquint taxes and decreased adjacent property values. The problem is so big that the Reclaiming Vacant Properties Conference is in town through September 11, shedding some light on the conundrum and examining innovative solutions.  
 
Put together by the Center for Community Progress, the conference is drawing upwards of 800 public and private sector experts in land banking, tax foreclosure, code enforcement and urban planning from around the country.
 
"Over the past two years, Philadelphia has taken several strategic and significant steps toward addressing its long-standing vacant property issues," explained John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority and co-chair of the conference local planning committee in a press release. "The Reclaiming Vacant Properties Conference is our opportunity to share our successes with other cities while also learning from their achievements."
 
One of the most important steps for Philadelphia is creating a city-wide land bank. It will allow the city to clear liens and other claims, and acquire group parcels in a strategic manner in an effort to facilitate development opportunities.

"Mayor Nutter and Council are committed to adding a land bank to the tools for addressing our vacant property system," said Rick Sauer, executive director of the Philadelphia Association of Community Development Corporations, in a press release. "The many Philadelphia advocates who support a land bank are excited to exchange ideas and strategies with their colleagues from across the country to make that goal a reality."
 
The conference will feature 50 sessions on topics such as land banking, tax foreclosure, brownfields, code enforcement, market-smart revitalization, data and technology innovations, green infrastructure and green reuse strategies.
 
Source:  John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority; Rick Sauer, Executive Director of the Philadelphia Association of Community Development Corporations
Writer: Greg Meckstroth

It was barely four months ago that Flying Kite spoke with the folks at the Asian Arts Initiative (AAI) about their plans to revitalize four blocks of Pearl Street, an alleyway that runs from Broad to 10th Street, just north of Vine. At the time few details were finalized, but come September 28, AAI is throwing the first ever Pearl Street Block Party, taking the first steps towards making their vision a reality.

Over the coming years, AAI hopes to transform the forgotten alley into a dynamic public space featuring public art, lighting improvements and multi-sensory programmed activities. Green features will also be included, with the hope of eventually connecting Pearl Street to the long-envisioned Reading Viaduct project.

Billed as a free all-day neighborhood arts festival, the party will center around two main events. First, Oakland-based landscape architect and artist Walter Hood will lead attendees in a community furniture build (2 - 5 p.m.). The resulting tables and chairs will then serve as furniture for a community feast (5 p.m.). (Advance registration is required for the community feast; email [email protected] to register). 

The day will also feature live music, performances, food and a huge array of art vendors; many of the participating artists work through the AAI's artists-in-residence program.

"The Pearl Street Block Party is not only a celebration of the diversity and richness of creative activity that is constantly happening in our neighborhood, but also an opportunity for Philadelphians to participate in all kinds of interactive art-making," explains AAI Executive Director Gayle Isa in a press release. "We come to work every day knowing that we're part of one of the most dynamic neighborhoods in Philadelphia, and we're excited to show off why on September 28."

 
Source:  Gayle Isa, Executive Director, Asian Arts Initiative
Writer: Greg Meckstroth

It’s no secret that Center City is in the midst of a major residential construction boom. Two of the projects -- The Granary and The Sansom -- were built by Jim Pearlstein's Pearl Properties and designed by DAS Architects; combined, they have brought 331 apartments to Center City in the past month. Both developments also boast street-level retail, a must-have in a contemporary infill project. As the residents move into their new apartments, so do the retail tenants.
 
First up is The Sansom, a project known for its urban ethos -- the development contains no off-street parking for cars but plenty for bikes. The first floor commercial space is already fully leased. Medium Rare, a steak frites-focused import from Washington, D.C., is currently under contruction. Joining Medium Rare is Adolf Biecker Salon and Spa.

Meanwhile, up at The Granary near Fairmount, award-winning local chef Marc Vetri is opening Pizzeria Vetri. The restaurant will serve up pizzas (similar to those at his famed Osteria) and will offer beer, salads and other casual Italian staples.

The latest tenant is Pennsylvania's first Unleashed by Petco, an urban-sized big box store providing everyday pet essentials and a wide-variety of natural, organic and raw food selections.

In addition to pleasing pet lovers, Petco hopes to make an impact on the community as well.
 
"The team will host numerous community gatherings throughout the year for the Granary's shelter pets to find forever homes," explains explains Lydia Bakit with West Public Relations. Unleashed is expected to open in September, as is Adolf Bieker and Pizzeria Vetri. Medium Rare should open later this fall.
 
Source:  Lydia Bakit, West Public Relations
Writer: Greg Meckstroth