design : Development News

The Philadelphia Redevelopment Authority (PRA) has begun the process of marketing an 18,500-square foot parcel of land in the fast-growing Francisville neighborhood. The parcel, which is on the 1700-block of Folsom St. and is zoned R (Residential)-10, currently consists of vacant land, which is located next to three Philadelphia Housing Authority (PHA) houses, and one market-rate residence, says Leigh Jones, a project manager within the PRA. The current residences could represent a further development opportunity.  A pre-submission conference was held last week to interested developers and community groups.

“We’re really excited about the Francisville neighborhood,” says Jones, who adds that it’s five blocks from the Fairmount Broad Street Subway Station and near parks and green space. In addition, it’s situated not far from Fairmount Ave, which has ample dining, shopping, and café options. 

The Francisville Neighborhood Development Corporation (FNDC) has some very strong opinions about what it would and would not like to see go into the PRA property.

“We [Francisville] are over-saturated with affordable housing,” says Penelope Giles, the executive director of FNDC. “The neighborhood is not going to accept any more subsidized affordable housing.” Instead, Giles hints that two or three bedroom condominiums would be a great fit for the neighborhood. 

The Redevelopment Authority will gather submissions from developers for the property through June 21. She says that submissions should include a development pro forma and financial plan, a statement of qualifications and financial responsibility and a Minority and Woman-owned Business Enterprise (MBE and WBE) plan. 

As of the pre-submission conference, the PRA admitted it has not yet talked with the PHA about the three existing public housing properties. Instead, they're leaving it up to the developers to contact the PHA themselves. The parcel of land runs from 1716 to 1726 Folsom St. and then from 1730 to 1750 Folsom. 703-705 N. 18th St. is also affected. The developers in the room certainly sounded interested, representing Community Ventures, Altman Management Company, Loonstyn Properties, Pennrose Properties, and Universal Companies.

Sources: Leigh Jones, PRA and Penelope Giles, FNDC
Writer: Andy Sharpe

It's not your typical tourist destination, but a stretch of lower Germantown Avenue is now in the process of becoming world famous. This week, Mural Arts Program kicked off Philly Painting, led by Dutch artists Jeroen Haas and Dre Urhahn, AKA Haas & Hahn.

"The first part will go on from where we are standing now as far as you can see," said Urhahn, pointing north from the corner of Germantown Avenue and West Huntingdon Street. The One+Seven Variety Store, owned by Mrs. Tokhui Kelly, is the starting point for the massive 100,000 square foot project. The corner store at 2601 Germantown Avenue has been transformed with blocks of color Kelly chose from a palate of 50 options offered by the artists. "I chose bright colors," says Kelly. "Everybody pays attention. It helps this neighborhood look good."

Urhahn says he and Haas settled on the fifty color set by doing a photographic analysis of the city of Philadelphia, choosing hues most commonly seen on the streets. Each building owner has the option of selecting color combinations. "Some are not interested, and some think it's important. They might come back twenty times, while other shop owners tell us just to make something nice."

Located just steps away from the Village of Arts and Humanities, the Germantown corridor project has hired a paint crew of 21 local young people, but this summer, Elizabeth Grimaldi, director of the Village, says she'll be running a free summer camp to attract some of the 1800 kids in walking distance of the project.

Mayor Michael Nutter stopped by for Wednesday's kickoff, and highlighted $3.5 million in improvements to the Germantown Avenue corridor, funded mostly by the Department of Commerce and assisted by the Planning Commission. The project was among those funded by the Knight Arts Challenge.

"In reality," adds Urhahn, pointing to cracks in one store's facade, "these buildings need a lot of attention. But this project is the first step to more businesses coming in, and more money moving around."

Source: Dre Urhahn, Elizabeth Grimaldi, Mrs. Tokhui Kelly, Mayor Michael Nutter
Writer: Sue Spolan

Given elementary schools are where we send our children to begin their learning career, it makes sense that these schools should be places that cultivate environmental sustainability. Yet, with Philadelphia children being bullied by a large education budget deficit every year, sustainability isn't often a priority. With this in mind, four teams presented their plans to sustainably transform West Philly’s Lea Elementary and Germantown’s Kelly Elementary at last week’s design charrette held by the Community Design Collaborative.

The first two plans examine ways to transform Lea School, which is a K-8 school at 47th and Locust Sts. in the Walnut Hill neighborhood. The first plan strives at "establishing the schoolyard as the ‘front door’," says Maurice Jones, the president of the Lea Home and School Association, who presented on behalf of the first team. Jones says his team recommends cultivating a garden for an entrance, which would provide stormwater management through rain barrels and a rain garden. The school is already in the process of doing this, using the City's Recyclebank grant money.

The second plan for Lea addresses stormwater, learning, and traffic. This plan calls for turning the asphalt that dominates the schoolyard into a soft porous play surface, says presenter Michael Hickman, a water resources designer for Meliora Design in Phoenixville. Hickman also calls for tree trenches and cisterns to better control rainwater. To bring the educational component back into play, he also wants to create an outdoor classroom and a “secret garden,” somewhat similar to the first plan. Finally, Hickman desires curb bump-outs to calm traffic on Locust and Spruce Sts. 

The other two teams tackled ways to sustainably transform Kelly Elementary, which is a K-6 school in the much less dense neighborhood of Pulaski and Manheim in Germantown. The first plan for Kelly prescribes removing the school’s blacktop, putting in some trees, establishing some raised bed gardens, and possibly constructing a greenhouse, says presenter Dennis Barnebey, who taught in Philadelphia public schools for 32 years. Finally. Barnebey desires an outdoor classroom and rain garden, which would support woodland and other plants.

The final plan for Kelly facilitates “exposing the children with their connection to nature, says speaker Vicki Mehl, the president of the local Hansberry Garden and Nature Center. She is passionate about including different types of habitat at the elementary, such as meadow and wetland. She also proposes a “wellness trail” and an interactive sculpture. Perhaps the most interesting idea to come out of the presentation is that of a “trash-gobbling monster,” which is a trash can that would make it fun to toss out refuse.

Sources: Vicki Mehl, Dennis Barnebey, Michael Hickman, and Maurice Jones
Writer: Andy Sharpe

Sketches courtesy of the Community Design Collaborative

We recently told you about the redevelopment spree occurring on Broad St. in North Philadelphia. While the high-value development is mostly confined to Broad St., there is some interesting residential redevelopment being proposed for the streets around it. One of the most promising developments is Ingersoll Homes, an affordable housing complex and park at 16th and Master Sts. Ingersoll is being pushed by Community Ventures, an affordable housing developer that does a lot of work in neighboring Francisville. 

Community Ventures is looking to put up 10 single-family units, eight three-bedroom houses, and two four-bedroom homes, all of which will be owner-occupied, says Steve Kaufman, the executive director of Community Ventures. Kaufman plans on offering the single-family homes for $140,000 each, and they'll only be available to community members who are interested in purchasing. This is to allay community fears about the influx of Temple U. students renting property, which has intensified with the proposed Neighborhood Improvement District (NID).

One of the really unique components to Ingersoll Homes is a developer who's interested in not just housing, but also a park. Kaufman underscores how much the neighborhood deserves a park. A "2015 park expansion plan regards the surrounding area as a high priority for placement of a new park because it is far away from any existing park, is high density, and [is in] an underserved neighborhood (high poverty rate, etc)," says Kaufman. 

Because of Kaufman's affinity for parks, Community Ventures took the initiative to approach the city's Parks and Recreation and Water Departments. He says that both agencies quickly developed an interest in Ingersoll Homes and endorsed Ventures' application to the city's Office of Housing and Community Development for funding. Kaufman reports that the PWD is excited to use Ingersoll Park to manage stormwater that would otherwise flow into the city's antiquated combined sewer/stormwater system. 

Kaufman hopes to begin construction on Ingersoll Homes and Park in late winter next year. He admits that Community Ventures still needs to go through the bureaucratic approval process, which will include Zoning Board of Adjustment (ZBA) variances. Yet, he doesn't anticipate much trouble. "The development has been strongly supported by Council President Darrell Clarke and the surrounding community," Kaufman says.

Source: Steve Kaufman, Community Ventures   
Writer: Andy Sharpe

Historically, Center City has been defined in part by its four outlying squares, which are Rittenhouse, Washington, Franklin, and Logan. However, Logan Square has long been an anomaly because of its circular shape. While Logan Square is fabled for its fountain, it has lacked some of the park-like characteristics of the other three squares. The Center City District (CCD) saw the need to expand on Logan Square and rehabilitate Sister Cities Park at 18th and the Parkway. This facelift was complete last week, and Sister Cities is now open for relaxation, lunch, and sailboats.

Sister Cities Park is unique because it brings a Wissahickon Valley-themed landscape, a Parisian-style café, and a children’s sprayground to Center City. The sprayground, which has the names of Philadelphia’s 10 sister cities etched in it, is a great alternative to Logan Circle for children to cool off. Families and other park-goers can grab a few bites to eat at the Milk and Honey Café, which is the offspring of West Philly’s Milk and Honey Market. Here, they serve French-style sandwiches and  pastries. The Independence Visitor Center also has a satellite branch inside the café.

The rear of the park is perhaps most impressive, as it includes a miniature boat pond, streams, and a rugged rock-filled landscape evocative of Northwest Philly’s Wissahickon Valley. The local architecture firms DIGSAU and Studio| Bryan Hanes collaborated to design Sister Cities, along with Pennoni Engineers, says Paul Levy, the president and CEO of the CCD. The Philadelphia Wooden Boat Factory, which is an organization in Frankford that teaches children from Frankford, Kensington, and Port Richmond about maritime life, will provide youth-made sailboats for the pond. 

The Center City District has been the driving force behind Sister Cities Park, and will provide management and maintenance of the space. "This will be maintained and run in a first-class manner," says Levy, with a blast of conviction in his voice. The CCD will be employing sustainable techniques to maintain the park, such as dumping ladybugs to preserve the plant life. Ironically, the ribbon-cutting for Sister Cities took place exactly a year after the international park’s groundbreaking. As with many CCD projects, the park was finished quickly and efficiently.

Dignitaries cut the ribbon at Sister Cities this past Thursday in an event that featured plenty of participation from local K-12 students. The Friends Select School Choir roused the crowd with their singing and instrumentation, while younger kids from the Russell Byers Charter School put the ceremonial first boats from the Wooden Boat Factory into the pond. Speakers, which included Mayor Nutter, Paul Levy, and the Knight Foundation’s Don Kimelman were clearly wowed. "There’s a very heartening view across Logan Square and to Aviator Park," said Kimelman.

The transformed park is a testament to the sense of connectedness that Philadelphia shares with its sister cities. Representatives from the Israeli, Italian, and German consulates were on-hand at the ribbon-cutting to offer their appreciation and wince at the speaker’s pronunciation of their names. The park honors sister cities in Cameroon, China, France, Israel, Italy, Japan, Korea, Poland, and Russia. It was first opened in 1976, but became a homeless hangout and never caught on with the general public. 

Source: Paul Levy, Center City District
Writer: Andy Sharpe

When it comes to sustainability, Philadelphia boasts of a first-rate stormwater management plan called "Green City, Clean Waters,” which is implemented by the Philadelphia Water Department (PWD).  Thanks to a $200,000 grant from the U.S. Environmental Protection Agency (EPA), students and staff at South Philly’s Nebinger School and residents of the adjacent community will be able to exemplify sustainable rainwater management. This grant will be coupled with a matching $200,000 grant from PWD and the Partnership for the Delaware Estuary.

The EPA hopes to make Nebinger, at 6th and Carpenter Sts., a national and international exemplar for rainwater control.  The combined $400,000 grant will go in part towards educating students about how to sustainably make use of rainwater. Lessons will be facilitated through the installation of a large rain garden, permeable play surfaces, and stormwater planters.

David Sternberg, press officer for EPA’s Region 3, which includes Philadelphia, says the PWD nominated Nebinger because of the school’s previous work with the city, the Trust for Public Land, and the Community Design Collaborative on stormwater management.

"Therefore, the partnership would not be starting from scratch, but could have something implemented for demonstration in the near future,” says Sternberg. 

Sternberg adds that Nebinger fulfills a number of other EPA prerequisites. This includes an "ongoing classroom educational laboratory” on environmental curriculum, a strong local business improvement district (the East Passyunk Business Improvement District), a stellar academic history, and a diverse collection of students, according to Sternberg. 

While the initial grant only covers the school and a few surrounding blocks, indications are it could eventually stretch much further than that. Sternberg hints that students at Nebinger might partner with pupils in Rio de Janeiro on sustainable stormwater management as part of the EPA-facilitated Joint Initiative on Urban Sustainability. This initiative brings together members of the U.S. and Brazilian government, "private, academic, and civil society sectors” that promote environmentally-friendly cities, says Sternberg.

The immediate neighborhood is poised to benefit as well. The grant will cover Passyunk Ave. between 6th and 10th Sts. The community will benefit from tree trenches and other methods that enable trees to better handle rainwater. According to Sternberg, PWD and the Partnership for the Delaware Estuary, which have been handling business outreach, have found a "significant amount of interest” from local members of the East Passyunk Business Improvement District.

No official word on when Nebinger and the neighboring streets will begin to see stormwater improvements, although a source tells us green street retrofits could begin as early as autumn. This same source says design and construction of the rain garden and other features at the school could begin in late spring of next year, although that’s not confirmed.   

Writer: Andy Sharpe
Source: David Sternberg, EPA

The Delaware Valley Green Building Council (DVGBC) recognizes the potency of the region's sustainability movement in recent years, and has come out with a challenge pledge in anticipation of the 2013 Greenbuild conference, which will be held in Philadelphia. Specifically, DVGBC is looking for local businesses non-profits, and other organizations to come up with measurable sustainable goals that can be realized by 2013. 

Even though the Council’s pledge has only been circulating for a couple of months, it has attracted the participation of a number of for-profit and non-profit companies vowing to practice even more eco-friendly development. One development firm that was early and enthusiastic in signing the pledge is Brandywine Realty Trust. The Trust has promised to have 75 Energy Star-certified buildings with 900,000 sq. ft. of Leadership in Energy and Environmental Design (LEED)-certified real estate, says Heather Blakeslee, the deputy executive director of DVGBC.

Brandywine is by no means the only developer who has already made a pledge to be more sustainable through Energy Star and LEED. MaGrann Associates, which is an energy consulting and engineering company that started in Mount Laurel, has vowed to certify 1,500 LEED residences, make 5,000 additional homes Energy Star-compliant, and achieve LEED certification for commercial interiors for their Navy Yard and South Jersey offices, says Blakeslee.

DVGBC’s pledge has drawn buy-in from some small local start-ups. Two such companies are Greenable and BluPath, both of which are sustainable building and design companies. “Greenable pledges to get green building products specified and used by architects and builders in 20 new, local green building projects,” says Blakeslee. Meanwhile, BluPath has announced they will work Habitat for Humanity's local chapter to retrofit a rowhouse to the ultra-green Passive House Standard.  

The Asociacion Puertorriquenos en Marcha and the Jonathan Rose Company have jointly promised to do away with 78,840 automobile trips in a year with their Paseo Verde transit-oriented development by the Temple University Regional Rail stop, says Blakeslee. Flying Kite highlighted this development a few weeks ago. 

Also in the transportation sphere, the Valley Forge-based building materials manufacturer CertainTeed and Saint-Gobain has pledged to reduce 10,000 gallons of gas by reducing single-occupancy vehicle commutes by its employees at its Valley Forge and Blue Bell offices. 

Writer: Andy Sharpe
Source: Heather Blakeslee, DVGBC

Picture courtesy of DVGBC

While much has been going on with Roxborough's commercial corridor and historic preservation near the Manayunk Wall, there is also new residential development knocking on the Northwest Philly neighborhood's door. Kingsley Court is proposed for the site of the abandoned and decrepit Ivy Ridge nursing home at Ridge Ave. near Walnut Ln. Kingsley is designed to be a twin home development with a cul-de-sac street to be built. 

Kingsley Court's developer, Stephen Goldner, says the both of the twins will have side and rear yards, four bedrooms, 2.5 baths, and 2,200-2,500 sq. ft. Each house will also have a formal living and dining room, and a country kitchen. The developer anticipates most of the homes will be priced in the low-$300,000 range, while some of the higher-end twins at the cul-de-sac might be closer to $350,000. Each home should come with a tax abatement. 

Not only are these new houses, they will mark a new era for the surrounding neighborhood. The Ivy Ridge Personal Care nursing home was last open in 2008. Since then, "the facility had been languishing in the neighborhood," says Goldner. He adds that it has been victimized by fire and break-ins. In addition, Kingsley Court will add a new street to Roxborough. While City Planning Commission staff recommended a through street to not interrupt the city's grid system, there was very little support for that. Ultimately, the City Planning Commission voted to recommend Goldner's cul-de-sac.

Goldner boasts of strong support for Kingsley in the neighborhood, including from the Wissahickon Neighbors Civic Association (WNCA), local Councilman Curtis Jones, and many of the near neighbors. There were grave concerns in the neighborhood about drivers using a new through-street to get to Ridge Ave. by bypassing Walnut Lane, which would have been creating "a dreadful hazard," says Goldner.

While the City Planning Commission recommended approval for Kingsley Court, Goldner still has a number of steps to take before he can start construction. First of all, the developer doesn't currently own the land, although he says he has "it under agreement." In addition to transferring the land into his name, he still has to go in front of the Zoning Board of Adjustment (ZBA). He assumes he'll have little trouble with the ZBA, as he expects letters of support from WNCA and other community interests. He hopes to begin construction and marketing soon after ZBA approval.

Source: Stephen Mark Goldner   
Writer: Andy Sharpe

About a month ago, Flying Kite told you about a pocket park in Pennsport that was made possible through the charity of a developer. Just a few miles north and west of that is another potential community park, Triangle Park, which straddles Queen Village and Bella Vista. However, it is a decidedly different story with this park, as the Friends of Triangle Park have been unsuccessfully trying to wrestle control away from a private owner for some time. In the process, they have generated considerable political and neighborhood support for community green space.

The Philadelphia Redevelopment Authority (PRA) has extended an offer to purchase the park, but has not heard back from the owner, says Joel Palmer, head of the Friends of Triangle Park (FOTP). The main problem with the site is that it likely will need some remediation, according to the state Department of Environmental Protection (DEP). "The only fly in the ointment is what are the requirements to satisfy DEP and who is gonna (sic) foot the bill," says Palmer. The Friends have no idea how much the bill is, but know it's enough for the owner to not want to pay.

Friends of Triangle Park currently aren't sure if the developer, Stuart Schlaffman who owns Condom Kingdom and The Mood on South St., wants to try to put a building on the parcel or is willing to hand the property over to the PRA. Schlaffman was initially happy to let the Friends clean up the park. However, he has recently encapsulated the park with a security fence to keep people out. In Palmer's opinion, the owner of the property has "a better chance to catch polio" than be able to sell the property, thanks to all of the DEP's regulations.   

Palmer says there is massive support for maintaining Triangle Park as green space. He says state senator Larry Farnese, district councilman Mark Squilla, and incoming state representative Brian Sims have all vowed support for Triangle Park. In addition, countless neighbors support the community park. Palmer would know, as he's the former president of the Bella Vista Town Watch. 

The park is at 601 Christian St, and is named for its triangle shape between the intersection of Passyunk Ave., 6th St., and Christian St. It's on a popular block, as a new residence is being constructed across the street at 606 Christian and the popular Shot Tower Coffeehouse opened at 542 Christian a little over a year ago. The triangle used to house a gas station, hence the need for environmental remediation.  

Source: Joel Palmer, Friends of Triangle Park
Writer: Andy Sharpe

Photo courtesy of Friends of Triangle Park   

In a neighborhood short on new developments and long on challenges, just about any project is welcomed. In Philadelphia's Nicetown, a transit-oriented development (TOD) project known as Nicetown Court II is being viewed as a key piece in the neighborhood's comeback puzzle as it would bring low-income housing and retail to the community around the Wayne Junction train station.

Nicetown Court II is designed with 50 low-income rental units and ground-floor retail, according to Richard Redding, the director of the Community Planning Division of the City Planning Commission. The complex would be at the intersection of Wayne and Windrim Aves, across the street from Wayne Junction. The apartments would be mostly two- and three-bedroom, with a few four-bedroom units. In addition, Redding adds there would be around 5,000 sq. ft. of retail, which could be frequented by Court residents, other Nicetown residents, or train commuters.

No word on when construction will begin, although it was recommended by the City Planning Commission last week and also has Redevelopment Authority approval. The development is a collaboration between the Nicetown CDC and Kenny Gamble’s Universal Companies.  

While part of the story is that Nicetown Court II will provide development nourishment for a hungry Nicetown, the other part is how this is a prime example of TOD. There will be a stop for SEPTA’s Route 23 bus right outside the Court that can take residents to Northwest, North, and South Philadelphia, and Center City. The complex is also a pebble’s flick away from Wayne Junction. “This is a train station that is being re-constructed,” says Redding, who adds that this development is in line with his agency’s TOD plans for both Nicetown and Germantown.

Nicetown Court II follows the December completion of Nicetown Court I, which contains four stories with 37 mixed-income apartments and ground floor retail, a little further down Germantown Ave. The original Nicetown Court is now fully occupied. 

Writer: Andy Sharpe
Source: Richard Redding, Philadelphia City Planning Commission