design : Development News

Like many South Jersey cities, Woodbury used to offer a thriving Main Street, punctuated by the G.G. Green Block. Dreamed up in 1880, The G.G. Green Block was a block-long building that served as an opera house, theater, and shopping destination for the Gloucester County seat. Yet, in 2001 the store that called the Green Block home shuttered, leaving the building to collect cobwebs for the next decade. Many observers thought the final straw for the building was the earthquake this past year, which caused inspectors to deem the building unsafe. Defying the odds, city officials may have worked out a deal to save the building.

As recently as this past autumn, all hope seemed to be lost for preserving the G.G. Green Block. City council members and code enforcement officers felt as though the building needed to be demolished because it was structurally unsafe and an eyesore. The state Department of Environmental Protection agreed, which many thought was the death knell for the historic building. However, mayor Ron Riskie says that the cost of demolition turned out to be pricey (around $1 million).

Stung by the high price of demolition, Woodbury once again looked at preserving and re-developing the Green Block. In late December, city council announced it had found an eager re-development partner in RMP Development Group. Mayor Riskie says the building could be preserved as mixed-use development. “If the current plan is followed, we would see retail space on the first floor, and living units on the second and third floors,” says an encouraged mayor. Of the new housing, 20 percent would be affordable, while the remaining 80 percent would be priced at fair market rates.

Understandably, the Woodbury community is excited by the chance to save the fabled building. “The community is overwhelmingly pleased,” reports Riskie. “We saved the ‘centerpiece’ of the City.”

While city officials and residents are hopeful that the proposed preservation and re-development comes to fruition, it’s not a guarantee. The mayor admits that funding for the re-development still needs to be settled, although he anticipates that the city would purchase the building for a dollar, and then transfer it to RMP. Unfortunately, past proposals of re-developing the building have failed, including a popular proposal just a year ago to turn G.G. Green into a performing arts center.

Source: Mayor Ron Riskie, Woodbury
Writer: Andy Sharpe

Whether you call the neighborhood Southwest Center City, Graduate Hospital, or G-Ho, one thing that’s not debatable about the blocks immediately to the southwest of Center City is the amount of new and rehabilitated housing that has sprung up in the past few years. Metro Impact Homes is a large reason why this neighborhood’s housing stock has improved. Metro Impact has been building rowhouses and condominiums between 16th St. and Grays Ferry Ave and between Fitzwater and Kimball Sts. for the past few years, and is getting bolder with its scope.

One intriguing project that Metro Impact is currently working on is Montrose Court around 25th and Grays Ferry, mentions Steve Shklovsky, the head of the development firm. Here, Metro is hoping to construct 11 luxury rowhomes with roof decks, green roofs, and garages. "My goal is to transform what is now the worst block in the neighborhood into one of the nicest," says Shklovsky. As development is rarely easy, some neighbors are protesting because of the proposed size of the rowhome yards. This means Metro will need a zoning hearing in a couple of weeks. The new development should start around $400,000.

Another planned Metro Impact development that’s brewing a lot of buzz is the opulent Fitz4 on Fitzwater St. betwixt 16th and 17th. Like the previous development, Fitz4 will feature roof decks and garages, and will be built on what currently is a forsaken intersection. According to Shklovsky, A total of four homes are being drawn up for Fitz4, with two being corner properties. The homes will be far from cheap, as prices are expected to begin in the $700,000 range.

Metro’s proposed new development should only serve to add an exclamation point to the firm’s existing development in Southwest Center City. One of Shklovsky’s proudest developments is at 1910 Christian St., which is a six-unit condominium development. What makes the developer so proud? "The south side of that block is one of the only in the (neighborhood) which had all matching facades and heights," exclaims Shklovsky. Perhaps it was this attention to blending in with the rest of the block that resulted in every condo unit being put under contract within 30 days.

Shklovsky is very content with developing in Southwest Center City, even though his office is in Southampton, Bucks County. He cites the neighborhood’s proximal location to the Rittenhouse Square area and University City as a reason why he’s so enamored. He quickly adds that many of his buyers are doctors and medical students who can appreciate the convenient access to the Penn health system. His primary complaint about the neighborhood is that there isn’t enough commercial space. The developer is sure to mention that he hopes to eventually move his offices to the city. 

Source: Steve Shklovsky, Metro Impact Homes
Writer: Andy Sharpe

As we stare at a new year, it looks like one of the hottest trends in recreation and transportation will continue. Yes, we're talking about a new trail. Specifically, trail advocates are looking at a labyrinth of rights-of-way through Northwest Philadelphia and southeastern Montgomery County as fertile ground for bicyclists and pedestrians. The Friends of the Cresheim Trail, which is the advocacy group behind this trail, is planning a big year.

The proposed trail begins in Mount Airy, runs along the border of Mount Airy and Chestnut Hill, and then meanders through Springfield, Cheltenham, and Whitemarsh Townships in Montgomery County, explains Susan Dannenberg, the chair of the Friends of Cresheim Trail. One of the primary hurdles to sculpting the trail is that different proposed segments are currently owned by varying entities. For example, Dannenberg confirms that the desired beginning of the trail in Mount Airy is owned by Fairmount Park, while PECO Energy has control of other parts of the route.

Dannenberg prognosticates that the eight-mile Cresheim Trail will get built one mile at a time. "Trails take a long time to get built," recognizes Dannenberg. She wants to see the Mount Airy segment go into operation first, which begins at the intersection of Allens Lane and Lincoln Drive, near the Allen Lane Train Station. Next, Dannenberg wants to see the portion along well-traveled Cresheim Valley Drive. This would provide access to Germantown Ave., the incoming Chestnut Hill Quaker meetinghouse, and the suburbs.

In order to accomplish anything, the Friends of Cresheim Trail has its work cut out for itself. Dannenberg hopes to apply for tax-exempt non-profit status this year, at which point they can start applying for grants. She would also like to throw house parties at residences near the proposed trail, which would be aimed at offsetting skepticism from trail neighbors. "There are a couple of places where people are concerned about a trail near their houses," admits Dannenberg. Much of the criticism has come from residents of Springfield and Cheltenham Townships.

On the other side of the coin, the proposed trail has an impressive array of supporters. Dannenberg says that the Chestnut Hill Rotary Club and Mt. Airy USA have been vocal supporters in the city. Local Rotarians went so far as to hold an art competition to raise money for the Cresheim Trail. Yet, the trail also has considerable support among Montgomery County institutions, including Cheltenham Township, the Springfield Township Board of Commissioners, and the School District of Springfield Township, which the trail would run through.   

Source: Susan Dannenberg, Friends of Cresheim Trail
Writer: Andy Sharpe

This past year was notable for the amount of cooperation between Philadelphia’s Office of Transportation and Utilities (MOTU), the Philadelphia City Planning Commission (PCPC), SEPTA, the Center City District, and others to improve sustainable transportation in the city. Along with this, SEPTA received grants and private sector investment to decrease the footprint of its buses and trains. 

The city and SEPTA had a common goal of trying to speed up buses in 2011. The two have been deeply intrigued by giving transit vehicles traffic signal priority, which would entail using smart traffic lights that can sense when a SEPTA vehicle approaches and then stay green for a little longer. The city and SEPTA were rewarded for these efforts just in time for the holidays with a $10 million grant from the U.S. Department of Transportation to install transit signal priority along Castor, Oxford, and Bustleton Aves. in Northeast Philadelphia, according to the office of U.S. Representative Allyson Schwartz.

It was also a fruitful year for bicycle and pedestrian proponents in Philadelphia. MOTU embarked on an experiment to remove a lane of vehicular traffic on Market St. and JFK Blvd. between 15th and 20th Sts. to test the feasibility of making the lanes buffered bike lanes with vegetation. From all accounts, it looks like this experiment was a success. The City Planning Commission also presented an ambitious plan to dramatically bolster conditions for bicyclists and pedestrians in Southwest and West Philadelphia.  

Sources: Andrew Stober and Aaron Ritz, Philadelphia Office of Transportation and Utilities, Dan Goodman, Toole Design
Writer: Andy Sharpe

University City continued to distinguish itself as a viable office and residential alternative to Center City in 2011. In fact, there were a number of exciting groundbreakings and announcements that dealt with new public space, high-rise development, and corridor enhancement between 29th and 43rd Sts, with the promise of more to come in the new year.
 
The past 12 months were especially noteworthy for all the new public spaces in University City. Rail commuters and pedestrians at 30th St. Station got The Porch, which is an outdoor promenade that featured yoga, a farmer's market, life-sized puppets during the month of November. The University of Pennsylvania opened up a new park to help bridge the wedge between University and Center Cities, which offers walking paths and athletic facilities. Finally, the city experimented with a "parklet" in front of the Green Line Café at 43rd and Baltimore, which meant replacing a few parking spots with outdoor seating.
 
University City also found itself in the throes of interesting high-rise development and corridor beautification efforts. University Place Associates finally got the anchor tenant it needed to announce groundbreaking for 2.0 University Place at 41st and Filbert, which is envisioned to be the city's first LEED pre-certified building. Also, public art flourished on Lancaster Ave. from 35th to 40th Sts. as a means to draw attention to the continued re-development of that corridor.
 
If you like what you're hearing, University City District's Prema Gupta should make you hopeful for 2012. Gupta reveals that the University City District received two grants from the city for pedestrian plazas. She says that her group is considering using them at the intersection of Baltimore Ave, Florence Ave., and 48th St., as well as on the University of the Sciences campus at 42nd and Woodland. 

Sources: Prema Gupta, University City District, and all the 2011 Development news-makers in University City 
Writer: Andy Sharpe

In the 24 years since the last brewery shut down in Brewerytown, the neighborhood has struggled with poverty and crime. Yet, for a neighborhood that so many people wrote off years ago, Brewerytown is making a comeback. This is evident in the development efforts underway on and north of Girard Ave. that Flying Kite wrote about in 2011.
 
MM Partners has been at the forefront of much of the development in Brewerytown. The exclusively-Brewerytown developer had a busy year trying to attract new residents and businesses to the neighborhood.
 
On the residential side, MM Partners set up a blog called Brewerytown Living in May to highlight noteworthy happenings for residents throughout the neighborhood. This blog appears to still be thriving with four posts this month about Amazulu, a holiday pop-up shop, Mugshots Café and Coffeehouse, and a toy drive. Also, MM Partners made progress on constructing a new condominium complex at 28th and Thompson Sts., called North 28.
 
MM Partners and Brewerytown also had a decent year for business development along Girard Ave. A new Bottom Dollar food market at 31st and Girard is on its way to reality, with a groundbreaking planned for early March and an opening scheduled for next autumn. In addition, the developer negotiated to get a taqueria to agree to locate along Girard Ave., with an opening date in late winter or spring of the coming year.
 
In the midst of all this development, Brewerytown leaders kept an eye on sustainability. MM Partners quickly adopted Olin Studios’ and Interface Design’s internationally renowned Patch/Work ideas for sustainability. According to MM’s Aaron Smith, Brewerytown might be able to implement some of the bold solar energy and guerilla gardening ideas in as little as six to eight months. Also, Marathon Grill opened an urban farm at 27th and Master to provide food for their restaurants. 
 
Rebecca Johnson, the executive director of the Fairmount CDC, outlined further sustainability efforts in 2011, and beyond. She lauded businesses along Girard Ave. for taking part in a Philadelphia Industrial Development Corporation (PIDC) program providing rebates for energy-efficient buildings. She also highlighted some guerilla gardening, where residents or organizations turned abandoned lots into community gardens. She predicted guerilla gardening would remain a trend in 2012, and recommended anyone interested look up abandoned lots on the city Board of Revision of Taxes website.    

Sources: Aaron Smith, MM Partners and Rebecca Johnson, Fairmount CDC
Writer:  Andy Sharpe

Onion Flats is looking to capitalize on East Falls' proximity to the Schuylkill River Trail and Fairmount Park by redeveloping the former Rivage catering hall between Kelly Dr. and Ridge Ave. The Philadelphia Redevelopment Authority just gave Onion Flats the go-ahead to design a sustainable residential and retail complex called The Ridge. Given the property's accessibility and visibility by bike, bus, and car, there's considerable buzz surrounding this redevelopment in East Falls.

The Norris Square-based developer proposes a 5-story 128,440 sq. ft. development for The Ridge. According to Tim McDonald, president of Onion Flats, this will consist of 126 one- and two-bedroom apartments and 8,700 sq. ft. of retail space. McDonald gives some hints as to what kind of retail will be included by saying "ours will be small-scale retail, cafe, restaurant, etc." He adds that The Ridge has the potential to be a retail "gateway" into East Falls, and a complement to existing businesses on Ridge Ave.

Like their previous development in Fishtown and Northern Liberties, including Rag Flats, Jack Hammer, and Thin Flats, sustainability is going to be a distinguishing feature of The Ridge. McDonald hopes the East Falls development will "become Philadelphia's first Passive House Certified and Net-Zero-Energy mixed-use residential/retail community as well as the country's largest." In simpler language, this means all energy needed for water, HVAC, and lighting will be produced locally using solar energy. Onion Flats also aims to emit net zero carbon dioxide at The Ridge.

As it is proposed, The Ridge will also live and die off of a sense of community. In this vein, McDonald doesn't want to see any in-door hallways, but instead out-door passageways that facilitate interaction between neighbors. Also, the second level of The Ridge is modeled to include a community garden space, which will be visible on upper floors through public viewing spaces. For residents, this community garden will act as a doormat, as the second floor is proposed as the main residential entrance. 

The redevelopment of the Rivage by Onion Flats appears to have the initial blessing of East Falls community groups. Unlike previous controversial proposals involving the police department's Special Victims Unit and a high school for troubled youth, neighborhood groups seem to see The Ridge as a development meant to foster community and put an exclamation point on East Falls' propinquity to Fairmount Park. This is not to say that every element of McDonald's plan will meet with community approval, but in general local residents are excited about the redevelopment. 

The Redevelopment Authority's decision to choose Onion Flats for the Rivage property is just the start of an extended process that includes "community meetings, building permits, closing on financing," and other aspects, says McDonald. Should neighborhood groups offer an endorsement, McDonald expects groundbreaking to commence in early 2013. He expects to offer a final design in six months, including all the sustainability and community elements that have so far been proposed. 

Source: Tim McDonald, Onion Flats
Writer: Andy Sharpe

For those of you who walk down 16th St. in Center City, you may have noticed a change. In fact, Philadelphia's only Pita Pit location is no longer at 16th and Sansom. Yet, the space is not expected to stay empty for long, as a self-serve stir-fry, shake, and salad eatery called Honeygrow is planning on opening its first location in early- to mid-spring.

Honeygrow promises to be a unique dining option in a neighborhood that's filled with diverse restaurants. Justin Rosenberg, who along with David Robkin is responsible for Honeygrow, gloats that his restaurant will offer unique homemade sauces for the stir-fries, including Smoked Oyster, Indonesian Barbeque, and Citrus Wasabi. Along with the sauces, stir-fries will come with a choice of wheat, soba, or gluten-free noodles. Rosenberg also promises "local produce as much as possible." The stir-fries will cost between $8-$10.

Another unique aspect to Honeygrow will be the self-serve ordering and payment. Just like Wawa has self-serve ordering kiosks, Rosenberg has a similar idea in mind. To go a step further, the kiosks will be smart enough to know repeat customers and what they've ordered in the past. Finally, payment will also be handled by machine, which will accept credit and debit cards. Rosenberg is currently unsure how many employees will be hired, although they might be limited with the self-service.

The name "Honeygrow" is another reflection of just how unique the restaurant aims to be. "(We) wanted a name never used and alludes to only one thing- our concept," clarifies Rosenberg. "'Honey' speaks to the warmth, simplicity, and sweeter side of our menu," while "grow" denotes how fulfilling the entrepreneur hopes his restaurant will be.

Rosenberg and Robkin hope to open additional locations in the next couple of years. When it comes to growth, "the sky is the limit," says an ambitious Rosenberg. He quickly adds that Honeygrow will be focusing on just the Philadelphia-area for the time-being. The entrepreneurs' love of the city is evident in that they decided to open their first location right in the middle of the city's Central Business District.

Honeygrow will feature 35 seats, and be designed by local firm DAS Architects. The interior will be bred from New York City eateries Momofuku and Chop't, with a design that Rosenberg describes as "expressive, modern rustic." At the same time, the co-owner promises that his business will have a simple design that caters to customers who are on-the-go.     

Source: Justin Rosenberg, Honeygrow
Writer: Andy Sharpe

Decades ago, one venue brought Ray Charles, BB King, The Supremes, and Jackson Five to North Philadelphia. This was the Uptown Theater, which was a major Philadelphia attraction. The same cannot be said today, as the vacant theater languishes in the shadows of Temple University and poverty on North Broad Street, between Susquehanna and Dauphin. However, this is about to change, as the theater is in the midst of major renovations that will once again make it a place to be.

The Uptown Entertainment Development Corporation (UEDC) is leading the charge to restore the Uptown Theater.  Linda Richardson, the president of UEDC, says crews are currently working on the rehabilitation of the educational and entertainment tower at the old theater. This is where Richardson hopes to relocate the UEDC and provide office space for other tenants. She estimates that this renovation will be completed by March of next year. 

While UEDC works on the tower, they are also in the ongoing process of renovating the landmark façade of the theater. This is complicated because of the need to preserve the history of the building. "We're structured with color testing from the 1920's," says Richardson. This will lead to the installation of new tiles, which will maintain the historic character of the Uptown. The organization has been rewarded for its attention to vintage detail through a $10,000 grant from the National Trust for Historic Preservation. 

While restoring the theater true to its mid-20th century roots has been a challenge, the biggest challenge has been to raise money for the rehab. The Uptown has been running a campaign called "Light up the Uptown," in which the UEDC solicits donations to turn its trademark marquee into an LED display. This has raised half of the needed $5,000 so far, as Richardson is still looking for $2,500 in pledges by the middle of December. Yet, the most expensive part of the renovations is to bring the auditorium and balcony back to glory. This will cost $7 million, an amount that UEDC is about halfway through raising.. 

A renovated Uptown Theater has the potential to be a tremendous spark to North Broad Street and North Philadelphia. "It's a continuation of the goal of the Avenue of the Arts North," emphasizes Richardson. She adds that the theater could serve as a hub for independent cultural organizations representing a wide range of races and cultures. The Uptown's facelift comes at an exciting time for North Broad, which has seen new development around the erstwhile Wilkie car dealership and anticipates new academic and dorm space at Temple University, as well as streetscape improvements. 

For the time being, the Uptown Entertainment Development Corporation is focusing on finding tenants to occupy the soon-to-be renovated educational and entertainment tower. Richardson narrows the field of possible tenants by saying that she's especially looking for young entrepreneurs in entertainment, arts, or social services. UEDC would also prefer any tenants be able to stay for two to five years. If Richardson and the UEDC get their way, tenants will soon have the distinction of working at the northern -- or uptown -- end of the Avenue of the Arts.    

Source: Linda Richardson, Uptown Entertainment Development Corporation
Writer: Andy Sharpe     

2.0 University Place, a new five-story office building is about to spring up at 41st and Filbert St, feeding off of the University City Science Center’s revitalization of Market St. The community won’t have to wait long, as the groundbreaking will likely come in January or February of next year. The real story behind University Place will be its impressive sustainability elements, which combine to make it Philadelphia’s first LEED (Leadership in Energy and Environmental Design) Platinum pre-certified building. Platinum is the highest status in the United States Green Building Council’s LEED program.

Scott Mazo, a partner with the development firm University Place Associates, beams when he discusses his forthcoming building’s green technology. For one thing, all 96,135 square feet of tenant space will stay temperate with a "state of the art heating and air conditioning system called chilled-beam mechanical systems," says Mazo. Very few buildings currently use chilled-beam technology, although NASA and Harvard and Stamford Universities have experimented with it. These innovators found energy savings of 30-45% with a chilled-beam system. 

To complement the heating and air conditioning technology, 2.0 University Place will also feature other energy saving techniques. Mazo is proud that the building will be cloaked in energy efficient glass, which will block the sun’s radiant heat in the summer, but attract radiant heat in the winter. This will abate the need for heating and air conditioning. Mazo also reveals that the building will utilize environmentally intelligent elevators, which will capture and re-use energy.

Rainwater filtration and transportation are two other important sustainability components for University Place. The space will be accentuated with a garden on the roof, which will collect rainwater that will eventually be recycled as graywater for the building’s toilets. Mazo lauds the building’s location as a perk to workers who ride mass transit. This development is the "epitome of transit-oriented development," says Mazo. The building is convenient to the Market-Frankford Line’s 40th St. Station and SEPTA buses. The building should also contain shower facilities for bicyclists.

While University Place Associates bared their aspirations for the currently empty lot at 41st and Filbert Sts. a couple of years ago, the stagnant economy delayed any hope of construction. Yet, plans to break ground on 2.0 University Place jolted into motion a few weeks ago when the United States Citizenship and Immigration Services (USCIS) announced they would relocate to the building. This gave Mazo the anchor tenant that he and his associates needed to proceed. "The USCIS was the catalyst that made groundbreaking possible," says the developer.

In terms of attracting other tenants, Mazo says his firm is in talks with two prospective companies. While he’s bound by confidentiality in discussing who’s interested in moving into University Place, he does say that he’s interested in drawing in technology and life science companies, along with socially responsible start-ups. They would fit right in with the expanding Science Center and universities nearby. 

Source: Scott Mazo, University Place Associates
Writer: Andy Sharpe

For decades, Southwest Philadelphia's Paschall Apartments, located at 72nd and Woodland, was not a fun place to be. The public housing was riddled with poverty, drugs, and violence. However, today is a different tale, as Paschall Apartments has been replaced with Paschall Village, a contemporary, community-conscious, and sustainable public housing neighborhood. The Philadelphia Housing Authority (PHA), city council president Anna Verna, and state representative Anthony Hardy Williams cut the ribbon on Paschall Village this past week.

PHA aims to prove that public housing should be fully integrated with its surrounding neighborhood, which Paschall Village exemplifies. Michael P. Kelly, the executive director of PHA, is not satisfied with merely enhanced housing. Instead, he wants to see "better and safer neighborhoods." At the ribbon cutting, this sense of community was about as palpable as the stiff breeze that blew through Paschall that day. In fact, Alphonso Evans Sr., the principal at the Southwest Leadership Academy charter school, spoke about how eager his school was to admit children from the new Paschall Village.

While the PHA prioritizes blending Paschall Village in with the surrounding community, they also hope to sprout a sense of community within. According to Kelly, the Authority made sure to include a 4,000-square foot community center, along with a computer lab. In all, Paschall Village is made up of 100 townhomes, which contain one, two, and three bedrooms and vary in size from 700 to 1,550 square feet. Twenty of the units are handicapped-accessible.

Just like the PHA's recently rebuilt Mantua Square, Paschall Village contains some striking sustainable features. Passersby immediately notice solar panels protruding from each townhouse. These panels help power the development's hot water and Energy Star appliances. Kelly says that the village also sports geothermal heating and cooling and rainwater recycling. PHA was able to include these green advancements through a state Department of Environmental Protection grant. 

Overall, Paschall Village cost $38 million to redevelop. Most of the money came from federal stimulus funds, while Kelly commends Wells Fargo for kicking in $15.5 million in private equity. PHA says construction of the village led to 102 full-time jobs.  It looks like a slew of people and families jumped at the chance to be a part of a community -- Paschall's waitlist has already closed.

Source: Michael Kelly, Philadelphia Housing Authority
Writer: Andy Sharpe

Have you ever been strolling one of Center City's five squares on a frigid winter's day or a sweltering summer's day and suddenly had an urge for air conditioning or heat? If so, the group in charge of Franklin Square may have heard you. Historic Philadelphia Incorporated (HPI), which maintains Franklin Square, just broke ground on a pavilion that will provide protection from the elements and offer heat and air conditioning. The pavilion could be open as soon as New Year's Eve, depending on -- what else -- the weather. 

Cari Feiler Bender, who has been responsible for communications for Franklin Square since 2004, says the pavilion will be relatively small at 36 ft. by 36 ft. It will serve a variety of purposes, many of which are connected to it being indoors. First of all, the building will serve as a respite from extreme temperatures, rain, snow, and sleet. It will also act as "a flexible event space," says Bender. This could include presentations from historical re-enactors dressed as Ben Franklin or Betsy Ross as part of "Once Upon a Nation." HPI will provide audio and light hook-up, along with tables and chairs. 

The pavilion will also likely be available for birthday parties, wedding receptions, and other fetes. Bender elaborates by saying Stephen Starr would be a likely candidate to cater events in the pavilion. Starr has run SquareBurger in the park since 2009, which is the only permanent eating establishment inside any of the city's original five squares. Recognizing that not every birthday or wedding will be celebrated on a sunny 70-degree day, Bender emphasizes that this pavilion will accommodate year-round occasions. 

The construction of the pavilion will entail minimal disruption to the square's flora. Bender says there are a few large trees in the vicinity of the building site. "None of them will be removed or altered," says Bender. She reminds people that, while HPI takes care of Franklin Square, the city's Department of Parks and Recreation owns Franklin Square. The last thing Parks and Recreation would want to do is hew any trees. 

This pavilion will likely serve to further set Franklin Square apart from its peer parks in Philadelphia. In addition to SquareBurger, it already lays claim to a carousel, miniature golf course, and a memorial to deceased police officers and firefighters. All this for a square that many thought was left for dead just a decade ago.

Source: Cari Feiler Bender
Writer: Andy Sharpe

Right behind Neumann-Goretti High School in South Philadelphia sits a building that looks decidedly out-of-place in the neighborhood. This building is a warehouse whose exterior is dressed head to toe in mosaic tiles. This building could only belong to one man; the noted local mosaic artist Isaiah Zagar. Yet, the 10,000-square foot warehouse is a work in progress, as Zagar hopes to create an indoor version of the Philadelphia Magic Gardens, an artistic hub draws tourists and events alike to South St.

The warehouse, located at 10th and Watkins Sts., consists of two floors that provide ample space for Zagar to showcase visual and performing arts. Zagar says he is looking to weave a “sculptural labyrinth" on the first floor, which he aspires to be “completely embellished” by mosaic. This would be distinctly similar to Zagar’s most talked about installation, the Philadelphia Magic Gardens. On the second floor, Zagar hopes to create a theater space. This would engage guests in a performing arts experience in addition to the first floor visual arts experience.

The greatest hurdle for Zagar to overcome is a lack of money. One of the primary reasons why he decided to create a second space is to extend the audience served and physical space of the existing Magic Gardens, which he says has had greatly increased attendance within the past few years. Foundations such as the National Endowment for the Arts supplemented the creation of the Magic Gardens, but grant funds for artists are becoming more scarce and more competitive.

Thus, it should come as little surprise that he’s having some trouble finding money to work on the warehouse. The biggest fiscal need he currently sees is the purchase of heating and air conditioning for the theater he dreams of building.

Zagar estimates that it will be three years before he completely finishes his work on the warehouse. At that time, “I hope it becomes an annex of the garden,” says the artist. Zagar also hopes his new installation lifts the Philadelphia art scene higher on its pedestal, as he tires of seeing New York City dominate the art chatter. Zagar says, “Philly was my history.”

If you have any questions about the Watkins Street warehouse, Zagar will be on hand to answer at the Magic Gardens on Dec. 4, from 1-4 p.m.

Source: Isaiah Zagar, Philadelphia Magic Gardens
Author: Andy Sharpe

After going on the market just four months ago, The Commonwealth luxury apartments at 12th and Chestnut Streets are rapidly being leased. In fact, three quarters of the apartments have now been signed for. This is despite its location on a stretch of Chestnut St that is known for abandoned storefronts, discount retail, and a constant feeling of being in the shadow of Walnut Street. Just a couple of weeks ago, a building smoldered at 12th and Chestnut.

Undeterred, SSH Realty is proud of what's been done with the old Commonwealth Title and Trust Building, which was built at the intersection of 12th St. in 1902. Carol Sano, the Senior Vice President of SSH's residential division, is in charge of the leasing push at the Commonwealth. She says the age of the building is a great thing for residents, since the "physical construction lends to what people call a quiet building." Sano says the building retains its old marble structure, which is useful to dull noise in an area that hears the din of ambulances heading to Jefferson Hospital.

One walk inside an apartment, and it's clear that luxury is not dead on Chestnut St. Apartments feature granite countertops, stainless steel appliances, capacious rooms, double paned windows, and hardwood floors. The lobby has an art deco theme, and denizens can use a state-of-the-art fitness facility. For the peace-of-mind of residents, there is a security guard stationed in the lobby 24 hours a day.

The Commonwealth is 15 stories tall, and features apartments that range in size from 524 to 1,065 feet. There are a mixture of one and two-bedroom and one and two-bathroom apartments. Despite what some people think about Chestnut St., Sano points to convenience and location as the Commonwealth's two greatest attributes. She boasts that the apartments are in close walking distance to Jefferson Hospital, universities, and SEPTA's Market East Station. In addition, Sano points to the Avenue of the Arts, bistros, and "funky boutiques" as also being within convenient ambling distance.

While the luxurious features and convenient location of The Commonwealth are two perks, Sano says the community within is what makes it such a nice place to live. Residents hail from across the country and throughout the world, and consist of medical students at Jefferson and young professionals who work in nearby office buildings. A recent trip to The Commonwealth found a nice camaraderie between residents, their dogs, building security, and management.

Source: Carol Sano, SSH Realty
Writer: Andy Sharpe

Keven Parker has big plans for South Street between 13th and Broad this week, as he’s upgrading his restaurant, Ms. Tootsie’s, and adding a home store and luxury boutique hotel right next door. More than anything else, Parker is looking to emphasize the connectivity of the restaurant, lodging, and store, as there will be ample indoor access between the hotel and Ms. Tootsie’s.

Parker’s ambition in creating the new complex is quite evident. "We are a reflection of what this city offers to the discerning dweller or visitor: a place to eat, sleep and shop, the ultimate experience," says Parker. The new store and suites and the refreshed Ms. Tootsie’s will debut tomorrow (Nov. 16).

The suites, called Luxury Suites, will be something different for South Street east of Broad, which is not used to hotels. It’s clear that Parker means luxury in every sense of the word. There will be three luxury suites, each with a marble bathroom, bedroom, sitting area, oven, stove, large refrigerator, and dinette. To further regale guests, one suite will contain a jacuzzi in the middle of the bedroom.

The store is named KDP Lifestyle, which makes use of Parker’s initials. Parker plans to sell an eclectic variety of home wares at KDP, such as couches, chairs, bedding supplies, and lamps. The store will be a potpourri of trendy and antique items, and will be located directly underneath the suites.

To complement the new suites and store, the entrepreneur will also unveil a newly renovated Ms. Tootsie’s, with an enhanced menu. According to Megan R. Smith, who's handling public relations for Parker, the restaurant will now feature a "Love Lounge" for couples romantically inclined. The lounge will be painted entirely white with wood trim, and will be illuminated by faint lighting. The restaurant will also contain an R&B room with walls decorated by pictures of singers and resounding hues of red and black.

Smith adds that Parker’s expansion has met with approval from the community. She says that some of the biggest fans of the new suites and store have been local businesses and residents of the neighboring 1352 Lofts. In fact, the complex’s opening reception will include many guests from the nearby businesses and lofts.

Source: Keven Parker, KDP Lifestyle
Writer: Andy Sharpe
Photo by Andrew Terrell