Development News

There are some richly exciting things happening with Center City residential, commercial, and transportation development, but there are also areas that beg for improvement. This was one of the takeaways from last week's panel, "The Next Cycle of Downtown Development," held by the Central Philadelphia Development Corporation (CPDC).  The program was moderated by CPDC and Center City District executive director Paul Levy, and featured executives at Liberty Property Trust, Brandywine Realty Trust, Pennsylvania Real Estate Investment Trust (PREIT), and the Parkway Corporation.

Levy delivered opening remarks that ought to have provoked optimism. These remarks served to preface the release of the Center City District's "State of Center City Report," which is expected this week. Levy defines the "Center City core" as being the neighborhoods between Vine and Pine St., while he ambitiously defines "Center City extended" as being the communities between Girard Ave. and Tasker St. Levy reports that residential prices in the "extended" Center City zone are quite healthy, with the average value being $310,446. 

The opening remarks contained more points of pride for those who live, work, take classes, shop, or play in the extended downtown. Levy saysthis area is second to only New York City in terms of the number of "cultural institutions." He adds that the hospitality sector is performing strongly in Center City, as job growth in this field "is outpacing the suburbs." Finally, Levy is ecstatic that sustainable transportation is becoming a more and more appealing alternative to driving for downtown inhabitants, as 74% of Center City "core" residents commute to work without a car.  

While the executive director's remarks accentuated the positives in both the core and extended parts of Center City, they also drew attention to the area's bleeding of high-rise office jobs. Levy says that 39% of private sector jobs in Center City are in office buildings, which is the highest percent of private sector employment. Even with population growth in Philadelphia and its suburbs, these Center City offices continue to lose jobs, even while offices in Radnor, Great Valley, and elsewhere are gaining positions.

After Levy wrapped up his report, the executives on the panel began discussing how the city can draw more office jobs. John Gattuso, the senior VP and regional director at Liberty Property Trust, hinted at a new office high-rise to be proposed within the next couple of years. He also mentioned that Three Franklin Plaza, which currently houses GlaxoSmithKline, will be undergoing a "significant" $30 million renovation, with the installation of new bathrooms and elevators, for when Glaxo moves out. This anticipates the building at 18th and Race "will be coming to market in 2014," says Gattuso.   

Joseph Coradino, president of PREIT, also imparted some nuggets of hope on the audience. While he spent considerable time talking about PREIT's suburban development, such as at the Cherry Hill Mall, he also said good things were in store for PREIT's Gallery at Market East. He said Philadelphia Media Network's move to 8th and Market coupled with the new digital sign allowance for Market East could signal a rebirth for the beleaguered strip. He expressed a desire to "activate The Gallery at the street level," which would mean opening sidewalk cafes at the mall. 

Sources: Paul Levy, Central Philadelphia Development Corporation; John Gattuso, Liberty Property Trust; Joseph Coradino, PREIT
Writer: Andy Sharpe

Frankford is an important gateway between Center City and Northeast Philadelphia, as it is home to the Frankford Transportation Center. But this doesn't help local businesses in Frankford, as travelers have little reason to hop off in a neighborhood that has suffered from its share of crime and blight. That's why the Frankford CDC is partnering with Aria Health to highlight shops along the Frankford Ave. commercial corridor and elsewhere in the neighborhood.

The Frankford CDC anticipates beginning its campaign in late-May, says Michelle Feldman, the commercial corridor manager at the CDC. Each quarter, four new businesses will set up shop inside the cafeteria of Aria Health's Frankford campus. Feldman says she has received interest "from a whole range of institutions and businesses" in participating. These businesses include Gilbert's Upholstery and Antiques, which has graced Frankford Ave. for more than 30 years, Frankford Friends School, Cramer's Uniforms, Mezalick Design Studio, and Denby's Sweet Sensations pastries.  

Feldman says that outreach to local businesses about the chance to be featured was done via e-mail and shop-to-shop canvassing. The latter was made much easier by the fact that Feldman is used to walking up and down Frankford Ave. and interacting with shopkeepers and employees as part of her role with the CDC. While she says the CDC focuses on businesses along the Avenue, some of the participating businesses are on Griscom St., Orthodox St., and elsewhere off of the main commercial corridor. "We're here to help all businesses," says Feldman.

Community leaders in Frankford are quick to laud Aria Health for allowing businesses to market themselves. Feldman says the idea for this campaign came from the realization that many Aria employees merely drove or walked past businesses on Frankford Ave. without actually going inside any of them. This is quite similar to the scads of El commuters who ride, drive, or walk through Frankford, but would probably have trouble naming even a few shops. The CDC hopes to generate interest in shopping and eating locally among Aria employees through this. 

Along with the marketing campaign for local businesses, there are a few other exciting things happening in Frankford. Feldman mentions the Mural Arts Program recently held two public meetings to determine the designs of the upcoming "Imagining Frankford" murals by artist Cesar Viveros. Also, Councilwoman Maria Quinones-Sanchez recently spearheaded a grant for targeted facade improvements on the 4600-block of Frankford Ave. Finally, the CDC inaugurated a new computer lab for the community, which was made possible by Philly Rising and Temple University's Computer Recycling Center. 

Writer: Andy Sharpe
Source: Michelle Feldman, Frankford CDC

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

When it comes to sustainable transportation around Philadelphia, pedestrians have been without an active group speaking on their behalf since PhillyWalks ended about a decade ago. While bicyclists have enjoyed advocacy from the Bicycle Coalition of Greater Philadelphia and mass transit riders have been represented by the Delaware Valley Association of Rail Passengers, pedestrians have not found a similar voice recently. That is, until now. The Clean Air Council has just formed a pedestrian advocacy group, and is in the process of creating an agenda for those who travel with two feet on the pavement.

This new group, dubbed the "Pedestrian Advocacy Project," has met twice so far and has crowdsourced its agenda through the hundreds of people who are on its listserv, according to Dennis Winters, a trails associate at the Council who is leading the project. Winters says e-mail participants indicated the biggest problem facing pedestrians is that "red-green lights (are) not synced right." In other words, traffic lights around the Philadelphia area often favor motorists over pedestrians.

At the project’s second meeting, the 10 or so attendees largely agreed with the e-mail survey. They discussed intersections in Philadelphia, such as 20th and JFK Blvd., that are not as pedestrian-friendly as they believe they should be. Attendees arrived at the conclusion that pedestrian countdown signals and corresponding traffic lights should be re-timed to equalize the playing field between drivers and walkers. By the end of the evening, a committee had formed to study pedestrian countdown signals, and how they could be improved.

One prevailing question for the nascent advocacy group is whether pedestrian countdown signals themselves are to blame for diminishing the pedestrian experience, or whether bad behavior on the part of motorists is to blame. Deborah Schaaf, an employee of the City Planning Commission and a walker herself, says that police enforcement of aggressive driving had to be cut short due to lack of funds. In fact, police overtime money that was supposed to go to the "Give respect, get respect" campaign targeting vehicular, bicycle, and pedestrian infractions instead went to Occupy Philly coverage.

The Pedestrian Advocacy Project’s online members also indicated that the presence of outdoor seating and other obstructions blocking sidewalks, traffic laws not being adequately enforced, and aggressive drivers turning left were other impediments for pedestrians. Most members of the listserv attended the Academy of Natural Sciences forum "Walkability: Philadelphia Strides into the Future," which was where the pedestrian advocacy group was unveiled. Given that just about everyone in Philadelphia walks, even if it is just to get to their car or train, this group could help a lot of people.   

Writer: Andy Sharpe
Source: Dennis Winters

While most members of the Church of Jesus Christ of Latter-day Saints (LDS) live along the Mormon Corridor in the Western U.S., there are actually quite a few Mormons who live in the Delaware Valley. Despite this, members of the Church currently have to schlep up to Manhattan or down to Washington D.C. to find a temple. This will soon change as the Church is preparing to put the first shovel in the ground on a new temple and mixed-use facility on Vine St. between 16th and 18th Sts.

Currently, Vine Street is a sea of surface parking between 16th and 18th, despite its prime location near the Ben Franklin Parkway, the main branch of the Free Library of Philadelphia, and the Pennsylvania Convention Center annex. The Mormons have bold plans to make use of these lots by building a 60,000 sq. ft. neoclassical temple, a 20,000 sq. ft. temple services building, a 155-space underground parking garage, and an undetermined mixed-use space, says Corinne Dougherty, the Philadelphia regional public affairs director for the church.

The temple’s exterior design promises to be dramatic. According to Dougherty, the exterior of the holy place will be made out of granite, and will include two spires, with the statue of an LDS angel gracing the top of one spire. The facility’s façade will be designed in such a way that will mesh well with the Free Library and Family Court buildings. "It is important for our temples to compliment the architecture and culture of the cities in which they reside," says the public affairs director. Salt Lake City Utah’s FFKR Architects is responsible for the exterior design.

While the exterior of the temple should be marvelous, the interior of the building will be beautiful in its own right. It will be designed in the Classical style, and contain a majestic entry and waiting space, a baptistery, offices, and instruction and ordinance rooms, according to Perkins+Will, the design firm that is in charge of the interior. Among the luxuries that will be found inside the temple are stained glass, broadloom carpet, ornate paint and gold leaf, and intricate stone flooring. Perkins+Will is a large firm with offices in more than two dozen locations across the globe, including here since 2007.

There is still no word on what the Church will do with the mixed-use parcel it acquired at 16th and Vine. While Grasso Holdings was previously given permission to build a 46-story mixed-use space at the site, they agreed to hand over the land to the LDS. The Church has consented to meet with neighbors, the City Planning Commission, and the Re-Development Authority (PRA) when it does decide what it wants to do. 

Dougherty explains that no groundbreaking date has yet been etched in stone for the temple, which means rumors of a July start for construction might be premature. She does say that construction should commence by the third quarter of this year, but doesn’t say when that will be. She is fairly certain that the temple and temple services building will be completed by 2014. Once that happens, the temple will have an open house period for several weeks. Take advantage of this open house, as the temple will only be open to Church members after it is dedicated, says Dougherty.

Writer: Andy Sharpe
Source: Corinne Dougherty, Church of Jesus Christ of Latter-day Saints

The land around the Temple University Regional Rail station has long presented a golden opportunity to give North Philadelphia some much-needed development. After all, SEPTA's fourth busiest train station presents the perfect means of travel for a neighborhood accustomed with poverty and reeling with parking woes created by the influx of students at the nearby university. This is exactly what Asociacion Puertorriquenos en Marcha (APM) had in mind when they broke ground on the Paseo Verde residential, retail, and office development on the former PGW lot at 9th and Berks Sts. on Tuesday.

Paseo Verde, which means "green path" in Spanish, is a $48 million development that will include 120 low and moderate-income residential units for rent and 30,000 sq. ft. of office and retail space. The excitement over this sustainable transit-oriented development (TOD) was palpable at the groundbreaking, as Mayor Nutter, Council President Darrell Clarke, state Senator Shirley Kitchen, and David Walsh, the senior vp of Community Development Banking at JPMorgan Chase all delivered optimistic remarks for this slice of North Philadelphia.

APM was clearly ecstatic to be hosting the groundbreaking for Paseo Verde. Nilda Ruiz, the president and CEO of APM, gushed that the TOD exemplifies a "combination of vision, practicality, and beauty." Jonathan Rose, the head of Paseo Verde’s developer, the Jonathan Rose Company, was also on-hand to serenade the development. Rose told the audience the project would likely be completed in eighteen months, and reiterated his company’s commitment to sustainable development in Philadelphia and across the country.

While the mixed-use development will promote sustainable transportation, it will also be sustainable in other ways. "The building will generate 25 percent less energy than today’s code," said Sara Vernon Sterman, the chief lending officer at The Reinvestment Fund, at the groundbreaking. She added that Paseo Verde will include low-flow water fixtures, solar panels, and white, green, and blue roofs. The white roofs will help to cool down the units, while the green and blue roofs will enable sustainable storm water control. Other sustainable perks will include low-VOC paint and energy-efficient windows.    

Writer: Andy Sharpe
Source: Nilda Ruiz, Asociacion Puertorriquenos en Marcha  

After a wildly successful blending of nature and sound at Bartram’s Garden, the local audio experimenters of Data Garden are participating in an exhibit at the Philadelphia Museum of Art this weekend.  Data Garden was invited to participate in the exhibit "Zoe Strauss: Ten Years," which is a display of urban photography from Strauss and the Philadelphia Public Art Project. The audio quartet will be featuring sounds from four tropical plants to provide a natural backdrop to Strauss’ urban landscape. 

Data Garden will translate the "electronic impulses" of two philodendrons, a schefflera, and a snake plant at the "Data Garden: Quartet" performance, says Joe Patitucci, a sound artist in the group. One member will be responsible for the electronics, two members will handle the sound production, and the fourth artist will create the ceramic planters. They will sell 25 limited edition albums at the show, all of which will be made of a material that can be put back into the earth and planted, says Patitucci. Music can also be purchased on Data Garden’s website.

The audio synthesizers are excited to perform at the Art Museum, even though it’s not as public as previous performances.  "The Philadelphia Museum of Art is an amazing venue and we know it's going to expose us to a larger audience we don't normally have an opportunity to reach," says Patitucci. He also muses that audio art will be a refreshing break for exhibit-goers from gazing at paintings on a wall. 

This exhibit comes on the heels of a smashingly successful public art display at Bartram’s Garden, which Patitucci says drew the most people ever to an event at the Garden.  He says that over 700 people came "to experience art, performance and public space in new ways" during The Switched-On Garden, which took place in early-October. The event was so successful that the audio label has already started a Kickstarter page, and is hoping to raise $7,000 by April 24 for another public art installment at Bartram’s. Patitucci says it’s important the event remain free.

"Data Garden: Quartet" was invited to participate in the Zoe Strauss exhibit by Megawords, which is a photography magazine that hosts public art events. Megawords has a library and exhibition space in the exhibit. Patitucci describes the upcoming performance as an intersection between "plants, music, and technology." If you’re unable to make the Quartet, the audio will be made available in the Data Garden store on their website. Even better, Data Garden’s next public art performance at Bartram’s Garden might be sooner rather than later. 

Writer: Andy Sharpe
Source: Joe Patitucci, Data Garden 

Photo courtesy of Data Garden  

While the residential neighborhood around it has taken off, the intersection of 12th and Lombard has found itself caught in the chokehold of The Pain Center.  The Pain Center was a medical facility recently shut down after a grand jury investigation revealed the doctors had been defrauding insurance companies out of $5 million. Yet, a local developer seems to have some non-painful news for the area, as he hopes to convert the facility into six townhouses. 

The community seems intrigued by developer Virgil Procaccino’s preliminary plans to tear down The Pain Center and build single-family units, says David Fante, VP for planning and development at the Washington Square West Civic Association (WSWCA).  Fante reports that Procaccino went in front of the civic association’s Zoning and Governmental Affairs committee in early March with some plans. The committee seems impressed. The "townhouses are well-designed, attractive, and in keeping with the residential scale of the neighborhood," says Fante.

While WSWCA’s committee was generally excited about Procaccino’s plans, they did have a few recommendations. Fante says they felt as though the developer should reduce the building’s height in accordance with the city’s new zoning code and offer a gate to provide access to the complex’s proposed parking lot. Fante is happy to say that the developer seems ready to accept the recommendations. 

Fante and other members of the civic association are breathing a sigh of relief that something will be done with The Pain Center. Fante complains about the drug-dealing and prostitution that have moved to 12th and Lombard in the wake of the building’s closure.  Also, he sees litter and a lack of activity in front of the building as problems. Fante adds that new residential would lead to enhanced street lighting and increase the neighborhood’s density, which he sees as a good thing. 

If you have an opinion on The Pain Center re-development, make sure to attend a future WSWCA meeting.  The Zoning and Governmental Affairs Committee meets the fourth Tuesday of every month at Jefferson University, while the overall Board meets the second Tuesday of every month in the same location.   

Writer: Andy Sharpe
Source: David Fante, Washington Square West Civic Association

When you think of neighborhoods steeped in history, you probably think of Old City, Society Hill, and Germantown. Yet, the Roxborough neighborhood of Northwest Philadelphia has plenty of historic homes in its own right, and will now be given a chance to showcase Victorian-era properties on Lyceum Ave., a few blocks up from the infamous Manayunk Wall, between Ridge Ave. and Pechin St. This is thanks to a grant from the Preservation Alliance of Greater Philadelphia to rehabilitate the porches and facades of homes on the two-block stretch.

The Roxborough Development Corporation (RDC) is not wasting any time in taking advantage of the $30,000 grant, says James Calamia, its operations manager. "This summer is a target to begin construction, maybe even this spring," he says. The RDC held a forum on the grant this past Wednesday, where they handed out applications for interested Victorian homeowners to enlist. They also put on the first of multiple workshops on "historic porches and wood repairs," adds Calamia. There was an excellent turnout for both the forum and the workshop.

This is just the latest exciting news for Roxborough, which is trying to enhance its Ridge Ave. commercial corridor through walkability improvements and the opening of new businesses. In order to draw more people to live and shop in the area, RDC is trying to accentuate the neighborhood’s rich, albeit often untold, history. "The Roxborough Development Corporation believes in protecting the historical assets and heritage of the Roxborough neighborhood," says Calamia. 

In the past, Roxborough Township was known as a peaceful alternative to the frenetic bustle of Center City, buffered from the downtown by the Wissahickon Creek and the Schuylkill River. Many of the affected homes on the 400-block of Lyceum Ave. were built in the late-1800s to maintain the sense of closely-woven community that made Roxborough such an appealing place.   

Lyceum Ave. home- and business-owners are receiving the grants on behalf of the Preservation Alliance’s Vital Neighborhoods Initiative (VNI). The VNI targets moderate-income sections of the city that could use some additional preservation work. Roxborough and the Penn Knox, Tulpehocken, and Pomona Cherokee sections of Germantown are the only neighborhoods in Northwest Philly eligible for the grants. Recipients of the last round of grants included the Fairmount CDC, the Walnut Hill Community Association, and the Yorktown CDC.

Writer: Andy Sharpe
Source: James Calamia, Roxborough CDC

For months, things did not look good for Manton St. Park in South Philly’s Pennsport neighborhood. The city refused to designate the lot as a park, instead selling it to U.S. Construction, a private developer. U.S. could have easily built on top of the park, which would have given the developer room for two more houses. Instead, the firm decided to build three rowhouses next to the pocket park, and allowed the community to keep their beloved pocket park and community garden.

U.S. Construction has shown a willingness to work with neighbors in the 4th and Manton St. area that houses the pocket park, says Mark Berman, the president of the Friends of Manton Street Park and Community Garden. "They said initially they didn't want to start out in the community on a bad foot," he says. Berman continues that they’ve been approachable and cooperative. They've gone so far as to agree to pay for some of the supplies in rehabbing the park. Neighbors seem to be happy at the three new residential units, citing the large amount of abandoned lots in the neighborhood.

Now that Manton St. Park has been awarded a new lease on life, Berman has plans to bring it back to life. He hopes to get it listed on the Parks and Recreation Department’s inventory of parks, and turn it into a landscaped leisure area, perfect for picnics. The Friends also hope to continue the park’s current use as a community garden, which holds 10 beds and boasts a passionate bunch of volunteers. 

Berman says his group works closely with other community groups, but wants a better relationship with the city. He says his group has an intimate relationship with the Pennsport and Dickinson Narrows Civic Associations, and Friends of Jefferson Square Park. However, Berman still has a bitter taste in his mouth about how the city treated his park. He recounts poor communication from Councilman Frank DiCicco’s office and Parks and Recreation. However, the Friends have received support from the current councilman, and are optimistic about a better relationship with the city. 

The Friends of Manton St. Park anticipate that U.S. Construction’s new rowhouses will be ready in just a couple of months. Berman is excited that whoever moves in will soon have a landscaped pocket park and community garden right next door. He realizes that South Philadelphia "traditionally gets a bad rap for being full of litter and concrete." Thanks to the cooperation between U.S. Construction and The Friends, this won’t be true for the neighborhood around 4th and Manton.  

Writer: Andy Sharpe
Source: Mark Berman, Friends of Manton St. Park and Community Garden

Photo courtesy of Friends of Manton St. Park and Community Garden 

Greater Philadelphia is rapidly becoming more of a hub for urban farming and community-supported agriculture (CSA). Just look at the recently expanded Mariposa food co-op on Baltimore Ave., the active Kensington Community Food Co-op, and the Creekside Co-op groundbreaking in Montgomery County. Another organization that hasn’t received as much publicity is West Philadelphia’s Neighborhood Foods, which is transitioning from just an urban farm to a CSA and is teaming up with other local food venders at Rittenhouse Square.

Neighborhood Foods will be using three different sites in West Philadelphia this year to cultivate fresh food. The main site is Polselli Farm, a two-thirds acre lot at 53rd and Wyalusing at which the group has been farming snce 2010, according to Dylan Baird, the business manager. He adds that his organization annexed two smaller farm sites last year, and will be growing from them starting this year. One site is the popular Walnut Hill Farm, which thrives in the shadows of SEPTA's 46th St. El stop. 

Baird is excited to announce that his urban farm will also feature a CSA this year, which he claims is the city’s first urban farm-based CSA. Members of this CSA will enjoy locally-cultivated fruits, vegetables, and grains, with all proceeds being returned to Haddington, Walnut Hill, and other sections of West Philly. According to Baird, the CSA will run for 22 weeks from the middle of May to October, and more include very affordable prices. Neighborhood Foods is currently looking for members.  

The CSA is now working with other local food sellers at the Rittenhouse Square Farmers’ Market every Saturday. "We are broadening beyond just urban farmed produce and we will be incorporating all kinds of Philly produced products," says Baird. Some examples of this include canned goods from South Philly’s Green Aisle Grocery, bread from West Philly’s Four Worlds Bakery, and jellies from Fifth of a Farm Jams. 

Proceeds from the Rittenhouse stand enable Neighborhood Foods to continue to grow and sell fresh food at a steep discount in West Philly. "Our business model is such that we sell our food at a premium around the city so that we can subsidize the price of food at our community farmers market as well as our community programs," says Baird.  

Neighborhood Foods is a product of The Enterprise Center CDC and Urban Tree Connection, and features produce that is grown naturally and without chemicals. Baird says that the urban farm benefits from a large local population of senior citizens, who understand the value of fresh vegetables from their early years in the South. 

Writer: Andy Sharpe
Source: Dylan Baird, Neighborhood Foods

Photo courtesy Neighborhood Foods     

Franklin Square celebrated the opening of its sixth season with a ribbon-cutting for The Pavilion at Franklin Square.

One lucky tot, Jason McKenzie, got to be the first person to have a party in the pavilion, as he celebrated his third birthday with Ben Franklin (aka Ralph Archbold).

Officials from Historic Philadelphia, the city’s Parks and Recreation Department, the William Penn Foundation (which funded the pavilion), and Starr Restaurants (which owns SquareBurger on the square) were on-hand. Check out our previous coverage here.

-- Andy Sharpe