Development News

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

Unlike many other local colleges and universities, families of Swarthmore College students often have to go miles out of their way to find lodging. It's not uncommon for these families to have to stay as far away as the Airport area. However, if a proposed new Town Center continues on its path to fruition, those visiting the college or the borough won't have to skip town to find a bed. Swarthmore College has begun the re-routing of utilities to allow for Swarthmore Town Center West, which is a complex slated to include an inn, restaurant and lounge, and re-located campus bookstore. 

The idea of an inn in the borough of Swarthmore gets a lot of people excited, whether they're affiliated with the college or live in town. The college is endeavoring to build a 40-45 room inn, which would be open to anyone visiting Delaware County. "It's an idea that's been discussed and debated for a number of years," offers Marty Spiegel, Swarthmore Borough's town center coordinator. This will "draw more people into downtown (Swarthmore)," he adds. Spiegel  especially covets the increased pedestrian traffic he says this inn will generate.

While the inn has a lot of students and townsfolk talking, so too does the idea of a restaurant and lounge. Spiegel recounts that the community would like a restaurant that is a short and non-treacherous walk for residents, as well as an appropriate gathering place for people to meet and chat. The coordinator says the grades are still out as to whether the restaurant will be formal or casual, as the college is currently embarking on marketing studies to see what kind of eatery would work best.   

Currently, Swarthmore College is moving ball fields to potentially make way for the Town Center. Spiegel estimates that plans for the new complex will be ready for preliminary review and analysis in a few months. If all goes according to plan, he believes construction will commence in 2013, with a possible completion and opening date in 2014.  

If Swarthmore Town Center West does get approved, it could also result in a re-engineering of the Route 320 underpass by SEPTA's Swarthmore Station. "This brings added importance to that issue," says Spiegel, who is concerned about the dangers of existing traffic at the intersection of Swarthmore Borough and College, and the commuter traffic from the station. While the southernmost exit of the college, which stares the underpass down, would have to be removed for the Town Center, the new development would undoubtedly bring increased vehicular traffic. 

Spiegel wants to emphasize his wish that the new complex minimize the need to use a car. He explains that the development is "ideally suited" by being convenient to the center of the borough, the college and the train station. He envisions residents and students walking from the borough and the college to grab some dinner, and visitors taking the train to stay at the inn. 

Source: Marty Spiegel, Swarthmore Borough
Writer: Andy Sharpe

Map art by Alex Forbes

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

The Pennsylvania Horticultural Society has already proven it knows how to pop with three po-pup gardens in Center City over the summer.

Now PHS is applying the concept to holiday shopping. On Monday, PHS launched its first Holiday Pop-Up Shop at the Comcast Center. The pop-up shop will be open from 8 a.m.-2:30 p.m. daily through Friday (Dec. 16).

The shop will have a heavy island influence, promoting the 2012 Philadelphia International Flower Show (March 4-11) and its theme, Hawaii: Islands of Aloha. The shop will feature tickets for the show and select PHS merchandise for purchase, like The Gift of a Tree and PHS memberships.

Also available will be "Dig It" t-shirts, PHS scarves and floral arranging cards. There are also daily drawings to win other prizes from stores at The Market & Shops at Comcast Center. Follow PHS on Facebook or use the #PHSPopUp hashtag on Twitter to play along.

Source: Stephanie Edwards, PHS
Writer: Joe Petrucci

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

After a frenetic year-and-a half that has witnessed the emergence of twelve new businesses in Brewerytown, Girard Ave. is expected to get some more fresh additions. Businesses planning to open in Brewerytown include a taqueria, a pop-up art, jewelry, and clothing store, and a Bottom Dollar food market. 

According to David Waxman and Aaron Smith of Brewerytown developer MM Partners, plans to build a Bottom Dollar food market in front of Brewerytown Square at 31st and Girard are generating the most buzz. While the site remains an empty lot, Waxman, a co-managing partner at MM Partners, says work on the site should start soon. The project was first presented months ago, but has been slowed by the location‘s history as a brownfield. Bottom Dollar is looking to build an 18,279 sq. ft. market with 94 parking spots. 

The next shop to open will be the pop-up store Amazulu, which will be ready for business this holiday season. Smith, the director of property management at MM, sings the praise of Amazulu, which will sell a panoply of African influenced items. These crafts include clothes and jewelry for all ages and sexes, paintings, sculptures, furniture, and even masks. Amazulu currently has a location in the Reading Terminal Market. 

Another welcome addition to Brewerytown will be a taqueria. Smith says that the Mexican restaurant will be "very authentic, relatively affordable, and healthy." Smith and Waxman say this taqueria will serve as a contrast to some of the other restaurants on Girard Ave. in terms of offering a scrumptious and healthy dining option. MM Partners predicts that this taqueria will open during late winter or spring next year.

While locals are largely happy with the recent influx of new businesses, some still hope for more. Waxman and Smith say a neighborhood named Brewerytown really deserves a brewery. Specifically, MM Partners would like to see a nanobrewery make its home around Girard Ave. To back up their words, the developers say they’d be willing to help extensively with zoning and other issues.  

Sources: David Waxman and Aaron Smith, MM Partners
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

Despite a budget shortfall, SEPTA will be able to resume purchasing hybrid diesel-electric buses thanks to two grants from the US Department of Transportation. For the first time ever, SEPTA will purchase hybrid 60-foot accordion buses, which are the longest buses in the system. SEPTA’s current assortment of hybrid buses is about 30 percent more fuel efficient than equivalent clean diesel buses.

SEPTA is the beneficiary of $15 million in federal funds to cover the difference in cost between hybrid and clean diesel 60-foot buses. Luther Diggs, who’s in charge of operations at SEPTA, says it will stretch out the acquisition of these longer buses over four years, with the first year’s purchase entirely hybrid. Over the four years, SEPTA will be replacing 155 longer buses, with an option for 65 more. The percent of these that are hybrid will depend on how much more grant money becomes available. 

This opens the possibility that additional bus routes might see these longer buses. "We have some additional need for 60-foot buses," confirms Diggs. He suggests that the Route 47 bus, which was the subject of the failed skip-stop pilot and more successful attempts to speed it up, might end up seeing longer buses. Also, he hints that the extremely well-traveled Route 17 bus, which runs up and down 19th and 20th Sts. in South Philadelphia and across Center City, might be another new candidate for the 60-footers.

Shortly after the $15 million grant was announced, the Federal Transit Administration (FTA) announced another grant of $5 million to pay for additional hybrid 40-foot buses, the most prevalent of SEPTA's fleet. This is welcome news for many local environmentalists, who earlier this year were dismayed to hear that funding difficulties meant SEPTA would cease acquiring standard-size hybrid buses. According to Diggs, SEPTA will resume purchasing these hybrid buses in 2013, and only purchase hybrid 40-foot buses in 2014. 

Diggs is convinced that hybrid buses represent the most financially sensible way for SEPTA to green its bus fleet. Diggs says SEPTA did examine running buses using compressed natural gas (CNG) in the mid-1990s. However, hybrid buses were ruled more effective than their CNG counterparts because of "infrastructure, residential neighborhoods, and cost," says Diggs. While some transit agencies in California and Texas use CNG, there are legitimate concerns about the cost of putting in CNG infrastructure and the health risks associated with natural gas.  

Source: Luther Diggs, SEPTA
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