Moving Here : Development News

The Broad St. corridor between Spring Garden and Ridge has seen some of the trendiest redevelopment in the city in the past few years, with residential development at Lofts 640 and culinary development at Osteria. It looks like this redevelopment is about to rub off on surrounding blocks. The Regis Group has obtained necessary zoning approvals to convert the erstwhile Paul Green School of Rock into the Brandywine Lofts apartments. Construction is expected to begin shortly at 15th and Brandywine, and the apartments should be up in four to five months.

The design firm JKR Partners, which is also working on a number of other projects across the city including North 28 in Brewerytown and 777 S. Broad, is handling the design elements for the Brandywine Lofts. Glenn Felgoise, the director of marketing at JKR, says the lofts will include 10 apartments on the second and third floors of the old music school. Five of these apartments will be on the second floor, three will be on the third floor, and two will be on both floors.

Felgoise says the first floor will be marked by a parking garage, game room, kitchenette, and garden space for residents. He confirms that each apartment will have its own parking space, and there will also be storage for at least 18 bicycles. The units will be sized from 813 to 1,043 sq. ft., and will include one or two bedrooms and one or two baths. Eight of the apartments will be fitted with decks. No word on price points yet.   

One reason why JKR was chosen to work on Brandywine Lofts is because of its expertise in adaptive re-use. Indeed, the design firm will strive to preserve some of the historical elements of the structure, especially on the second floor. “Units at [the] rear of second floor have exposed heavy timber trusses in space,” he reports. JKR is looking to preserve these trusses.

Given the recent development proposals on North Broad, Brandywine Lofts is in a great location. According to Felgoise, the best perks of the location are access to the Broad Street subway line, the Community College of Philadelphia (CCP), and other new and proposed developments on Broad. The proposed Lofts are only one block from N. Broad and two blocks from the Spring Garden subway station. In addition, it will also be just a one-block bike ride to get to the conceptual Spring Garden St. Greenway.    

Writer: Andy Sharpe
Source: Glenn Felgoise, JKR Partners

2011 was the year for public space and parks in Philadelphia, with the opening of Penn Park, The Porch at 30th St. Station, and the Race St. Pier. Mt. Airy USA (MAUSA) is looking to bring that trend northwest for 2012. MAUSA, in conjunction with community groups and other stakeholders, has been studying what to do with the open space next to the Lovett Library for months. They have formulated a "conceptual plan" for an open, child-friendly performance space that will complement their efforts to transform Germantown Ave. into a more livable and walkable corridor.

The community made it clear during three public meetings that any outdoor area at Lovett should preserve the open space and support performances, according to Anuj Gupta, the Executive Director at MAUSA. Locals were also quite passionate about maintaining "the green orientation of this space," says Gupta. He says more trees will be planted, but the space as planned will function as an open amphitheater. MAUSA has reached out to the Curtis Institute of Music to see if they'd be interested in allowing their students to perform outside Lovett. 

Gupta says the proposed park will be tyke-friendly and sustainable, accommodating a story-time circle and nature play for young children. MAUSA may partner with a local arboretum on the nature play. Gupta hopes to better control the stormwater that flows off Lovett's roof through use of a rain garden. Along with the rain garden, native plant species will be used.

This public space proposal comes on the heels of a successful summer movie series on the grounds of the Lovett. Gupta brags that 130 to 150 people coalesced at the library during the course of the eight-week movie series. Trolley Car Diner provided concessions, and all movies were family-friendly. Gupta foresees the upcoming public space making this a tradition. 

A number of community and city groups have been involved in the planning for Mt. Airy's newest public space. The Community Design Collaborative (CDC) provided complimentary design services. The Free Library of Philadelphia has provided its support and assistance. East and West Mt. Airy Neighbors (EMAN and WMAN) have both been intimately involved in the community engagement process. Even the local religious community hasn't been left out, as Gupta lauds the Neighborhood Interfaith Movement for being a partner.

MAUSA hopes that this public space jibes with corridor improvements along Germantown Ave. People should "have an incentive to walk from Cresheim Valley [Drive] to Washington Lane," says Gupta with hopeful inflection. He says there is currently little activity on the stretch of the Avenue around the library. Gupta also states that there is no designed park in Northwest Philadelphia, although he says Chestnut Hill's Pastorius Park comes close. He says Lovett can hold the area's first designed park. 

Anuj Gupta estimates that MAUSA's "final conceptual plan" will be ready for public consumption in May. He hopes to hold a ceremony replete with performances at Lovett's grounds to present the plan. While the community has been split on what to do with the space, it looks like MAUSA worked hard to run with the local consensus views. It might just be a few months until Mt. Airy proves that 2012 is the year of the public space in the Northwest.   

Writer: Andy Sharpe
Source: Anuj Gupta, Mt. Airy USA

I-95 is one of the country’s most prolific highways, running between Maine and Florida. For the most part the highway runs uninterrupted, except for a small gap in the Trenton, NJ-area. With this in mind, a movement to remove the highway from the Delaware River waterfront landscape between the Ben Franklin and Walt Whitman Bridges is gaining steam. The idea of reclaiming the city’s waterfront by removing the highway, or merely burying it, was discussed at the Re-Imagining Urban Highways forum last week at the Academy of Natural Sciences.

Speakers at Re-Imagining Urban Highways came from across the country, and represented the municipal, academic, and journalistic spheres. They include Aaron Naparstek of the transportation planning website StreetsBlog, Peter Park of Harvard’s Graduate School of Design, Thomas Deller of Providence, RI’s Department of Planning and Development, and Ashwan Balakrishnan with the South Bronx River Watershed Alliance. They discussed successful and current efforts to remove urban highways around the world, and the realized and potential benefits of removal.  

The final two speakers were Diana Lind, the editor in chief of Next American City, and Andrew Stober, the Chief of Staff for Philadelphia’s Office of Transportation and Utilities, both of whom gave a local perspective. Lind was the chief proponent of creating a dialogue about removing or burying I-95, as she cited other highways and arterials that motorists could detour on to avoid the highway. Unfortunately, some of these highways are as far away as South Jersey and the western suburbs. Lind revealed that she’ll be circulating a petition to PennDOT in favor of altering I-95 this week.  

As one of the most influential people in Philadelphia’s Office of Transportation and Utilities, Stober had one of the evening's more interesting points of view. While willing to discuss the merits of burying or removing I-95, he concentrated on other improvements that could be made to the city and region’s transportation network. Stober’s main focus was on mass transit, which he called “an incredible endowment from previous generations.” He showcased the city’s proposals for Columbus Blvd., which include a light-rail line running down the median.

Stober preferred to concentrate on transit access because it “gives us more bang for the buck than dealing with the highway.” The chief of staff also lamented the unwillingness of some state and federal lawmakers to fund transportation and infrastructure, given that it’s not a glamorous topic for many voters. He cited the multitude of constituent feedback to puppy mill legislation, and compared it to the relative silence from voters on transportation legislation. Apparently, bridges and trains will never be as cute as pug and Labrador puppies.   

Writer: Andy Sharpe
Source: Andrew Stober, Philadelphia Office of Transportation and Utilities

Old theaters, churches, bridgs historic sites and cemeteries were among those earning 2012 Preservation Achievement Awards from the Preservation Alliance for Greater Philadelphia.

The Preservation Alliance will present its Grand Jury Awards to 17 regional restoration and revitalization projects at its 19th annual Preservation Achievement Awards luncheon on May 8 at the Crystal Tea Room in the Wanamaker Building.

Danilo Vicencio of Vicencio Architects had two projects earn awards, including a property at 1824 Diamond Street and another North Philly project with Power House Development, Inc., at 431 N. 39th Street.

Also, the James Biddle Award, one of the Special Recognition Awards recognizing lifetime achievement in historic preservation, will go to West Chester University Professor Emeritus of History and American Studies Richard J. Webster. The distinguished teacher and author's books inlucde Philadelphia Preserved: The Catalog of the Historic American Buildings Survey.

"The range of award winners this year demonstrates the important role that historic preservation has in the economy of the Philadelphia region and the revitalization of neighborhoods," says Preservation Alliance Executive Director John Andrew Gallery in a news release.

Here's a full list of award winners:

GRAND JURY AWARDS
(project, address, owner, architect)

1824 Diamond Street
1824 Diamond Street, Philadelphia
Power House Development, Incorporated
Danilo Vicencio
 
2307 St. Albans Place
2307 St. Albans Place, Philadelphia
F. Scott Donahue
David S. Traub & Associates

431 N. 39th Street Triplex
431 N. 39th Street, Philadelphia
Power House Development, Incorporated
Danilo Vicencio

Arch Street United Methodist Church Window
55 North Broad Street, Philadelphia
Arch Street United Methodist Church
Atkin Olshin Schade Architects

Cathedral Basilica of Saints Peter & Paul
18th Street & Benjamin Franklin Parkway, Philadelphia
Archdiocese of Philadelphia
VITETTA

Curtis Institute of Music Lenfest Hall
1616 Locust Street, Philadelphia
Curtis Institute of Music
Venturi, Scott Brown and Associates, Inc.

George A. Weiss Pavilion at Franklin Field
233 S. 33rd Street, Philadelphia
University of Pennsylvania
Crawford Architects

Independence Hall Tower
Independence Square, Philadelphia
City of Philadelphia
Bargmann Hendrie + Archetype, Inc.

Mariposa Food Co-op - Belmont Trust Company Building
4824 Baltimore Avenue, Philadelphia
Mariposa Food Co-op
Re:Vision Architecture

Medallion Garden
3822 Ridge Avenue, Philadelphia
Laurel Hill Cemetery
KSK Architects Planners Historians, Inc.

PennDOT District 6-0 Bridge Rehabilitations
Cope's Bridge Strasburg Road (SR 0162) over Branch of Brandywine Creek
Hares Hill Bridge Hares Hill Road (SR 1045) over French Creek
Henry Avenue Bridge Henry Avenue (SR 4001) over Wissahickon Creek Lincoln Dr.
Rapps Dam Covered Bridge Rapps Dam Road (SR 1049) over French Creek

Saint Francis de Sales Church
4625 Springfield Avenue, Philadelphia
Saint Francis de Sales Parish
Historic Building Architects, LLC

Shane Candies
110 Market Street, Philadelphia
Franklin Fountain LLC
Owners Re

Smithville Park Houses
8 & 9 Park Avenue and 34 Maple Avenue, Eastampton, NJ
Burlington County, Department of Resource
Conservation, Division of Parks
Wu & Associates, Inc.

Termini Brothers Bakery
1523 S. 8th Street, Philadelphia
Termini Brothers Bakery
Materials Conservation Collaborative, LLC

West Chester University Recitation Hall
35 West Rosedale Avenue, West Chester
West Chester University of Pennsylvania of the State System of Higher Education, Facilities
Design and Construction Department
Klein and Hoffman, Inc.

World Cafe Live at the Queen Theater
500 N. Market Street, Wilmington, DE
Buccini/Pollin Group
Homsey Architects

SPECIAL RECOGNITION AWARDS
THE JAMES BIDDLE AWARD 
for lifetime achievement in historic preservation
Richard J. Webster, PhD

PUBLIC SERVICE AWARD
for preservation in the public interest
The Athenaeum of Philadelphia

RHODA AND PERMAR RICHARDS AWARD
for service to the Preservation Alliance
Architectural Walking Tour volunteer guides

BOARD OF DIRECTORS AWARD
for exceptional contributions to historic preservation
Ruth and Mansfield Bascom

COMMUNITY ACTION AWARDS
for achievement by community organizations
Friends of Mt. Moriah Cemetery  For efforts to maintain and improve Mt. Moriah Cemetery

Strawberry Mansion CDC and Strawberry Mansion NAC  For successful efforts to retain the historic character of the Strawberry Mansion trolley barn

SPECIAL 100th ANNIVERSARY RECOGNITION
Bucks County Historical Society  On the occasion of the 100th Anniversary of Henry Mercer’s home, Fonthill

AIA PHILADELPHIA AWARDS
2012 AIA Philadelphia Landmark Building Award
Vanna Venturi House, Venturi and Rauch, 1962

The Henry J. Magaziner EFAIA Award
To be announced

For years, the neighborhood around Kensington and Allegheny (K&A) has been pockmarked by drugs, vacant property, and homelessness. That has not deterred local filmmaker Jamie Moffett, who’s spearheading an effort to transform vacant properties into owner-occupied homes. Moffett is the pioneer behind Kensington Renewal, which is looking to raise enough money to begin its home ownership mission.

According to Moffett, Kensington Renewal has already identified its first property to resuscitate. "There's an 'abandominium' on Rand St we're ready to purchase & rehab," says Moffett with a glint of pride. This part of Rand St. is mere blocks away from Potter Street, where the producer spent seven years spent living and he currently owns an office across the street from. These blocks are the heart and soul of Kensington, just a short jaunt from the Allegheny El stop.

Kensington Renewal’s biggest priority is raising money to start its campaign of putting Kensington residents into houses. To do this, Moffett is actively seeking donations and selling t-shirts. Moffett calls this "crowdfunding" a house, and is actively using the Internet to raise money. He offers supporters the chance to donate using Helpers Unite and through PayPal on his own website. Also, the filmmaker has partnered with the arts non-profit Positive Space to generate money through film, photography, and gallery showings. 

Moffett is beyond passionate about the transformative effects home ownership could have on Kensington. "Home ownership correlates with crime statistics; the higher the home ownership, the lower the crime," he says, citing a University of Nebraska study. He explains that this is because homeowners are more financially and socially invested in maintaining their properties and neighborhoods.  

The filmmaker’s target market for home ownership is Kensington residents who’ve never previously owned a home. These are locals who Moffett believes have been victimized by slumlords, who let profit get in the way of maintaining rental properties. He’s also taking a stand against redlining, which has caused banks and mortgage companies to flee the area. Finally, he hopes to educate the Kensington citizenry about the responsibilities associated with home ownership. 

The mission to encourage home ownership in Kensington has received support from other community groups and government officials. Moffett commends the New Kensington CDC (NKCDC) and Impact Services for imparting information to the campaign. He also points out the district Councilwoman, Maria Quinones Sanchez, as well as the 24th District police and L&I have expressed support for Kensington Renewal.    

Writer: Andy Sharpe
Source: Jamie Moffett, Kensington Renewal

Photo: Jamie Moffett

The Baltimore Avenue corridor in West Philly supports a distinct mix of long-time residents and culturally- and technologically-savvy newcomers like few other corridors in the city. This will be solidified if the Zoning Board of Adjustment (ZBA) approves the construction of Apple Lofts, a proposed apartment building at the forsaken Apple Storage complex at 52nd and Willows Ave. 

Andrew Eisenstein, a managing partner at Iron-Stone Strategic Capital Partners, is hoping to build 112 studio and one and two-bedroom apartments at the former storage facility. The development would be supported by 1,000 square feet of commercial space on the first floor, which Eisenstein says could offer food retail or a daycare center, among other possible uses. Parking for 94 vehicles would be included. Iron-Stone is still waiting for the ZBA to decide on whether or not to grant a variance for the development. 

Iron-Stone is enthusiastic about the proposed addition of Apple Lofts. "It's a really innovative project near growing businesses," touts Eisenstein. He adds that it would be the only high-rise building in the neighborhood, and would unfurl wonderful views of the Center and University City skyline. Eisenstein also draws attention to the building's location, which is convenient to the Baltimore Ave. and 52nd St. business strips, and the Route 34 trolley. 

According to Eisenstein, Apple Lofts enjoys the support of Cedar Park Neighbors and Walnut Hill Community Association. To be fair, some neighbors have concerns that this redevelopment could drive taxes up, which is often an anxiety in up-and-coming sections of Philadelphia. If approved, the apartments will be competitively priced, with studios going for $800, one-bedroom units being offered for $1,100, and two-bedroom apartments renting for $1,400. 

The Apple Storage structure is unique for how it was built. Eisenstein says that the building was constructed entirely out of brick and concrete so it could withstand fire. Iron-Stone hopes to begin construction in three or four months, depending on how the ZBA rules. Hopefully Apple Lofts can continue the trend of bringing in new residents without displacing existing ones a little west on Baltimore Ave.  

Writer: Andy Sharpe
Source: Andrew Eisenstein, Iron-Stone Strategic Capital Partners

If you’ve savored some French cuisine at Bibou, inhaled some hot chocolate at Rim Café, or purchased a wedge of cheese from DiBruno Brothers, you know that South Philly’s Italian Market is a delicious neighborhood.

How would you like to live next to the Italian Market? In fact, you might be able to find a sustainable townhouse in the Italian Market neighborhood later this year, as CITYSPACE Realty is selling four soon-to-be-built sustainable townhomes.

Rachel Reilly, a listing agent for CITYSPACE, anticipates construction to begin on the Olive Townhomes in four to six weeks. As has been the trend with some new residential construction in Philadelphia, the townhomes will be built using modular construction. “Since these homes are modular instead of stick-built, the first phase of construction begins in a controlled warehouse setting, and then the boxes are delivered and stacked on site,” explains Reilly. She says that the construction period will last for four months, with construction of the final three units hinging on how quickly they go off the market.

One of the most notable features of Olive Townhomes will be its minimal footprint on the environment. Reilly makes it clear that she expects the townhomes to be certified LEED (Leadership in Energy and Environmental Design) Gold, which is the second highest LEED certification possible. According to the agent, the development will be the first LEED Gold multi-unit complex in Bella Vista. The environmentally friendly features that are planned include Energy Star appliances, bamboo flooring, low VOC (volatile organic compound) paint, and roofs that can accommodate solar panels. 

Reilly adds that the location itself, on the 800-block of Carpenter St., is sustainable because of its walkability and access to mass transit. “It's steps to a slew of great restaurants (many of the BYOs), the Italian Market, great coffee shops, boutiques, and public transportation,” she exclaims. In addition it’s a manageable walk to and from Passyunk Avenue shops. Nearby mass transit options include the Routes 23, 47, and 47M buses, along with the Broad Street Subway. 

The three biggest townhomes will be 2,690 square feet apiece, each containing 3 bedrooms and 3.5 baths. Each townhome will include four stories, with an outdoor patio, large windows, and the option of adding a fireplace. The fourth townhome will be 2,540 sq. ft., with a basement, deck, and fireplace. The four townhomes will surround a lush outdoor courtyard. Single-car parking will be on-site for two of the residences, while the other two townhomes will have parking at a lot a block away. CITYSPACE’s Rachel Reilly is listing the property along with Sarah Robertson. 

Writer: Andy Sharpe
Source: Rachel Reilly, CITYSPACE Realty

It's simply amazing the juggernaut that Facebook has become, as you can now check into businesses, comment on Flying Kite articles, and reconnect with (or laugh at) long-lost family and friends. Yet, there's even more, especially for university students in Philadelphia. Campus Apartments, which holds properties in University City, now allows its student tenants to pay their rent through Facebook Connect. Campus Apartments unveiled this service in late January, and is excited with the response, albeit a little afraid of being poked.

Campus Apartments is able to utilize Facebook through a partnership between their existing online payment system, SmartClick, and the social network. Previously, the only way to access SmartClick was by inputting an e-mail address and password, says John Ailor, senior Director of Web and Wireless Technologies at Campus Apartments. Yet, in a sign of how ubiquitous Facebook has become, Campus Apartments decided it would be easier for many residents to simply remain on Facebook to pay their rent.  

Ailor outlines all that students can do via Facebook. They can "make payments, view (the) tenant ledger and submit service requests easily and more quickly than before,” he remarks. Ailor assures that it's far from a complicated process to sign up for the privilege of Facebook rent payment, as it should drag on no longer than a minute. 

While the Facebook perk came only went live just a couple of weeks ago, Ailor boasts that already a few hundred residents used it to pay their February rent. No word on how many of these social networkers live in Campus Apartments' Philadelphia properties. According to Ailor, these several hundred users are among 27,363 active SmartClickers across the country. SmartClick also allows students to pay rent through their app on Android phones. 

Campus Apartments has over a hundred apartments in University City that house pupils at Penn, Drexel, USciences, the Restaurant School at Walnut Hill, and the JNA Institute of the Culinary Arts. Nationwide, Campus Apartments offers student housing in 23 states, including California, Texas, and Michigan. 

The student housing provider reports no complaints about Facebook Connect among the few hundred who have used it so far. For the student Luddites among us, Campus Apartments still offers residents the chance to pay rent by check. Expect to see other student housing firms follow suit with a Facebook payment option. No dislike button needed for this. 

Writer: Andy Sharpe
Source: John Ailor, Campus Apartments

The national Rails-to-Trails Conservancy held a trails forum at Rutgers Camden this past Friday in conjunction with Cooper's Ferry Partnership and the William Penn Foundation. The forum, a local byproduct of Rails-to-Trails' Urban Pathways Initiative (UPI), concentrated on the need for bicycle and pedestrian trails in Camden. The forum comes in the throes of the Delaware Valley Regional Planning Commission's (DVRPC's) Regional Trails Program, which awarded money to Camden in mid-December.

While there's potential for a number of new trails in Camden, DVRPC awarded $150,000 towards the design phase of the Baldwin's Run Tributary Trail, says Chris Linn, manager in DVRPC's Office of Environmental Planning. Meishka Mitchell, the Vice President of Neighborhood Initiatives at Cooper's Ferry Partnership, hopes to "daylight" the Baldwin's Run tributary, which forms from the Delaware River and runs through the Cramer Hill neighborhood of Camden. By "daylighting," Mitchell means unearthing the tributary, which was filled with dirt in the 1960s, by creating a trail out of it.

The Baldwin's Run Tributary is now the site of Von Neida Park, which is Cramer Hill's most sizeable park. Usually a park connotes positive things for a neighborhood, but things aren't always as they seem in Cramer Hill. In fact, Cooper's Ferry complains that the park is prone to flooding, illegal activity, and a lack of upkeep. Flooding is the most dire woe, as nearby homeowners are left waterlogged after many storms. The flooding stems from the filling-in of the creek, which Mitchell's CDC hopes to rectify by removing the dirt and turning the body of water into a trail and drainage area.  
 
Mitchell is convinced of the plentiful benefits that trails can have for impoverished Cramer Hill. While it wasn't funded during the first phase of the Regional Trails Program, she is optimistic that a trail will be built along the Cooper River. She says a trail here could generate as much as $600 million for the city, expand its tax base, and help re-develop its brownfields, of which there are many. There is currently zero public access to the Cooper River in Cramer Hill. 

The vice president is happy with how the Urban Pathways forum went. "The event has helped to raise awareness on critical missing links, economic development, and neighborhood restoration," lauds Mitchell. The forum consisted of five sessions, which discussed how trails in Camden and its older brother across the Delaware River can connect, waterfront trail facilitation, how trails promote public health, teaching youth about trails, and funding trails.   

Writer: Andy Sharpe
Sources: Meishka Mitchell, Cooper's Ferry Partnership and Chris Linn, DVRPC

Since 1889, the intersection of Grays Ferry Ave. and Fitzwater St has been graced by a church. For decades, the St. Anthony of Padua Roman Catholic Church occupied the crossroads, until the Greater St. Matthew Baptist Church moved in soon after the start of this century. Yet, Greater St. Matthew recently had to sell the building, which might mark its conclusion as a place of worship. In fact, Center City developer Ben Weinraub is looking to convert the church into luxury apartments.

Weinraub, the owner of Vintage Residential Management, is keen on "adaptively re-using" the church to create one- and a few two-bedroom apartments. This means "saving the interior and exterior [of the holy place] as much as possible," he points out. One way in which Weinraub hopes to do this is by carving a patio out of the roof and parapits. He also seeks to utilize the former church's tower as an overlook space, although that would depend on the fire code. 

The building is comprised of two facilities, which are the erstwhile sanctuary and rectory of the church. The developer is proposing 29 apartments to be built where the sanctuary used to stand and eight apartments where the rectory was housed. Weinraub is currently hoping to get a variance from the Zoning Board of Adjustment (ZBA) for converting the sanctuary into apartments. 

The developer is passionate about maintaining the character of the holy place. He endeavors to use a great deal of stone in constructing the apartments, and hopes to create wrought iron balconies. Weinraub is also skeptical about creating off-street parking for the units. Some neighbors have suggested he include basement parking, although that would mean he would have to significantly alter the interior of the building, thus hindering the efforts to preserve the church's character. 

In lieu of parking, Vintage Management hopes to encourage residents to bike, carshare, and walk. Weinraub hopes to invite PhillyCarShare and Zipcar to turn two of the old church's anointed parking spaces into pods. He also hopes to provide ample bike storage. In addition, the developer anticipates that many residents will be graduate students or workers in University City, meaning a relatively short pedestrian commute over the South St. Bridge.       

Writer: Andy Sharpe
Source: Ben Weinraub, Vintage Property Management

Amidst the din of barreling Amtrak trains at Holmesburg Junction Station, State Sen. Mike Stack and State Rep. Mike McGeehan drew attention to the dire need to fund Pennsylvania’s transportation infrastructure this past week. Speaking a week before Gov. Corbett’s long-awaited release of a transportation funding plan, Sen. Stack and Rep. McGeehan sounded the alarm on the poor state of road and mass transit infrastructure in the Philadelphia area.

Stack (D-Philadelphia) focused his remarks on the urgency of fixing SEPTA’s infrastructure. “Our transportation system is falling apart right underneath our tracks,” says Stack, as he stood next to the bustling Northeast Corridor rail tracks. He pulled out some sobering statistics, including that SEPTA’s mean bridge age is more than 80 years old. While Northeast Corridor bridges are maintained by Amtrak, this includes bridges on SEPTA’s West Trenton line, which pierces Stack’s district. Some bridges on Regional Rail lines outside of the senator's district are even older and in even worse shape.

Stack, along with SEPTA General Manager Joe Casey, spoke specifically about Holmesburg Junction Station, which serves SEPTA’s Trenton line trains. Stack mentioned that SEPTA’s last rider census showed 613 riders using the stop every weekday. The station’s popularity is underscored by the multitude of cars that easily fill up the station’s small parking lot and bubble over onto the surrounding streets. Casey emphasized that if SEPTA received additional state funding, it would install more parking, renovate the train station, and make it handicapped accessible. 

McGeehan (D-Philadelphia), the Democratic chair of the House Transportation Committee, concentrated on past accomplishments of transportation spending and their potential to create jobs and improve the city. One accomplishment he cited was red-light cameras, which he said have made Roosevelt Blvd. a safer place to drive. McGeehan also made certain to equate transportation spending with job creation, whether in construction, engineering, or other fields. Finally, he pointedly stated “we can’t have a first-class city without a first-class transportation system.” 

While funding SEPTA is certainly important, the senator and representative also urged Gov. Corbett to fund the region’s roads and bridges. Just in Philadelphia, there are 85 “structurally deficient” bridges and 145 bridges that have otherwise outlived their prime, which ferry 5.5 million cars every day, according to Sen. Stack. Some of the most well-traveled bridges are on I-95, which runs through Holmesburg. Statewide, the Commonwealth has the nation’s highest percentage of “structurally deficient” bridges, he says. 

Stack and McGeehan consistently referenced the sense of urgency that must accompany transportation funding. There will be “nothing but tragic consequences if we don’t do anything,” said Stack with a sense of gloom. “Invest in infrastructure now, not before it’s too late.” Their remarks were directed largely at Gov. Corbett, who many observers believe has put off finding a transportation infrastructure funding solution. 

Writer: Andy Sharpe
Source: Senator Mike Stack and Representative Mike McGeehan

Have you ever had to bear with someone on the phone having a loud argument with their boyfriend or that group of teenagers that just won't shut up on your train? If so, you might be intrigued to hear that PATCO, which operates the high-speed rail line between Lindenwold, NJ and Philadelphia, wants to shush the arguments and boisterous conversations. In fact, PATCO will be testing a "quiet car" on all weekday trains starting in March.

John Rink, the new General Manager of PATCO, reports that his agency's "quiet car" program will be modeled after SEPTA's successful QuietRide policy on Regional Rail. On designated cars, this means cell phone use will be forbidden, any conversations should be fleeting and in a low voice, and passengers must listen to music using ear buds or headphones so as no one else will be able to hear. PATCO plans on delineating the rear cars of its weekday trains as "quiet cars," which means you can still yak to your heart's content if you're not in the last car.

One major difference between PATCO and SEPTA Regional Rail is that the South Jersey rail agency doesn't use conductors. This will pose challenges for enforcement in "quiet cars," but Rink is confident the policy can be a success. "Train Operators will make periodic announcements during each trip, Variable Message Signs [VMS] on platform will display messages, and from time-to-time our Transit Unit [police] will ride in the quiet car," avers Rink. However, he adds that self-enforcement among riders will be key. As with SEPTA, it will be important that riders don't quarrel over enforcement.

With about a month left before the three-month trial begins, Rink wants to get the word out about the "quiet car" as much as possible to PATCO riders. "We will Tweet, post on Facebook, discuss in our E-Newsletter, place on our website, [put] signage in the train cars, [and place] signage in our stations," says the general manager. In addition, Rink expects to utilize station supervisors to hand out notices the week before and the first week of the "quiet car" experiment.

Along with the "quiet car" program, PATCO will also unveil a Courtesy Counts campaign. This campaign will urge riders to treat fellow riders with respect by not taking up seats with personal belongings, not standing and blocking the train doors, keeping one's voice down when talking on the phone, and grooving to music with a reasonable volume. PATCO already has a video for Courtesy Counts on its website, which uses a humorous approach to draw attention to serious problems. 

Writer: Andy Sharpe
Source: John Rink, PATCO PHOTO: courtesy Delaware River Port Authority

Francisville continues to be a hot neighborhood for development, situated between Center City and Temple University with convenient access to the Broad St. Subway. The latest construction will be a 35-unit condominium complex at 19th and Poplar by local developer Michael Loonstyn. Loonstyn received support from the Francisville Neighborhood Development Corporation (FNDC) and permission from the city’s Zoning Board of Adjustment (ZBA) last week, and looks to be ready to start building in May.

Loonstyn, owner of MJL Properties, will be erecting a four-story condo building along 19th St. between Poplar and Parrish Sts. According to Loonstyn, there will be a 100-seat restaurant on the first floor with indoor and outdoor seating. At this point, Loonstyn is unsure of what kind of restaurant will be put in, although he said it will likely serve breakfast, lunch, and dinner. 

The fourth level of the development will consist of roof decks, which promise an impressive view of Center City. “The property Loonstyn development is working on is at the highest point in the surrounding area,” points out Seth Trance, the design chair for FNDC’s Zoning Committee. He adds that it’s the acme of an area that includes all of Center City and much of North Philadelphia.

The developer re-assures the FNDC that the condo complex will be sustainable. It will include “green roofs, impervious pavers, and trees around,” says Loonstyn. In addition, there will only be 21 designated parking spaces for the 35 units, encouraging residents to use sustainable forms of transportation. To make up for the limited parking, Loonstyn has plans for bike storage. The new homes will also have a Route 33 bus stop right outside, which provides frequent service to Center City. Despite his interest in sustainability, the developer concedes that the condos will not be LEED-certified.

The development sits on an underdeveloped stretch of 19th St., not far from Girard Ave., Girard College, and St. Joe’s Prep. It is one of two triangles, created by the diagonal streets that set Francisville apart from other neighborhoods with grid streets, along 19th that are ripe for redevelopment. There is currently a forsaken building on the site. Loonstyn says he will have to “demolish the entire structure that currently exists.” Some reports have said the site is contaminated with lead, although the developer says he conducted a study that refutes that.

Loonstyn’s development was met with some questions about parking from FNDC members, but received an overwhelming 102 to 24 vote in favor from the community group. He expects to begin work on May 1, with construction lasting about a year. Each unit will take up 990-1,200 square feet. When the condos are ready for sale, Loonstyn anticipates a price tag in the high $100,000s or low $200,000s. 

Writer: Andy Sharpe
Source: Michael Loonstyn

For decades, Manayunk and Chestnut Hill have dominated Northwest Philly’s business development scene with their vibrant commercial corridors. However, a new player is emerging as a destination for shoppers and diners: Roxborough, and the burgeoning Ridge Ave. corridor, is seeing an influx of new businesses, streetscape improvements, and historic preservation in its surrounding neighborhood.

The Roxborough Development Corporation (RDC) has played a vital role in the resurgence of Ridge Ave. James Calamia, the operations manager at the RDC, is excited about the new businesses that are slated to open this year. Most notably, the popular beer distributor and gourmet deli The Foodery just purchased the RDC’s erstwhile office on the avenue west of Green Lane. Calamia is proud to report that this will be The Foodery’s largest location yet. He says the current drawings, which are always subject to change, have fridges filled with beer wrapping around the entire store and plentiful seating.

While The Foodery won’t open until May at the earliest, a number of new businesses have opened in the past three months or will be opening shortly. Calamia says that Blackbird House Antiques at Ridge and Shawmont, Giovanni’s Child Care at Ridge and Leverington, and TD Bank at Ridge and Hermit have all opened in the past three months. Another new business, Kitch-N Collectibles, is planning on opening very shortly across from RDC’s old office. Kitch-N Collectibles is actually re-locating to Roxborough from Manayunk.

While business development is a massive part of the equation in Roxborough, the RDC points out that the neighborhood is also benefitting from historic preservation efforts. Calamia relays that the community was just awarded a $30,000 grant from the Preservation Alliance for Greater Philadelphia to rehabilitate “gothic houses” on Lyceum Ave. and Green Ln, only a block away from the Ridge corridor. This is a means to “help build and grow Roxborough’s unique persona,” says Calamia.

Roxborough is also benefiting from a $2.2 million grant from the city to make streetscape enhancements along Ridge Ave. According to Calamia, this will result in smoother sidewalks, better lighting, and new planters. He believes these improvements will lead to a “new foundation for Roxborough and the whole area.” “It will make the area more walkable and improve aesthetics,” Calamia adds. Depending on weather conditions, he anticipates the streetscape enhancements will be finished during the summer.

The RDC alludes to more exciting development along Ridge Ave. in the years to come. Calamia says Planet Fitness has expressed interest in the shuttered Golden Chrysler dealership, which would be the discount gym’s first location in Northwest Philadelphia. He also says the RDC might be looking to add a park around the intersection of Ridge and Leverington Aves. Finally, the operations director intimates that the former bank at Ridge and Green Ln. might soon be re-developed. He says someone just purchased the historic building, which is known for the sculpted owls on its roof. 

Writer: Andy Sharpe
Source: James Calamia, Roxborough Development Corporation

Hope St. between Palmer and Cecil B. Moore in South Kensington is currently cloaked in abandonment, aside from the trash and weeds that call the block home. Yet, the street may finally live up to its name, as Independents Hall, the popular Philly coworking space, is looking to construct a sustainable cohabitation space between Hope and Howard Sts. This house, called a "K'House,” just received the blessing from the South Kensington Community Partners neighborhood group at a meeting on Thursday, and now awaits an endorsement from the local city councilwoman and the City Planning Commission.

Indy Hall has teamed up with the noted sustainable construction pioneers Postgreen Homes and the architectural firm Digsau to build the K'House. Postgreen plans to build six housing units, designed for both romantic couples and roommates. Each unit will come equipped with its own kitchen and living quarters. Yet, the real story lies in all the shared space between the units, which will be comprised of an industrial kitchen and dining area, a media center, a basement, and a roof deck with a Center City vista. 

As with other Postgreen projects, sustainability will be a guiding principle in the construction of the K'House. This means the house will include "super insulated walls, triple pane windows, Energy Star appliances, high efficiency HVAC, low-flow water fixtures, [and] low VOC [Volatile Organic Compounds] everything,” says Chad Ludeman, the president of Postgreen. Ludeman adds that the location was purposely chosen for its proximity to SEPTA's Berks El stop and walkability. Thus, along with the sustainable elements on the inside, the house will also promote sustainable transportation.

Postgreen and Indy Hall feel as though South Kensington is an ideal neighborhood for the K'House. Ludeman, who lives in the community himself, says that residents can walk to either Northern Liberties or Fishtown, or take a relatively quick train ride to Center City and University City. In addition, "this neighborhood is very much an up-and-coming fringe neighborhood that has passionate residents, both old and new,” points out Ludeman. Finally, Postgreen's president lauds South Kensington for its safety and affordability.

The developers' recent experience with the South Kensington Community Partners only served to bolster their morale in the community. Ludeman is happy to report that the preponderance of feedback from the meeting was supportive or neutral of the K'House, even though the plans call for further density with no further parking. There were some queries about street lighting and fallback plans if the K'House hits a snag, as residents wanted to see the developers' maintain a long-term presence in their neighborhood. Indy Hall's Alex Hillman says that they will continue to listen to their neighbors.

Ludeman is happy with the reaction from the Community Partners, but is already tracing the Postgreen's and Indy Hall's next steps. He says they will next pursue the support of their local councilwoman, Maria Quinones Sanchez, and the City Planning Commission. After that, he anticipates going in front of the Zoning Board of Adjustment (ZBA) to get a variance for type of use, a shortage on the open space requirement, and lack of parking. For those of you looking for a place to live, the good news is Indy Hall is still accepting applications to join the K'House.

Writer: Andy Sharpe
Sources: Chad Ludeman, Postgreen Homes and Alex Hillman, Independents Hall