On the Ground : Development News

After two-and-a-half months On the Ground in Germantown, the area's many assets become immediately apparent. The rich history, beautiful housing stock and diverse community are enough to make other Philly neighborhoods envious. But it’s also become clear that some of these assets are underutilized.

The City Planning Commission, led by Northwest Community Planner Matt Wysong, is looking to change that, starting with the Central Germantown Business District Beautification Plan, officially adopted last September. The Plan aims to improve Germantown’s primary business district at the nexus of Chelten and Germantown Avenues.

"Downtown Germantown was the King of Prussia of the 1950s," says Wysong. "With investment down and vacancy up, the district needs a facelift."

With the plan as a guide, the Planning Commission will implement a series of short- and long-term physical improvements to the commercial corridor over the next few years. The first, and most dramatic, is the reconfiguration of the plaza-like bus stop at Chelten Avenue and Greene Street.
 
"We're looking to fix the function and use of the space -- the basic things," explains Wysong. "We want to make spaces live up to their potential."
 
The improvements will increase transit access and safety for bus riders, and a pedestrian plaza will be created, tying into nearby Vernon Park, another open space Wysong believes is currently underutilized.
 
"The plaza can become a back door to Vernon Park," he says. "We want to take the vibrancy of Chelten and integrate it into Vernon Park."
 
The plaza’s final design has yet to be completed. The Planning Commission and Germantown United CDC held a design charrette at Flying Kite’s On the Ground space (322 W. Chelten Ave.) in February to jumpstart the process.
 
The Commission is also looking to implement streetscape improvements on Chelten between Germantown and Greene. New street trees, addition plantings and enhanced newspaper stands are all potential ideas.
 
Wysong says that even more dramatic improvements are set to take place longterm. Facelifts to Maplewood Mall and other targeted areas throughout the district will take place over the coming years.
 
"These current improvements are pilot projects," says Wysong. "They’re getting the ball rolling. By next summer, if all goes according to plan, you’ll really start to notice a big difference."

Source: Matt Wysong, Philadelphia City Planning Commission
Writer: Greg Meckstroth

James and Bob Smiley, the father-son duo that runs the online-only Frankford Gazette, are constantly looking for ways to bring attention to their upstart news outlet. Their latest mission brings the phrase "bridging the digital divide" to life -- with help from the Frankford CDC, Gazette pages will soon be publicly projected for the whole neighborhood to see.
 
James and Bob are constantly looking for ways to bring Gazette news to residents who don't have access to the internet. To this end, they now publish 1,000 print copies a month through a partnership with Kidz Partners. 

The new window projection project builds off these efforts. The display -- which will be projected onto the first floor of the NorthEast Treatment Center building on the 4600 block of Frankford Avenue -- will be up-and-running in the next few weeks.
 
"No one else is doing anything like it," says James. "This is a new way people can consume news and another avenue to get people engaged."

The idea originated at the 2012 Online News Association Conference that James attended in San Franciscio. Sponsored by sponsored by the Center for Public Interest Journalism, James says he engaged in numerous conversations and debates about how other online outlets increase access to their content. From these conversations, James got the idea to broadcast the Gazette on the side of a building.

James and Bob ran the idea by the CDC's Michelle Feldman and the three of them got to work figuring out the best place to display the news.
 
The NorthEast Treatment Center was an obvious candidate due to its location on the heart of Frankford Avenue. They've been an incredibly valuable partner -- the Center's IT staff is installing the necessary equipment.

"They’ve been very much on board from the beginning," says Feldman.
 
Once all the kinks are ironed out and content is selected, the projection will run during daytime hours. 
 
"People can just walk by and consume the content as they see fit," says Bob, who adds that other locations along the Avenue are currently being scouted for future installations. 
 
The pair's excitement about their new venture is palpable -- both men note that it is definitely one of the "cooler" things the Gazette has accomplished in its five-year run.
 
But, as Bob adds, it's about more than being cutting-edge: "As cool as this is, ultimately we want to reach people who can’t otherwise be reached," he says. "Knowledge is power." 

Source:  James and Bob Smiley, Frankford Gazzette; Michelle Feldman, Frankford CDC
Writer: Greg Meckstroth

Valley Green Bank is expanding its regional reach by opening a new branch at Broad and Tasker Streets in South Philly. It will be the bank's first official foray into the area and its third location overall.

The bank opened its first location in Mt. Airy in November 2005, and quickly became known as an alternative to national banks for small businesses and developers looking for loans. For Valley Green Bank, being a "community bank" means small asset holdings, remaining locally owned and operated, retaining an ability to lend to smaller clients and conducting most of its business in Philadelphia. 
 
The bank is not entirely new to South Philly -- since 2010, a lending team led by Robert Marino has been operating here, leading to a strong collection of small business clients.
 
"In South Philly, it's apparent that businesses care about community and vise versa," explains Leslie Seitchik, director of marketing for the Valley Green Bank. "We want to be a part of it." 
 
Community banks also work to have a physical presence in the neighborhoods they serve. Thanks to that established portfolio of South Philly clients, the Broad and Tasker location is the perfect fit. (Valley Green also has commercial loan centers in Center City and Radnor.)
 
Valley Green promises to hold true to its original business model at the new location. "What has made us successful over the years has been our ability to lend when larger banks haven’t been able to," says Seitchik. "Because we’re small and nimble, we’ve been able to support the small business community."
 
Valley Green sees a lot of potential to expand its real estate client base in South Philly, along with the retail side of their business. "We want community members to come bank with us, to open up anything from a checking account to money market accounts," says Seitchik.

In keeping with the bank's vision, the design of the new branch opens up the building to the both streets with large windows, welcoming in the neighborhood. Designed by local firm Metcalfe Architecture and Design, the renovation is expected to be complete this June. 

Source:  Leslie Seitchik, Director of Marketing, Valley Green Bank
Writer: Greg Meckstroth

The Wayne Junction SEPTA Station renovation has been underway for a little over a year and already developers and community groups are buying up nearby property, anticipating increased demand for living and working close to one of Philly's busiest transit hubs.  
 
The Frank Furness-designed station was rebuilt in 1900. It sits at the nexus of Germantown and Nicetown, and serves five different regional rail lines, making it one of the most heavily trafficked train stations in the city. Now, a $25 million renovation will bring the neighborhood anchor into the future, and hopefully spark the area's transformation.

Though progress has been slow, private investment has begun to pick up on the Germantown side of the station, notably in the Wayne Junction Industrial Historic District. Lower Germantown has tremendous potential -- it is rife with beautiful, historic, underutilized buildings. Last year, developer Ken Weinstein of Philly Office Retail bought the former Max Levy Autograph Co. building on Roberts Avenue.
 
"I was really encouraged by SEPTA's investment in upgrading Wayne Junction," says Weinstein, "otherwise I wouldn't have bought the building."
 
This past summer, Weinstein and company got to work removing asbestos and clearing the vacant structure of hazardous materials. Weinstein hopes the building can eventually be utilized as offices, lofts and artist studios.
 
Weinstein has also bought other buildings close to Wayne Junction, including the former Germantown Settlement Charter School (that project was detailed in a recent issue of Flying Kite). Transit proximity was a key factor for the school's new tenants, GreatnessIsInYou!, a community performance space, and the non-profit New Directions for Women.
 
On the south side of Wayne Junction, the public sector has entered the fray. Nicetown Court II, a collaboration between the Nicetown Community Development Corporation and Universal Companies -- with funding help from the city, state and federal governments -- is currently under construction. Once complete, the project will bring 50 units of low-income housing and retail to the 4400 block of Germantown Avenue.

That development is being built adjacent to the 37-unit first phase, Nicetown Court I, which opened in 2011.
 
Matt Wysong of the Planning Commission says the projects are "completely remaking" this section of Germantown Avenue, and hopes their transit-oriented design will promote and inspire similar development north of Wayne Junction, something Weinstein would no doubt welcome with open arms. 
 
"The market [for significant private development] isn’t quite there yet," says Wysong, who believes that market is likely years away. But with Weinstein readying his properties for the completion of Wayne Junction’s renovation in 2014, that development could be a bit closer. 

Source:  Ken Weinstein, Philly Office Retail; Matt Wysong, City Planning Commission
Writer: Greg Meckstroth
 

Germantown’s long-vacant YWCA site might finally be coming back to life -- there are plans to transform the Vernon Park landmark into a mixed-use senior housing project. Developers Philly Office Retail are in the preliminary stages of securing the property for redevelopment, and in doing so, erasing the building's stigma as one of Germantown Avenue’s most high profile vacancies. But don't pop the champagne just yet.

"A lot has to happen to secure the property," explains Philly Office Retail's Ken Weinstein. The development team still has to finalize site plans, gain support from the community, line up site control and win low-income tax credits to move forward with intended plans.

"The goal is to pull this together by October when the application for low-income tax credits is due," says Weinstein. Weinstein is already working with his architect and believes the community will support the project. He is also confident that the Philadelphia Redevelopment Authority (PRA) will foreclose on the vacant property.

In 2006, PRA lent the now-defunct Germantown Settlement community group $1.3 million to buy the YWCA and redevelop it as a community center. Germantown Settlement never made one mortgage payment on the property, and the structure was left to deteriorate. (Click here for the whole sordid history.)

To this day, the property is still owned by Germantown Settlement. 

According to Weinstein, the RDA has not yet moved to take back the property back because there’s been "no serious interest" in redeveloping the site. Now that Philly Office Retail is on board, the RDA is looking to move forward quickly with foreclosure proceedings.

Unfortunately, the structure has suffered severely from those years of neglect -- there were even a couple of fires. It remains to be seen if it can be saved. "I’ve never demolished a property in 22 years of doing business," says Weinstein, "but the building is in very bad shape."

No matter what happens with the original building, the end result will be a mixed-use senior facility that would compliment the pedestrian atmosphere of Germantown Avenue and serve local residents who need affordable housing. Weinstein is partnering with nearby senior care facility Center in the Park and Mission First Housing Development Corporation to earn the necessary tax credits to finance the project.

Ultimately, the development plan is about delivering a quality project for Germantown. "If we want to turn the area around, we need to do something here," says Weinstein.

Source:  Ken Weinstein, Philly Office Retail
Writer: Greg Meckstroth  

In dense urban neighborhoods where land is scarce, open space is often called upon to wear multiple hats. In Germantown, the John B. Kelly School yard is undergoing a massive renovation to do just that: be a playground, yes, but also a gathering space for the whole neighborhood. The plan is called KellyGreen.
 
“Our goal is that the Kelly yard become more green and sustainable so that it has a real purpose for the kids that come here," explains Dennis Barneby with the Hansberry Garden and Nature Center, an organization partnering with the school to transform the yard. "We also want to create a gardening space."
 
Currently, the site is largely asphalt and underutilized by the school’s 800 students. It's something Barneby has seen firsthand -- the school is only a block away from Hansberry Garden. "It just made sense -- lets look at this space and see how we can use it better for the kids and better for the whole neighborhood," explained Barneby in a recent interview on Northwest Soapbox.

The KellyGreen initiative was born. Thanks to a planning grant from the Community Design Collaborative, design professionals and community representatives were enlisted. A design charette process and subsequent meetings led to a workable plan. 
 
Barneby and Hansberry Garden hope the improved school yard will become a place where kids and adults learn how to grow their own food, both in school and during the summer. Ultimately, it’s about creating stewards of land and community.
 
Now in the fundraising phase, KellyGreen plans to hold a major event this spring. At a minimum, it will involve planting trees and installing raised beds. Some of the planned play equipment could also be installed.
 
With a successful fundraising push, Barneby hopes KellyGreen will be complete within the next two years.

Source:  Dennis Barneby, Hansberry Garden and Nature Center
Writer: Greg Meckstroth

For the folks at Philly Office Retail, renovating vacant, abandoned industrial structures is their bread and butter. When they bought the dilapidated former Kendrick Mill at 6139 Germantown Avenue back in June, they were met with the usual conundrum: historic warehouse, underutilized, in need of investment. But it was the circumstance they hadn’t dealt with before that made this renovation unique: existing tenants.

"The building was maybe 55 percent leased when we bought it back in June," explains Philly Office Retail's Noah Krey. "A lot of the tenants were operating without official leases." 

Unphased, the company got to work adding state-of-the-art studio spaces for lease. They have sunk nearly $400,000 into the historic gem, improving the floors, upgrading the utilities, adding new awnings and façade treatments, installing a new HVAC system and overhauling the space's image, rebranding it as the Lofts @ Kendrick Mill.

Those efforts haven’t gone unrewarded. "Today we’re 75 percent leased," says Krey.

But what about those the existing tenants, some of whom were without official leases? "We didn't kick anyone out but unfortunately we did lose some tenants in the renovation process," says Krey, adding that under Philly Office Retail's management all tenants are required to sign leases.

Making up for those losses is an impressive list of new tenants -- a group characterized by Krey as "mostly artists" -- which includes graphic designers, clothing designers and furniture designers. 

Another major tenant is Rocket Learning, an educational management company, that took over space in late 2012.

With most of the renovations complete and rebranding efforts in full swing, the only significant item on the "to-do" list is to replace all the windows while preserving the building's warehouse look and feel.

Source:  Noah Krey, Philly Office Retail
Writer: Greg Meckstroth

In Lower Germantown, developers and activists are sowing the seeds for a dramatic turnaround. Thanks to a $25 million renovation of the nearby Wayne Junction SEPTA regional rail hub, investors are buying up property, anticipating the birth of a transit-oriented neighborhood full of offices, artists and schools.

The site of the former Germantown Settlement Charter School is the latest example of the area's resurgence. The chapel is set to be renovated later this year, becoming a performance hall for GreatnessIsInYou!, a local non-profit.

"The idea behind our organization is to motivate students and youth to achieve greatness by being the greatest version of themselves," explains founder and CEO Kareem Rogers. "With the performance hall, our goal is to teach kids how to express themselves and communicate through the arts."

Purchased nearly a year ago by Philly Office Retail, the site is comprised of 5 buildings on 6.5 acres just blocks from Wayne Junction. When the school closed two-and-a-half years ago, the campus was left to deteriorate. "We’re hoping to bring it back," says Philly Office Retail's Noah Krey. "The chapel was leased a few months ago and will be a big step towards that."

Rogers says the site's location was a major incentive: "It’s right in the heart of the community and has great transit access. Anyone can get here," he explains.

Rogers plans to use the new performance hall as a community hub. So far, plans include a performing arts summer camp that also teaches the business side of writing, theatre and the arts, as well as a family theatre series showcasing classic children’s stories.

GreatnessIsInYou! continues to fundraise, and renovations are expected to run from mid-March through early May.

As for the other properties on site, they are still unoccupied. "We think it could be great for the community if another school took those buildings and set up at the site," says Krey. "That would also make for a great synergy with GreatnessIsInYou! We're open to any use that will benefit the community."

Source:  Noah Krey, Philly Office Retail; Kareem Rogers, GreatnessIsInYou!
Writer: Greg Meckstroth

The Flying Horse Center in Germantown is best known for its industrial reuse story. In 2010, the Community Design Collaborative chose the 85-year-old parking garage, which had been transformed into a multi-use community center, as a model of adaptive reuse in its Retooling Industrial Sites exhibit.

With most of the 55,000-square-foot facility leased and the final phase of office flex space being built, owner Stan Smith is once again using the hulking structure as a leading example of how to combat some of Philly’s chronic urban woes. This time he’s taking on another form of neighborhood blight: graffiti. In a page out of Jane Golden’s playbook, he’s allowing local artists to use portions of the Flying Horse Center’s facade as a showcase for street art.

"The building gets so much exposure because of its central location right next to the train stop," explains Smith. "The graffiti that plagued the building was sending the wrong message. It made me mad."

The building directly abuts the Chestnut Hill West regional rail line and features a large, highly visible brick wall along the tracks. For years that stretch of the façade got the brunt of the tagging. "It was ruining the beautiful brick," says Smith.

But the brick wall also featured large portions of cinderblock that covered up windows from another era. Smith decided that those parts of the wall could be used to show off graffiti in a way that didn’t detract from the building, putting the graffiti artists' work to good use. 

"I want to give respect to Germantown as well as the message behind the graffiti movement," says Smith. "I support graffiti as an art form. We can survive together, it just needs to be responsible."

Smith worked with Nelson Glendinning and his father Andrew from Germantown Academy, allowing Nelson to showcase his work on the cinderblocks. 

Nelson took full advantage of the opportunity, producing interesting artwork that enhances the building, pays respect to its history and acts as a gateway to Chelten Avenue and Germantown.

But work remains. "We still have a lot of cinderblocks to do and an even bigger message to get out there," says Smith. "Nelson’s one man. He can’t do it all."

Smith has received a tremendous amount of interest from other local artists to help finish the project. So far no one has officially signed on, but Smith believes that Nelson’s compelling work will help sell others on the idea. 

Source: Stan Smith, Flying Horse Center
Writer: Greg Meckstroth

When you don’t live in the neighborhood where you work, it can be easy to commute in, do your job and go home without ever getting to know the surrounding neighborhood and its offerings. Up in Frankford, a part of town flush with local businesses, Aria Health is seeking to change this pattern. Earlier this year, the company partnered with the Frankford CDC, bringing neighborhood merchants to Aria’s Frankford campus to showcase their products and services to employees.  

When we covered this story in April, the program had yet to officially start, but the CDC and Aria were both eager to get going. Six months later, and two events down, early signs point towards success.  

"We've had two furniture businesses both make sales," explains Michelle Feldman, commercial corridor manager at the CDC. "We've had a baker sell a whole set of pies for Thanksgiving. And just yesterday, we had a silk screen and embroidery shop make three potential sales."

With these early successes, the program is really building momentum. "In just a few months, the Aria staff has come to know about the program," says Feldman. "I know several have come to look forward to it."

Aria employees are seeing the benefits of the program—now branded "Business Spotlight"—as well. "I have worked here for almost four years and did not know that right across the street from Aria is a shoemaker," says Kathleen Milligan, an executive secretary at Aria Health. "I have since had four pairs of shoes re-tipped and [given] new heals!" Other notable businesses that have been "spotlighted" include Gilbert's Upholstery and Antiques, Frankford Friends School, Cramer's Uniforms and Mezalick Design Studio (profiled in the November 27 issue of Flying Kite). 

Thanks to the recent successes, Aria has developed a business plan with the Frankford CDC to formally institutionalize the program. Milligan hopes they can hold events four times a year. "Everyone agrees that [the program] benefits us and the community," she says. "We believe we are making a difference."

Source: Michelle Feldman, Frankford CDC; Kathleen Milligan, Executive Secretary, Aria Health
Writer: Greg Meckstroth

In 2009, after nearly 70 years in operation, the famed Frankford Y at Arrott and Leiper Streets closed its doors due to funding woes. The past three years have been a struggle—the Y has switched owners more than once, been vandalized numerous times and faced the threat of foreclosure. But now, thanks to the Northwood Civic Association and its vice president Frank Bennett, the historic building is experiencing new life. If all goes according to plan, the Frankford Y will reopen its doors and reclaim its status as a neighborhood institution. 

Even with all the optimism, there are significant hurdles to clear before the building can welcome the community. After years of neglect, some basic necessities need to be taken care of. "Fixing the leaky roof is our top priority," explains Bennett. "That, and getting the electric turned on. The goal right now is just to stabilize the building.”   

Bennett is a long-time member of the Northwood Civic Association and understands the importance of bringing the Y back. "It’s been on the Association’s radar for a while," he explains. "I took a tour of the building and saw the extensive damage caused by vandals, but I still wanted to take it over because it’s such an important asset here." In conjunction with the Civic Association, Bennett was able to take control of the building and form a new board of directors. 

The New Frankford Community Y is a 501(c)(3) non-profit organization whose mission is to develop programs that use the facility in a manner that benefits everyone. "We want to activate parts of the facility, including getting a day care tenant, utilizing the weight room as a multi-purpose room, offering GED courses and training, and a whole host of other activities centered on enabling individuals to achieve more than what they have today," say Bennett. If this initial plan proves successful, Bennett and the board want to eventually reopen the pool.

Figuring out the long-term plan for the Y is extremely important; Bennett says that if the board can put together a strong business plan, the bank will forgive a current outstanding mortgage of more than $200,000 on the property. This would be a significant boon for the board and the facility, which currently lacks the resources to tackle a financial burden this steep. 

For now, Bennett and the board are focused on that leaky roof and securing insurance for the property. "There’s still a lot of work to do," says Bennett. "Slowly but surely though, the Frankford Y is coming back to life.” 

Source: Frank Bennett, Northwood Civic Association
Writer: Greg Meckstroth

Thanks to a number of public funding sources and the efforts of Councilwoman Maria Quinones-Sanchez, the entire 4600 block of Frankford Avenue is set to receive $200,000 in targeted façade improvements as part of the Commerce Department’s Storefront Improvement Program.  The funds are allocated, business owners have signed on, contract bids are out, and work is set to begin in earnest in January. 

“We want to make a big bang,” says Tracy O’Drain with the Frankford CDC. “That’s why we’re targeting the 4600 block of Frankford Ave.  It’s in the heart of the business district, has the highest concentration of businesses and has the potential to catalyze additional revitalization efforts nearby.” 

O’Drain says not every building will receive improvements because, quite simply, not all need it.  But for those that do, new awnings, windows, painting, signage and some good old façade scrubbing is how the money will be spent.  “We’re working with the business owners to identify exactly what they need and how best to utilize the funds we have.”    
  
O’Drain believes the most important aspect of the façade improvement program is its integral role in the much bigger effort to improve Frankford Avenue.  “Mural Arts is in the process of developing a series of murals along the Avenue, we’re in the process of rolling out an ‘art in vacant spaces’ initiative and since September, we’ve been implementing a commercial corridor cleaning program with funds from the Commerce Department,” she said.  “We know that a cleaner Frankford Avenue will lead to increased commerce and safety, and add to the sense of pride that we should all take in Frankford.”

The cleaning program is a one-time, yearlong event, so O’Drain and the CDC hopes to make the effort last and thinks the façade improvement initiative is a way to do that.  “In the future, the commercial corridor manager, Michelle Feldman, can use the façade improvements as an example of how other blocks can implement similar changes and keep the blocks clean for a more sustainable Frankford Avenue.” 

Source: Tracy O’Drain, Frankford CDC
Writer: Greg Meckstroth

The 40th Street area between Market Street and Lancaster Avenue will look a little brighter in the coming weeks.  The street, which serves as a link between the West Powelton and Mantua neighborhoods, is undergoing an enhancement that is being called The 40th Street Beautification Project.

“This will be a good way to showcase the area and give it a unique identity,” said Zac Sivertsen, who is co-manager of the project and the manager of neighborhood initiatives and resource planning for the Community Development Corporation, the real estate division of People’s Emergency Center.

PECCDC's focus on enhancing the neighborhood with greenery and art is moving forward thanks to the Vital Neighborhoods Initiative grant from the Preservation Alliance for Greater Philadelphia. The greenery portion of the project was completed last fall with tree plantings along the area’s sidewalks.   

Art is the final element of 40th Street’s rejuvenation. Local artists will paint the green SEPTA trolley poles with bright, vibrant colors. Weeds and shrubs surrounding the lots in the area will be replaced with flowerbeds.

A unique piece of art - specially designed for the 40th Street project - made of steel and mosaic glass will grace the fenced area near Pro Gulf Automotive Service and Repair between Baring and Spring Garden streets.  The sculpture, designed by local artists Emilie Ledieu and Bill Capozzoli, represents a tree.  

One goal is to encourage people to walk down the street and explore the Lower Lancaster avenue corridor, which PECCDC is working toward revitalizing.

“We want to draw people down the street both ways,” said Sivertsen.

James Wright, commercial corridor manager at PEC and co-manager of the 40th Street Beautification project, said that although there are many well-maintained homes on the block, the area needs a “little bit of love.”  

Source: Zac Siversten and James Wright, People's Emergency Center Community Development Corporation
Writer: Zenovia Campbell