Design : Development News

On November 1, construction is set to begin on 3601 Market, a project that will help transform the streetscape of University City. Located on the Science Center's campus, it will be the first residential project in that organization's history. 

"We changed the plan a bit," explains Dustin Downey with developer Southern Land. "We decided to add two more floors as penthouse two-bedroom units, which actually drove the number of units down, back to 362. In 28 total floors. We were approved for zoning about three weeks ago."

The neighborhood has been very supportive of the project. The height is not too dissimilar from other buildings on west Market Street and there is a high demand for residential units in the area. During the zoning process, neighbors did request some minor site changes, including a pick-up/drop-off space for residents.

The building is hoping to draw graduate students and young professionals by featuring affordable, stylish, efficient spaces.

"There was some concern about some of our studios being down in the 420 to 450 square foot range," says Downey. "We feel strongly that, across the country, smaller, nicer units are becoming much more popular -- especially as prices in the rental markets continue to rise. I'm also seeing a lot of younger people wanting to live out on their own and not have a roommate."

To mitigate the small size, the designers are including in-wall storage, murphy beds and eat-in kitchens. Plus, all units will feature an entire wall of windows, making them feel less cramped.

On the ground floor, the developers hope to attract either a quality restaurant or a small-to-medium sized prepared foods and grocery store.

"We're hoping that it brings a 24-hour element and improves the overall feel of Market Street, by putting people on the street and adding activity to the sidewalks," explains Downey. "We're looking for retail tenants that will also do that. With the success of Domus only a couple blocks away, we feel we can continue to pull young professionals and grad students to live in University City, and pull them out of other living situations either in Center City or further out."

The first units will be completed in 18 months; the leasing office should be open in May 2015. In 24 months, the last units come online.

"There are so many jobs right there in West Philly and no places for people to live," says Downey. "We feel by that by adding 364 residents, you attract more residential services to the area: dry cleaners, grocery stores. We feel like it will hopefully start a cycle to make the area more residential."

Writer: Lee Stabert
Source: Dustin Downey, Southern Lands

The University City Science Center has partnered with Flying Kite to showcase innovation in Greater Philadelphia through the "Inventing the Future" series.

Flying Kite first shared word of ReNewbold, a green mixed-used townhouse development at 16th and Moore Streets, back in 2011. A partnership between LPMG and Postgreen Homes, the complex hoped to bring modern, new-construction housing to Newbold, a neighborhood on the rise nestled between Passyunk Square to the east and Point Breeze to the north and west. 

In January 2011, the team behind the project anticipated some delays, saying "groundbreaking may not happen until early summer due to zoning and permitting issues." That deadline came and went, and then, in early 2013 in another Flying Kite news story, developer John Longacre assumed they would be well under way by spring. Such is the nature of big projects in historic Philadelphia neighborhoods -- there can be some hurdles.

Now, we are thrilled to announce that ReNewbold did in fact break ground last Wednesday, October 16. They expect homeowners to start moving in in early 2014. The homes are designed to be affordable (especially within the new construction market), but they will still be some of the most expensive properties in the neighborhood. At $259,000 for a two-bedroom rowhome with 1,023 square feet, the houses should appeal to buyers looking for green amenities and modern layouts -- and those priced out of nearby Graduate Hospital and Passyunk Square.

Back in January, news editor Greg Meckstroth detailed some of the project's amenities:

Once completed, the project will boast 18 owner-occupied townhomes and one corner commercial space. It’s the first privately financed new construction residential project in the area in well over 50 years. And to top it off, it screams green.

Designed by Interface Studio Architects in conjunction with construction manager Postgreen,the homes will feature bicycle parking, green roofs, bamboo flooring, triple pane windows and on-sight stormwater mitigation practices. The designers are aiming for a 50 percent reduction in energy use from a similarly sized home.

Writer: Lee Stabert

A couple months ago, Flying Kite covered the opening of the glimmering co-working palace 3rd Ward in Kensington. The Brooklyn transplants hoped to graft their success up in Williamsburg onto a historic building in a changing neighborhood, offering desks for rent, maker classes and flexible spaces for a variety of creative uses.

Now, it seems founder Jason Goodman may have overextended his business. 3rd Ward announced late last week that they would be abruptly shuttering not only the Philadelphia space but the Brooklyn one as well. There will be no refunds for class tuition or co-working fees.

In Brooklyn, members are organizing to save their spaces (the building's owner seems amenable), but things are a little hazier in Philadelphia. 

As of this summer, 3rd Ward had already ceded management of their third floor coworking space to Impact Hub Philly, part of a global network of coworking spaces. According to a July story on Technical.ly Philly, 3rd Ward hoped this deal would free them up to focus on classes and events.

Impact Hub bills itself as a "member-driven community taking collaborative action for a better world." They are in over 60 locations around the world on six continents. Before the announcement, the organization was already planning to redesign the co-working space to line up with their philosophy. As of now, despite the demise of 3rd Ward, they are still operating. (Flying Kite publisher Michelle Freeman's company Witty Gritty Marketing & Events has space at Impact Hub Philly.)

"What has happened with 3rd Ward, which is very unfortunate, has nothing to do with us at Impact Hub Philly," says Impact Hub's Jeff Shiau. "Nothing has changed. We're still moving forward. Now we have the new possibility of, what can we do with the whole building?"

Fortunately, 3rd Ward didn't own the building -- they leased the space -- and Impact Hub Philly is in the process of reworking their agreement with the owner, extending their reach to the other two floors. Though they offer shared workspace, they don't consider themselves members of the coworking movement.

"We're not in the co-working market," insists Shiau. "We're here to really inspire and advance member success -- members who are really interested in building the good economy. They're interested in social entrepreneurship, and building good companies and organizations that can build a better world in some ways. The physical space happens to be a resource we believe in."

Meanwhile, despite the struggles at 3rd Ward, the Philadelphia co-working boomlet shows no sign of abating -- Transfer Station in Manayunk is currently crowdsourcing funds for a permanent location and there are rumors of another gestating co-working space in Fishtown, courtesy of a notable local brand.

It seems a safe bet that the gorgeous work 3rd Ward did updating the building will not go to waste. The space might even eventually foster exactly the kind of activity Goodman and his team hoped for -- events, community building, affordable and flexible workspace -- it just won't be under the name 3rd Ward.

LEE STABERT is managing editor of Flying Kite.

The Delaware River Waterfront Corporation has received yet another in a series of grants with tremendous potential to transform the southeast section of the city. Thanks to $5 million from the William Penn Foundation, they can continue their work to connect the adjacent neighborhoods -- Queen Village and Pennsport -- with the waterfront, mitigating the decades-old barrier created by I-95 and Columbus Boulevard.

One of the most exciting projects involves the development of Pier 86 at Tasker Street, paired with a streetscape redesign that will improve connection to the water. This development will serve as a companion piece to the ambitious renovation of Pier 53 at Washington Avenue.

According to Pennsporter, there are already preliminary plans for the project. 

"Pier 68...has been deemed structurally solid out to about 350 feet -- meaning more access to the river," explains Pennsporter's James Jennings in a blog post. "Much like Washington Avenue Green, the hope is to design Pier 68 with the ecosystem and wetlands in mind. So, no, it won't be Race St. Pier 2.0. Instead, there have been ideas to use it the way it is currently (albeit illegally) being used -- as a partial fishing station and tug boat dock."

While finalizing its plans over the coming months, DRWC will hold a series of meetings with community and advocacy groups. The work on the southern section of the Delaware should be a terrific compliment to ongoing work at Penn's Landing (where a park is being built over I-95) and the Spring Garden connector project. All these efforts aim to connect Philadelphia's residents with one of the area's most underused and underappreciated assets.

LEE STABERT is managing editor of Flying Kite.

The Mayor's Office of New Urban Mechanics is doling out $20,000 worth of grants to foster art and design-based projects that address civic challenges or improve public space. Among the winners are Flying Kite favorites such as the Public Workshop, the University City District and Friends of Maplewood Mall in Germantown. The awardees are as follows: 

Public Workshop will receive a $6,000 grant to fund "Choose Your Own City Hall Adventure," a new signage initiative in City Hall that will help individuals navigate the serpentine public space more efficiently.

University City District will receive a $3,900 grant to create "Tree Seats," a functional art project providing seating in naturally shaded areas across the neighborhood.

The North 5th Street Revitalization Project will receive $5,100 to support the "Gateways to Olney: Where Local is Global" project, a collaborative partnership that transforms key bus stops along corridor into small-scale visitor centers.

The Friends of Maplewood Mall will receive a $5,000 grant to make physical improvements to Germantown's historic Maplewood Mall; the grant will also support arts-related programming.

The Challenge Grants Competition is a partnership between the Office of New Urban Mechanics and the Office of Arts, Culture and the Creative Economy. Funding is provided by the Knight Foundation and managed by CEOs for Cities.

Some of the region’s top designers are teaming up with the Community Design Collaborative and the Morgan Village Circle Community Development Corporation in Camden to revitalize a major commercial corridor. With a focus on gateways, green infrastructure and public spaces, the nascent plan could mean big changes for Morgan Village. 

A neighborhood in the heart of the Camden officially defined as Fairview Street from Mt. Ephraim Avenue to Morgan Street, and Morgan Street to the I-676 interchange, the area includes one of Camden's newest and most important landmarks, the Creative Arts Morgan Village Academy. 
 
According to one of the group's lead designers, OLIN’s Richard Newton, the resulting vision will capitalize on the school's location along the corridor; a proposed central gathering space will be located adjacent to the school where an underutilized parking lot sits now.
 
Other improvements include gateways to be located at each end of the corridor.  
  
“The idea is to develop some long-term proposals for how land can be better utilized, create a hub and connect to other parks and open spaces in the immediate area," adds Newton.
 
The task force has already held a meeting at the Morgan Village High School to elicit feedback from local leaders and the public. They will present initial design ideas on October 15 in conjunction with the Morgan Village Circle CDC. The plan should be finished by the end of this year, following another round of public outreach. From there, the CDC can use it as a tool to gain attention and seek funding from a variety of sources. 

Source:  Richard Newton, OLIN
Writer: Greg Meckstroth

If you’re a homebuyer or renter in search of ultra-modern architecture and contemporary finishes, there's a Graduate Hospital block with a lot to offer. Developer Stephen Rodriguez has proposed Bloc 24, a new mixed-use development featuring 18 apartments, for a space adjacent to the already-approved but not-yet-built Bloc 23 project, which will boast 24 condos and a unique modern design all its own.
 
Slated for 613-919 S. 24th Street, Bloc 24, like its sister project, will rise four stories. Both will feature ground-floor retail and they will share underground parking facilities for residents.  
 
Parking is one reason why Bloc 23 has yet to be built (it was a approved in late 2012). Rodriguez now wants to merge the basement levels of the buildings, producing a connected space for cars.

"There is a cost savings by building both buildings together due to the cost of underpinning the building," explains Rodriguez. "There is also some economy of scale issues with site work, materials, the modular pods, etc."
 
Other plans for Bloc 24 include a day care facility on the ground floor, a green roof only accessible to the children from the day care and permeable materials to mitigate stormwater run-off and reduce the building's impact on the surrounding environment.

The architecture will definitely be distinct. Design firm Campbell Thomas & Company and Steve Nebel of LABhaus have designed metal strips along the buildings' façades with both aesthetics and functoin in mind -- they serve as railings and increase privacy for residents. 
 
"Steve Nebel actually devised a mathematical algorithm to determine the spacing of the exterior slats," says Rodriguez. "It is derived from swam movements in natures. When complete, the face will look like a flock of birds or school of fish moving across the building. It's pretty amazing."
 
The project hopes to gain approval from the Zoning Board of Adjustments soon. If that happens, both projects will break ground simultaneously. 

Source:  Stephen Rodriguez, Local developer
Writer: Greg Meckstroth

It was barely four months ago that Flying Kite spoke with the folks at the Asian Arts Initiative (AAI) about their plans to revitalize four blocks of Pearl Street, an alleyway that runs from Broad to 10th Street, just north of Vine. At the time few details were finalized, but come September 28, AAI is throwing the first ever Pearl Street Block Party, taking the first steps towards making their vision a reality.

Over the coming years, AAI hopes to transform the forgotten alley into a dynamic public space featuring public art, lighting improvements and multi-sensory programmed activities. Green features will also be included, with the hope of eventually connecting Pearl Street to the long-envisioned Reading Viaduct project.

Billed as a free all-day neighborhood arts festival, the party will center around two main events. First, Oakland-based landscape architect and artist Walter Hood will lead attendees in a community furniture build (2 - 5 p.m.). The resulting tables and chairs will then serve as furniture for a community feast (5 p.m.). (Advance registration is required for the community feast; email [email protected] to register). 

The day will also feature live music, performances, food and a huge array of art vendors; many of the participating artists work through the AAI's artists-in-residence program.

"The Pearl Street Block Party is not only a celebration of the diversity and richness of creative activity that is constantly happening in our neighborhood, but also an opportunity for Philadelphians to participate in all kinds of interactive art-making," explains AAI Executive Director Gayle Isa in a press release. "We come to work every day knowing that we're part of one of the most dynamic neighborhoods in Philadelphia, and we're excited to show off why on September 28."

 
Source:  Gayle Isa, Executive Director, Asian Arts Initiative
Writer: Greg Meckstroth

It’s no secret that Center City is in the midst of a major residential construction boom. Two of the projects -- The Granary and The Sansom -- were built by Jim Pearlstein's Pearl Properties and designed by DAS Architects; combined, they have brought 331 apartments to Center City in the past month. Both developments also boast street-level retail, a must-have in a contemporary infill project. As the residents move into their new apartments, so do the retail tenants.
 
First up is The Sansom, a project known for its urban ethos -- the development contains no off-street parking for cars but plenty for bikes. The first floor commercial space is already fully leased. Medium Rare, a steak frites-focused import from Washington, D.C., is currently under contruction. Joining Medium Rare is Adolf Biecker Salon and Spa.

Meanwhile, up at The Granary near Fairmount, award-winning local chef Marc Vetri is opening Pizzeria Vetri. The restaurant will serve up pizzas (similar to those at his famed Osteria) and will offer beer, salads and other casual Italian staples.

The latest tenant is Pennsylvania's first Unleashed by Petco, an urban-sized big box store providing everyday pet essentials and a wide-variety of natural, organic and raw food selections.

In addition to pleasing pet lovers, Petco hopes to make an impact on the community as well.
 
"The team will host numerous community gatherings throughout the year for the Granary's shelter pets to find forever homes," explains explains Lydia Bakit with West Public Relations. Unleashed is expected to open in September, as is Adolf Bieker and Pizzeria Vetri. Medium Rare should open later this fall.
 
Source:  Lydia Bakit, West Public Relations
Writer: Greg Meckstroth

Earlier this month, the Zoning Board of Adjustments (ZBA) gave the mixed-use Ridge Flats in East Falls the official go-ahead. Slated for the former Rivage site, a prominent local intersection, the project will be the largest "passive" development in the country.
 
Passive projects -- structures built to an exacting zero-net energy-efficiency standard -- aren’t a new concept in Philly; neighborhoods such as Bella Vista and Northern Liberties have seen new construction homes built under the guidelines throughout the past year. The scale of Ridge Flats is what sets it apart. Once complete, the five-story structure will contain 146 apartments, 1000 feet of commercial space and 120 above-grade parking spaces. The building will also feature green roofs and a rain garden.
 
"It's a model project for the country," says Gina Snyder, president of the East Falls Development Corporation (EFDC). "It will bring more people, retail and add more excitement to the neighborhood. It's the project we've been looking for on Ridge Avenue."
 
The site has been under the control of the Philadelphia Redevelopment Authority since the late '90s -- it wasn't until a year-and-a-half ago that EFDC found what they were looking for; local green developer Onion Flats made the winning pitch.
 
Since then, EFDC has been working with Onion Flats to make sure the project will be a win-win. They have fully supported the developer during the ZBA variance process.
 
Now that the ZBA has officially signed off, construction should begin this winter.

Source:  Gina Synder, East Falls Development Corporation
Writer: Greg Meckstroth

At 20th and Market Streets, in the heart of Center City's business district and just south of Logan Square, Brandywine Realty is poised to break ground on a 28-story 278-unit apartment tower. Meanwhile, at 23rd and Race Streets, a parking lot will become Edgewater II, a 22-story 240-rental unit tower. These projects are the latest in an ongoing high-rise construction boom in Logan Square that should bring an injection of residents and an increase in density. According to the folks with the Logan Square Neighborhood Association (LSNA), this is all according to plan.

On July 16, the neighborhood association heard proposals for three more projects within Logan Square. The first, Museum Towers II, will be built at 18th and Hamilton Streets, just north of Baldwin Park. Developer Forest City is looking to build 270 residential units in a 16-story tower, along with 16 two-story townhomes. 
 
The second proposal is from Cross Properties. They hope to develop an 11-story building with 250 apartments at 2100 Hamilton Street behind the Rodin Museum. The third proposal -- 339 apartments in two buildings at Broad and Callowhill -- was made by Hanover Properties and the Parkway Corporation.
 
Since then, details for the much-anticipated Rodin Square development have also been released. That project features 293 residential units in two 10-story towers above a 60,000-square-foot Whole Foods store at 20th and Callowhill, replacing a run-down Best Western Hotel.
 
Considering that all of these projects are within a few short blocks of each other -- and that they will all bring new residents, parking demands and retail needs -- it's clear that Logan Square is about to go through quite the growth spurt.
 
“We live in a hot area for development,” says Ed Panek with LSNA. “We are making sure new development abides by the neighborhood plan.”
 
That plan, completed in 2009, laid out a vision for the neighborhood that preserved its character while allowing for appropriate infill development.
 
"There is a lot of density to give here; a lot of empty lots," adds Panek. "We're excited for the [proposed] new developments in Logan Square."

Source:  David Searles, Ed Panek, Logan Square Neighborhood Association
Writer: Greg Meckstroth

In April, GlaxoSmithKline officially opened its new double LEED Platinum certified facility in the Navy Yard. Designed by architect Robert A.M. Stern, the building has been widely praised for its creativity and modernity. To compliment the aesthetic, a public art sculpture, Five Standards (Dazzle), now stands just outside the building's main entrance. The piece is the first large-scale, permanent outdoor work by Philadelphia artist Virgil Marti.

"My work has often examined how art is understood and utilized in interior spaces," explained Marti in a press release. "In this piece, I was challenged to think about how art functions in exterior spaces in relation to architecture as an adjacent object, like the ships docked nearby."

He references those ships directly in the piece; the name itself pays homage to dazzle, a type of early twentieth century naval camouflage. The sculpture is comprised of five sixteen-by-seven-foot powder-coated steel and mirror-polished stainless steel structures resembling looking glasses; the design fits seamlessly alongside the GlaxoSmithKline facade, crafted to recall a large transparent ship docked in the Navy Yard.

According to the artist, the shadows and reflections of the sculpture produce a sense of flowing water underneath, creating the perfect compliment for the large ship.

The sculpture is managed by the Mural Arts Program and is now on permanent display at 5 Crescent Drive.

Source:  Virgil Marti, Philadelphia Artist
Writer: Greg Meckstroth

On July 20, folks from the New Kensington Community Development Corporation (NKCDC) will join the Philadelphia Water Department, the Department of Parks and Recreation, Mural Arts Program and the Pennsylvania Horticultural Society to celebrate a slew of new features now open on its "Big Green Block." Councilman Mark Squilla, State Representative Mike O’Brien and a representative from Councilwoman Maria D. Quiñones-Sánchez's office will also attend.

When Flying Kite last checked in with NKCDC and the others behind the "Big Green Block" initiative, they were prepping for a Volunteer Day to help complete some of the project's Phase Two features. With those now complete, the project's supporters are going to celebrate in style.

"We're having a celebration, ribbon-cutting and tours starting at 11 a.m.," explains Diana Jih with NKCDC. There will also be a resident-driven sustainability workshop on DIY rainbarrels.

Tours will showcase the site's new green features, including the newly opened Mural Arts Spray Park, basketball courts with an innovative stormwater drainage system and a grand re-opening of the Palmer Doggie Depot.

In addition, the Climate and Urban Systems Partnership (CUSP) will offer a presentation on the relationship between green infrastructure and climate change.

The "Big Green Block" initiative has been around for over two years; the area is defined by Front Street, Frankford Avenue, Palmer Street and Norris Street, and includes the Shissler Recreation Center (next door to the Kensington High School for Creative and Performing Arts). Within Sustainable 19125 -- an NKCDC initiative working to make the zipcode the greenest in the region -- the site has become a model location for green infrastructure and sustainable education.

Source:  Diana Jih, NKCDC
Writer: Greg Meckstroth

The Ralph Brooks Park at 20th and Tasker Streets will undergo an ambitious $275,000 renovation, transforming the basketball court into "Rucker Philly," modeled after the famed court in Harlem. But this isn’t just a project to fix up a basketball court -- if Jeffrey Tubbs and his nonprofit Urban Roots get their way, the project will be the first phase of a much larger neighborhood-wide revitalization effort.

The project's first phase is a head-to-toe makeover of the park, complete with the addition of a rain garden and a community garden, all thanks to donations totaling about $241,495 from the City, the Philadelphia Water Department, Urban Roots, the ACE Mentor Program, I.am.SP and Ritter & Plante Associates.

On May 29, Urban Roots launched a crowdfunding campaign on Lucky Ant to close the gap needed for the first phase's $275,000 figure as well as raise money for future plans.

The Park honors Ralph Brooks Jr., a seven-year-old boy who was tragically shot a block away in 1988.

With future phases, Brooks' legacy will be expanded beyond the basketball court. "If you don't play basketball it doesn't mean this project won't benefit you," says Jessie Fox with Here's My Chance, an organization assisting Urban Roots with their crowdfunding efforts.

Tubbs is looking to transform other city-owned parcels nearby to bring a variety of much-needed services to the neighborhood. These include an urban farm, a senior pavilion, new play equipment, public art, and sidewalk and street resurfacing.

If enough money is raised, plans for affordable housing, a sporting-goods store and a commercial kiosk that sells fresh produce to the neighborhood could come to fruition. Tubbs says the three additional park renovation phases will cost about $700,000.

"Everyone is really excited for the project and the benefits it will bring," says Fox. "The effort is bringing the community back together."

For more information on the project, or if you’d like to make a contribution, click here.

Source:  Jessie Fox, Here's My Chance
Writer: Greg Meckstroth

Wednesday marks a major milestone for Camden's $90 million state-of-the-art Kroc Center  -- City officials and community leaders will gather for the project's official topping-out ceremony.
 
Seen as a key to revitalizing the city's underutilized waterfront in the Cramer Hill neighborhood, the new community center has been in the making for over 8 years. In 2004, the Salvation Army USA announced a $1.6 billion gift from the estate of Joan Kroc (her husband founded McDonald's).
 
Through a competitive process, $59 million of this funding went to Camden to build one of 27 Kroc Corps Community Centers in the country. The remaining $31 million has been raised through philanthropic efforts.
 
Tomorrow's topping-out ceremony hopes to garner even more excitement for the city's newest destination. Once complete, the new center will resemble one in Philadelphia's Nicetown neighborhood, which opened in 2010.
 
Camden's Center -- which Major Paul Cain with the Salvation Army calls "a super community center" -- will be a behemoth. The 120,000 square-foot facility will provide recreational, health, educational, cultural, family and spiritual programming for area residents. Members will enjoy an early-childhood education center, a food pantry, aquatic centers, a worship center, a black box movie theater and dance studios. The Center's grounds will also include a park, outdoor water facilities, sports fields and a playground.
 
"The program model is holistic," says Cain. "The Center will have amenities geared towards the mind, body and spirit."
 
The anticipated membership fee for a family of four is $200; however scholarships will be available for those who cannot afford the fee.
 
"Joan Kroc's purpose for each [Kroc Center] was to provide access to a state-of-the-art facility for underserved communities," adds Cain. "Camden's will live up to that legacy."     
 
For information about joining the new center, visit KrocCenter.org

Source:  Major Paul Cain, The Salvation Army
Writer: Greg Meckstroth