Moving Here : Development News

Like many South Jersey cities, Woodbury used to offer a thriving Main Street, punctuated by the G.G. Green Block. Dreamed up in 1880, The G.G. Green Block was a block-long building that served as an opera house, theater, and shopping destination for the Gloucester County seat. Yet, in 2001 the store that called the Green Block home shuttered, leaving the building to collect cobwebs for the next decade. Many observers thought the final straw for the building was the earthquake this past year, which caused inspectors to deem the building unsafe. Defying the odds, city officials may have worked out a deal to save the building.

As recently as this past autumn, all hope seemed to be lost for preserving the G.G. Green Block. City council members and code enforcement officers felt as though the building needed to be demolished because it was structurally unsafe and an eyesore. The state Department of Environmental Protection agreed, which many thought was the death knell for the historic building. However, mayor Ron Riskie says that the cost of demolition turned out to be pricey (around $1 million).

Stung by the high price of demolition, Woodbury once again looked at preserving and re-developing the Green Block. In late December, city council announced it had found an eager re-development partner in RMP Development Group. Mayor Riskie says the building could be preserved as mixed-use development. “If the current plan is followed, we would see retail space on the first floor, and living units on the second and third floors,” says an encouraged mayor. Of the new housing, 20 percent would be affordable, while the remaining 80 percent would be priced at fair market rates.

Understandably, the Woodbury community is excited by the chance to save the fabled building. “The community is overwhelmingly pleased,” reports Riskie. “We saved the ‘centerpiece’ of the City.”

While city officials and residents are hopeful that the proposed preservation and re-development comes to fruition, it’s not a guarantee. The mayor admits that funding for the re-development still needs to be settled, although he anticipates that the city would purchase the building for a dollar, and then transfer it to RMP. Unfortunately, past proposals of re-developing the building have failed, including a popular proposal just a year ago to turn G.G. Green into a performing arts center.

Source: Mayor Ron Riskie, Woodbury
Writer: Andy Sharpe

Whether you call the neighborhood Southwest Center City, Graduate Hospital, or G-Ho, one thing that’s not debatable about the blocks immediately to the southwest of Center City is the amount of new and rehabilitated housing that has sprung up in the past few years. Metro Impact Homes is a large reason why this neighborhood’s housing stock has improved. Metro Impact has been building rowhouses and condominiums between 16th St. and Grays Ferry Ave and between Fitzwater and Kimball Sts. for the past few years, and is getting bolder with its scope.

One intriguing project that Metro Impact is currently working on is Montrose Court around 25th and Grays Ferry, mentions Steve Shklovsky, the head of the development firm. Here, Metro is hoping to construct 11 luxury rowhomes with roof decks, green roofs, and garages. "My goal is to transform what is now the worst block in the neighborhood into one of the nicest," says Shklovsky. As development is rarely easy, some neighbors are protesting because of the proposed size of the rowhome yards. This means Metro will need a zoning hearing in a couple of weeks. The new development should start around $400,000.

Another planned Metro Impact development that’s brewing a lot of buzz is the opulent Fitz4 on Fitzwater St. betwixt 16th and 17th. Like the previous development, Fitz4 will feature roof decks and garages, and will be built on what currently is a forsaken intersection. According to Shklovsky, A total of four homes are being drawn up for Fitz4, with two being corner properties. The homes will be far from cheap, as prices are expected to begin in the $700,000 range.

Metro’s proposed new development should only serve to add an exclamation point to the firm’s existing development in Southwest Center City. One of Shklovsky’s proudest developments is at 1910 Christian St., which is a six-unit condominium development. What makes the developer so proud? "The south side of that block is one of the only in the (neighborhood) which had all matching facades and heights," exclaims Shklovsky. Perhaps it was this attention to blending in with the rest of the block that resulted in every condo unit being put under contract within 30 days.

Shklovsky is very content with developing in Southwest Center City, even though his office is in Southampton, Bucks County. He cites the neighborhood’s proximal location to the Rittenhouse Square area and University City as a reason why he’s so enamored. He quickly adds that many of his buyers are doctors and medical students who can appreciate the convenient access to the Penn health system. His primary complaint about the neighborhood is that there isn’t enough commercial space. The developer is sure to mention that he hopes to eventually move his offices to the city. 

Source: Steve Shklovsky, Metro Impact Homes
Writer: Andy Sharpe

Food and energy cooperatives have certainly gained steam in the Delaware Valley in the past few years. Odds are you’ve heard of Weaver’s Way Co-op in Northwest Philadelphia, and you may have even heard of Mariposa and the Energy Co-op. Yet, there’s one you may not have heard of that’s working with federal and city lawmakers to pump up the clout of local co-ops. This co-op is the Kensington Community Food Co-op (KCFC), which was founded in 2008.

One of KCFC’s top priorities is to get the United States House of Representatives to pass the National Cooperative Development Act, according to Peter Frank, the vice president of KCFC and the campaign coordinator of the movement to pass the act. While this is national legislation, Frank is unequivocal that the passage would be a great thing for the Philadelphia-area. “Philadelphia also has a good 'co-op infrastructure' in place to support further co-op development,” says Frank.

This would explain the November launch of the Philadelphia-area Cooperative Alliance (PACA). Along with KCFC, the Alliance counts members from Weaver’s Way, Mariposa, the Energy Co-op, and credit unions. Frank says PACA is orchestrating a cooperative conference at Drexel University in June, which is being organized by the grandson of former mayor Richardson Dilworth on Drexel’s behalf. One of PACA’s first tasks will be to work with Philadelphia City Council to pass a resolution recognizing the social and economic windfalls of cooperatives in the city. 

KCFC’s Vice President is so passionate about the National Cooperative Development Act and PACA because of the positive impact they can have on Kensington. For one thing, KCFC has been looking to open up its own grocery store for some time now, but has not had the funds to do so. The proposed bill could turn the key for this grocery store. Going beyond just KCFC, Frank lauds cooperatives as a chance for decent jobs, vital grocery and banking services, and a means of keeping money in and around Kensington.  

The myriad local benefits of cooperatives justifies why local representative Chaka Fattah wrote the Act, while fellow local Reps. Allyson Schwartz and Bob Brady co-sponsored. Specifically, the bill would provide capital funding for co-ops, along with free technical assistance and training, says Frank. The bill was officially introduced to the U.S. House as H.R. 3677 a couple of weeks ago. No word on when it will go up for vote.

Source: Peter Frank, Kensington Community Food Co-op
Writer: Andy Sharpe

In the 24 years since the last brewery shut down in Brewerytown, the neighborhood has struggled with poverty and crime. Yet, for a neighborhood that so many people wrote off years ago, Brewerytown is making a comeback. This is evident in the development efforts underway on and north of Girard Ave. that Flying Kite wrote about in 2011.
 
MM Partners has been at the forefront of much of the development in Brewerytown. The exclusively-Brewerytown developer had a busy year trying to attract new residents and businesses to the neighborhood.
 
On the residential side, MM Partners set up a blog called Brewerytown Living in May to highlight noteworthy happenings for residents throughout the neighborhood. This blog appears to still be thriving with four posts this month about Amazulu, a holiday pop-up shop, Mugshots Café and Coffeehouse, and a toy drive. Also, MM Partners made progress on constructing a new condominium complex at 28th and Thompson Sts., called North 28.
 
MM Partners and Brewerytown also had a decent year for business development along Girard Ave. A new Bottom Dollar food market at 31st and Girard is on its way to reality, with a groundbreaking planned for early March and an opening scheduled for next autumn. In addition, the developer negotiated to get a taqueria to agree to locate along Girard Ave., with an opening date in late winter or spring of the coming year.
 
In the midst of all this development, Brewerytown leaders kept an eye on sustainability. MM Partners quickly adopted Olin Studios’ and Interface Design’s internationally renowned Patch/Work ideas for sustainability. According to MM’s Aaron Smith, Brewerytown might be able to implement some of the bold solar energy and guerilla gardening ideas in as little as six to eight months. Also, Marathon Grill opened an urban farm at 27th and Master to provide food for their restaurants. 
 
Rebecca Johnson, the executive director of the Fairmount CDC, outlined further sustainability efforts in 2011, and beyond. She lauded businesses along Girard Ave. for taking part in a Philadelphia Industrial Development Corporation (PIDC) program providing rebates for energy-efficient buildings. She also highlighted some guerilla gardening, where residents or organizations turned abandoned lots into community gardens. She predicted guerilla gardening would remain a trend in 2012, and recommended anyone interested look up abandoned lots on the city Board of Revision of Taxes website.    

Sources: Aaron Smith, MM Partners and Rebecca Johnson, Fairmount CDC
Writer:  Andy Sharpe

Onion Flats is looking to capitalize on East Falls' proximity to the Schuylkill River Trail and Fairmount Park by redeveloping the former Rivage catering hall between Kelly Dr. and Ridge Ave. The Philadelphia Redevelopment Authority just gave Onion Flats the go-ahead to design a sustainable residential and retail complex called The Ridge. Given the property's accessibility and visibility by bike, bus, and car, there's considerable buzz surrounding this redevelopment in East Falls.

The Norris Square-based developer proposes a 5-story 128,440 sq. ft. development for The Ridge. According to Tim McDonald, president of Onion Flats, this will consist of 126 one- and two-bedroom apartments and 8,700 sq. ft. of retail space. McDonald gives some hints as to what kind of retail will be included by saying "ours will be small-scale retail, cafe, restaurant, etc." He adds that The Ridge has the potential to be a retail "gateway" into East Falls, and a complement to existing businesses on Ridge Ave.

Like their previous development in Fishtown and Northern Liberties, including Rag Flats, Jack Hammer, and Thin Flats, sustainability is going to be a distinguishing feature of The Ridge. McDonald hopes the East Falls development will "become Philadelphia's first Passive House Certified and Net-Zero-Energy mixed-use residential/retail community as well as the country's largest." In simpler language, this means all energy needed for water, HVAC, and lighting will be produced locally using solar energy. Onion Flats also aims to emit net zero carbon dioxide at The Ridge.

As it is proposed, The Ridge will also live and die off of a sense of community. In this vein, McDonald doesn't want to see any in-door hallways, but instead out-door passageways that facilitate interaction between neighbors. Also, the second level of The Ridge is modeled to include a community garden space, which will be visible on upper floors through public viewing spaces. For residents, this community garden will act as a doormat, as the second floor is proposed as the main residential entrance. 

The redevelopment of the Rivage by Onion Flats appears to have the initial blessing of East Falls community groups. Unlike previous controversial proposals involving the police department's Special Victims Unit and a high school for troubled youth, neighborhood groups seem to see The Ridge as a development meant to foster community and put an exclamation point on East Falls' propinquity to Fairmount Park. This is not to say that every element of McDonald's plan will meet with community approval, but in general local residents are excited about the redevelopment. 

The Redevelopment Authority's decision to choose Onion Flats for the Rivage property is just the start of an extended process that includes "community meetings, building permits, closing on financing," and other aspects, says McDonald. Should neighborhood groups offer an endorsement, McDonald expects groundbreaking to commence in early 2013. He expects to offer a final design in six months, including all the sustainability and community elements that have so far been proposed. 

Source: Tim McDonald, Onion Flats
Writer: Andy Sharpe

For decades, Southwest Philadelphia's Paschall Apartments, located at 72nd and Woodland, was not a fun place to be. The public housing was riddled with poverty, drugs, and violence. However, today is a different tale, as Paschall Apartments has been replaced with Paschall Village, a contemporary, community-conscious, and sustainable public housing neighborhood. The Philadelphia Housing Authority (PHA), city council president Anna Verna, and state representative Anthony Hardy Williams cut the ribbon on Paschall Village this past week.

PHA aims to prove that public housing should be fully integrated with its surrounding neighborhood, which Paschall Village exemplifies. Michael P. Kelly, the executive director of PHA, is not satisfied with merely enhanced housing. Instead, he wants to see "better and safer neighborhoods." At the ribbon cutting, this sense of community was about as palpable as the stiff breeze that blew through Paschall that day. In fact, Alphonso Evans Sr., the principal at the Southwest Leadership Academy charter school, spoke about how eager his school was to admit children from the new Paschall Village.

While the PHA prioritizes blending Paschall Village in with the surrounding community, they also hope to sprout a sense of community within. According to Kelly, the Authority made sure to include a 4,000-square foot community center, along with a computer lab. In all, Paschall Village is made up of 100 townhomes, which contain one, two, and three bedrooms and vary in size from 700 to 1,550 square feet. Twenty of the units are handicapped-accessible.

Just like the PHA's recently rebuilt Mantua Square, Paschall Village contains some striking sustainable features. Passersby immediately notice solar panels protruding from each townhouse. These panels help power the development's hot water and Energy Star appliances. Kelly says that the village also sports geothermal heating and cooling and rainwater recycling. PHA was able to include these green advancements through a state Department of Environmental Protection grant. 

Overall, Paschall Village cost $38 million to redevelop. Most of the money came from federal stimulus funds, while Kelly commends Wells Fargo for kicking in $15.5 million in private equity. PHA says construction of the village led to 102 full-time jobs.  It looks like a slew of people and families jumped at the chance to be a part of a community -- Paschall's waitlist has already closed.

Source: Michael Kelly, Philadelphia Housing Authority
Writer: Andy Sharpe

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

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

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

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

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

Sources: David Waxman and Aaron Smith, MM Partners
Writer: Andy Sharpe

Have you ever been strolling one of Center City's five squares on a frigid winter's day or a sweltering summer's day and suddenly had an urge for air conditioning or heat? If so, the group in charge of Franklin Square may have heard you. Historic Philadelphia Incorporated (HPI), which maintains Franklin Square, just broke ground on a pavilion that will provide protection from the elements and offer heat and air conditioning. The pavilion could be open as soon as New Year's Eve, depending on -- what else -- the weather. 

Cari Feiler Bender, who has been responsible for communications for Franklin Square since 2004, says the pavilion will be relatively small at 36 ft. by 36 ft. It will serve a variety of purposes, many of which are connected to it being indoors. First of all, the building will serve as a respite from extreme temperatures, rain, snow, and sleet. It will also act as "a flexible event space," says Bender. This could include presentations from historical re-enactors dressed as Ben Franklin or Betsy Ross as part of "Once Upon a Nation." HPI will provide audio and light hook-up, along with tables and chairs. 

The pavilion will also likely be available for birthday parties, wedding receptions, and other fetes. Bender elaborates by saying Stephen Starr would be a likely candidate to cater events in the pavilion. Starr has run SquareBurger in the park since 2009, which is the only permanent eating establishment inside any of the city's original five squares. Recognizing that not every birthday or wedding will be celebrated on a sunny 70-degree day, Bender emphasizes that this pavilion will accommodate year-round occasions. 

The construction of the pavilion will entail minimal disruption to the square's flora. Bender says there are a few large trees in the vicinity of the building site. "None of them will be removed or altered," says Bender. She reminds people that, while HPI takes care of Franklin Square, the city's Department of Parks and Recreation owns Franklin Square. The last thing Parks and Recreation would want to do is hew any trees. 

This pavilion will likely serve to further set Franklin Square apart from its peer parks in Philadelphia. In addition to SquareBurger, it already lays claim to a carousel, miniature golf course, and a memorial to deceased police officers and firefighters. All this for a square that many thought was left for dead just a decade ago.

Source: Cari Feiler Bender
Writer: Andy Sharpe

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

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

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

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

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

Source: Luther Diggs, SEPTA
Writer: Andy Sharpe 

Right behind Neumann-Goretti High School in South Philadelphia sits a building that looks decidedly out-of-place in the neighborhood. This building is a warehouse whose exterior is dressed head to toe in mosaic tiles. This building could only belong to one man; the noted local mosaic artist Isaiah Zagar. Yet, the 10,000-square foot warehouse is a work in progress, as Zagar hopes to create an indoor version of the Philadelphia Magic Gardens, an artistic hub draws tourists and events alike to South St.

The warehouse, located at 10th and Watkins Sts., consists of two floors that provide ample space for Zagar to showcase visual and performing arts. Zagar says he is looking to weave a “sculptural labyrinth" on the first floor, which he aspires to be “completely embellished” by mosaic. This would be distinctly similar to Zagar’s most talked about installation, the Philadelphia Magic Gardens. On the second floor, Zagar hopes to create a theater space. This would engage guests in a performing arts experience in addition to the first floor visual arts experience.

The greatest hurdle for Zagar to overcome is a lack of money. One of the primary reasons why he decided to create a second space is to extend the audience served and physical space of the existing Magic Gardens, which he says has had greatly increased attendance within the past few years. Foundations such as the National Endowment for the Arts supplemented the creation of the Magic Gardens, but grant funds for artists are becoming more scarce and more competitive.

Thus, it should come as little surprise that he’s having some trouble finding money to work on the warehouse. The biggest fiscal need he currently sees is the purchase of heating and air conditioning for the theater he dreams of building.

Zagar estimates that it will be three years before he completely finishes his work on the warehouse. At that time, “I hope it becomes an annex of the garden,” says the artist. Zagar also hopes his new installation lifts the Philadelphia art scene higher on its pedestal, as he tires of seeing New York City dominate the art chatter. Zagar says, “Philly was my history.”

If you have any questions about the Watkins Street warehouse, Zagar will be on hand to answer at the Magic Gardens on Dec. 4, from 1-4 p.m.

Source: Isaiah Zagar, Philadelphia Magic Gardens
Author: Andy Sharpe

After going on the market just four months ago, The Commonwealth luxury apartments at 12th and Chestnut Streets are rapidly being leased. In fact, three quarters of the apartments have now been signed for. This is despite its location on a stretch of Chestnut St that is known for abandoned storefronts, discount retail, and a constant feeling of being in the shadow of Walnut Street. Just a couple of weeks ago, a building smoldered at 12th and Chestnut.

Undeterred, SSH Realty is proud of what's been done with the old Commonwealth Title and Trust Building, which was built at the intersection of 12th St. in 1902. Carol Sano, the Senior Vice President of SSH's residential division, is in charge of the leasing push at the Commonwealth. She says the age of the building is a great thing for residents, since the "physical construction lends to what people call a quiet building." Sano says the building retains its old marble structure, which is useful to dull noise in an area that hears the din of ambulances heading to Jefferson Hospital.

One walk inside an apartment, and it's clear that luxury is not dead on Chestnut St. Apartments feature granite countertops, stainless steel appliances, capacious rooms, double paned windows, and hardwood floors. The lobby has an art deco theme, and denizens can use a state-of-the-art fitness facility. For the peace-of-mind of residents, there is a security guard stationed in the lobby 24 hours a day.

The Commonwealth is 15 stories tall, and features apartments that range in size from 524 to 1,065 feet. There are a mixture of one and two-bedroom and one and two-bathroom apartments. Despite what some people think about Chestnut St., Sano points to convenience and location as the Commonwealth's two greatest attributes. She boasts that the apartments are in close walking distance to Jefferson Hospital, universities, and SEPTA's Market East Station. In addition, Sano points to the Avenue of the Arts, bistros, and "funky boutiques" as also being within convenient ambling distance.

While the luxurious features and convenient location of The Commonwealth are two perks, Sano says the community within is what makes it such a nice place to live. Residents hail from across the country and throughout the world, and consist of medical students at Jefferson and young professionals who work in nearby office buildings. A recent trip to The Commonwealth found a nice camaraderie between residents, their dogs, building security, and management.

Source: Carol Sano, SSH Realty
Writer: Andy Sharpe

University City District and other groups unveiled a new public space outside of one of Philadelphia's busiest hubs, called the Porch at 30th St. Station, last week. It was quite a festive unveiling, featuring jugglers, humongous puppets from the Spiral Q Puppet Theater, acrobats, cake, and plenty of speakers representing community groups, city government, and business. The Porch is a 40-foot swath of sidewalk between the station and Market St. with tables, chairs, new vegetation, and the potential for so much more.

Prema Gupta, the Director of Planning and Development at the University City District (UCD), is excited about the possibilities that the Porch provides. She emphasizes that the area is currently in a testing phase, which is why it can look a tad barren. However, Gupta envisions farmers markets, performances, and even yoga on the Porch. While the winter might be a slow time for the new public space, there are a series of spring performances scheduled.

For anyone who has spent even a little bit of time around 30th St. Station, it is a supremely frenetic environment. UCD’s Executive Director, Matt Bergheiser, says that 1,800 pedestrians on average stroll along the sidewalk every hour on weekdays. In addition, the streets surrounding the station see seemingly ceaseless congestion from cars, trucks, and buses. Gupta sums up UCD’s goal in the face of all this activity, which is to "bring a sense of human scale to this space."

The District also hopes to narrow the gap between University and Center City. In a similar vein to the recently opened Penn Park, Bergheiser confirms that the Porch is "part of the connective tissue of the city." This means that Amtrak riders who cross the Schuylkill River between University and Center Cities now have a place to take a break, munch on lunch, be wowed by a performance, or maybe even partake in some outdoor yoga. As well, Center City residents, Penn and Drexel students, or anyone else walking between downtown and Left of Center can take advantage of the new public space.

The name of the public space was the result of a contest that saw over 500 entries. In addition to having their name grace the second busiest train station in the nation, the winner of the contest also won a $500 Amtrak gift certificate. The University City District also hopes to crowdsource future decisions about the park, including the type of performances. While the next few months might be relatively quiet for the city’s newest Porch, expect some new fun ways to relax come spring.

Sources: Matt Bergheiser and Prema Gupta, University City District
Writer: Andy Sharpe

Philadelphia’s Mayor’s Office of Transportation and Utilities (MOTU) and SEPTA have completed a six-month pilot of skip-stop service on the Route 47 bus between South Philadelphia and Center City. They were hoping to speed buses up by having them stop for passengers every other block, instead of stopping at every block. However, supporters did not see the time savings they were hoping for, and in fact found some buses ran more slowly. As a result, they have re-established the bus stops that were taken away. 

Six months ago, the city and SEPTA were dreaming about allowing the Route 47 bus to run seven or more minutes faster, which would enable a bus to make an extra run. Fast forward to the pilot, and the reality was a bus that ran almost two minutes quicker at the most, according to Ariel Ben-Amos, a planner in the MOTU. This was on the northbound side, which saw more time savings than the southbound side. Unexpectedly, southbound service was 1 minute, 12 seconds slower during the afternoon rush hour with the skip-stop service, says Ben-Amos. At other times of the day, the removal of stops only sped the southbound bus up by about a minute.

The Office of Transportation and Utilities has a few explanations for why the service alteration didn't work as well as expected. The Route 47 traverses a "very dense neighborhood with lots of blocks we have to stop at because of stop signs," recognizes Ben-Amos. The planner also blames seemingly omnipresent utility work, which delayed the route by forcing buses to detour. Ben-Amos elaborates by saying there was a detour along the route at some time about every other day.

Another factor to the reversal on the Route 47 pilot was changing rider and community group reactions. Ben-Amos says that some riders noticed a faster trip on their bus, but others did not. This dampened rider support for the pilot. At the beginning of the pilot, there was weighty support from community groups along the bus route. However, at least one civic association expressed skepticism about the removal of a few stops later during the pilot.

Stop consolidation was a major part of the city and SEPTA’s test, but it wasn’'t the only change in service. They also decided to depart buses every six minutes from their terminus at Oregon Ave.'s Whitman Plaza, regardless of what time it was. This change is also being done away with. However, other elements of the pilot are being retained, such as the change in trash collection times to avoid delaying buses during rush hour, backdoor loading at 8th and Market Sts. during the afternoon rush period, and the moving of the 8th and Walnut Sts. stop to the far side of the intersection. 

Another component that will be retained is the newfound cooperation between the city and SEPTA. For decades, it looked like city transportation officials and SEPTA couldn’t get on the same page. Ben-Amos says he’s especially happy that this has changed. This cooperation will again be on display as the city and the Authority work on traffic signal priority for select bus and trolley routes.

Source: Ariel Ben-Amos, Mayor's Office of Transportation and Utilities
Writer: Andy Sharpe

Since 2004, the Camden Technology Center has been a community center of sorts, situated on the campus of Camden County College and flanked by Rutgers University and Rowan University's Camden campuses.

That anchor was solidified last Thursday with the opening of the new Barnes and Noble University District Bookstore and Starbucks Cafe, the first bookstore of its kind in the nation to serve three institutions of higher education.

"There are many people and organizations that love Camden and continue to invest their time and money into projects that will turn the city around," says Camden County College President Raymond Yannuzzi via email.

The project was an investment of $570,000, including $350,000 from Barnes and Noble. It came to be when the contract with Camden County College's prior bookstore service provider expired in February. The school requested proposals from national bookstore operators and Barnes and Noble won out, renovating the existing 13,500-square-foot space that now features a 51-seat Starbucks Cafe. The current contract with Barnes and Noble runs through 2015.

Barnes and Noble has a track record of this sort of thing in the Northeast. In 2006 it opened its first joint bookstore in downtown Wilkes-Barre, Pa., serving King's College and Wilkes University.

Yannuzzi says the first few days have been a success sales wise, "doing well above expectations with customer counts increasing daily." The bookstore fronts busy Cooper Street and is in a building that has a seven-floor public parking garage.

"The foot traffic not only includes students of the three institutions, but also local business people, community neighbors and government officials who now have a casual, comfortable place to meet and conduct business," says Yannuzzi.

Source: Raymond Yannuzzi, Camden County College
Writer: Joe Petrucci

Many Philadelphians would say that University City is one of the hottest sections of the city for development. In fact, it seems like both the University of Pennsylvania and Drexel University have grand plans to further development in their pockets of the city. With this in mind, Penn Praxis, the University City District, and Sustainable Communities Initiative- West have teamed up with other community, university, and business interests to form the Friends of 40th St. The Friends held their final public meeting last week to brainstorm ways to enhance the 40th St. corridor between Baltimore and Lancaster Aves.

Harris Steinberg, the executive director of the University of Pennsylvania’s Penn Praxis did much of the talking at the public input meeting. Steinberg makes it clear that transportation is one of the biggest slices of the Friends goals. This includes “thinking of our transit portals as important markers,” says Steinberg. 40th St. is an important transit stretch, as it includes the Southwest Philadelphia trolley portal at Baltimore Ave., the 40th St. Market-Frankford Line Station at Market St, and connections with heavily-traveled cross-town bus routes.

One transit issue that stuck a nerve with the crowd was making the station at 40th and Market Sts. handicapped accessible. Even though neighboring El stations have elevators, 40th St. Station does not, despite being feet away from senior housing. Steinberg confirmed that “universal accessibility for all users” is a big area of study for the Friends.

Yet, some members of the audience didn’t feel like the Friends were pushing hard enough for elevators, as question after question emerged about the accessibility of the station. Finally, a representative of Councilwoman Jannie Blackwell’s office spoke up and promised the councilwoman would convene a meeting between SEPTA and neighbors about constructing elevators at 40th St Station.

It’s important to note that transportation isn’t the only aspect the Friends of 40th St. are concentrating on. Steinberg showed a picture of the pocket park around 17th and Chestnut Sts. as an example of how parks could make the street a more appealing corridor. Two other elements that are being examined are preservation/development and density. Specifically, the Friends are researching whether 40th St. can support greater density to create a more vibrant urban environment.

The idea of greater density made some in the audience uncomfortable. Long-time residents griped about a lack of parking and other quality-of-life issues caused by an increase in student population. They also raised their hands to complain about what they saw as local institutions having too much control over development. Steinberg, poised as ever, responds “as new development happens, quality of the built environment would improve the quality of your life.” That sums up what the Friends of 40th St. are trying to do, which is improve the quality of life of everyone who lives, works, shops, or attends classes along the 40th St. corridor.           

Source: Harris Steinberg, PennPraxis
Writer: Andy Sharpe