In urban real estate, the appearance of coffee shops, pet stores and gourmet food shops often indicates change. So, when the
Philadelphia Redevelopment Authority (PRA) sought proposals for a vacant block near
trendifying Fairmount Avenue in the Francisville neighborhood (an area east of Fairmount and north of Spring Garden), a pair of developers was quick to spot opportunity.
But not just any project would do. PRA wanted the block to be developed sustainably and affordably, attracting varying income levels and allowing moderate-income residents to buy into their own neighborhood. In short, they wanted the winning proposal to mitigate some of the displacement and price spikes that often accompany gentrification.
The project is innovative on many fronts. It incorporates contemporary design, sustainable features, high-tech art and a sophisticated urban sensibility; the 31 residences are also priced to promote economic diversity.
"Folsom Powerhouse embodies the Redevelopment Authority's commitment to thriving, mixed-income neighborhoods," says the PRA's Brian Abernathy.
"We were intent on finding a solution that did not require government subsidies," explains Weiss. But the pair was also intent on delivering quality housing to a target market of moderate-to-middle-income first-time homebuyers, likely young, urban professionals in their late-20s to early-40s who appreciate good design and green living.
The 17 condominium units at Folsom Powerhouse start at $285,000; the four townhomes start at $415,000. (The project also includes 10 rentals, whose prices are yet to be determined, and a corner store.)
Designed by Brian Phillips of
Interface Studio Architects with landscape design by
Studio Bryan Hanes, the project includes a "super stoop," drawing inspiration from both the time-honored Philadelphia tradition of stoop sitting and urban theorist Jane Jacobs' "eyes on the street" concept by providing ample, multi-level space for socializing among neighbors.
The exteriors, which feature recycled brick, reclaimed wood and recycled metal, are also enhanced by "PolyVine" artwork from
Jenny Sabin, an experimental artist based in Philadelphia. Francisville was once home to vineyards and Sabin's recalls the foliated patterns of local vines. Sabin describes her contribution as "playful ornamentation that integrates seamlessly with the streetscape and residential building units"; her work includes elements that change over time.
"Ecological urbanism" -- a term used by the developers -- is also a lynchpin for Folsom Powerhouse. Stormwater that would ordinarily go into the city's overtaxed sewer system is instead managed via curbside rain gardens, green roofs, rear yards with pervious paving and ample tree pits. Super insulation in walls and roofs and triple-pane windows will cut energy requirements by at least half; solar arrays will generate 20 percent of the complex's electricity.
These high-efficiency features will translate to reduced utility bills and contribute to the homes' affordability, notes Weiss. So does the easy access to transit and bike lanes.
The developers are also offering an extensive menu of upgraded finishes. "Not as a profit center," explains Ludeman, "but as a way to let people get a semi-custom house on a spec house budget."
Weiss and Ludeman broke ground at Folsom Powerhouse in late October and expect the project to be complete within 18 months.
"Our proposal adapted Folsom [Street's] fabric and the city's best practices in urban planning," says Ludeman "The Powerhouse name is indicative of our commitment to extreme energy efficiency, giving residents the power to live with community and environmental consciousness in mind."