South Philadelphia : Development News

Not long ago, the intersection of South 17th and Carpenter Streets in Graduate Hospital was home to a trio of underused vacant lots. All three were owned by the Philadelphia Redevelopment Authority (PRA) -- it had been attempting to unload the land for a decade.      

Now that intersection is beginning to transform in a major way.
 
The sustainably-designed mixed-use project known as Carpenter Square will soon rise there. And due partly to the interest generated by that project, PRA recently released an RFP for the still-empty lot on the opposite side of 17th Street.  
 
Meanwhile, according to the South of South Neighborhood Association's (SOSNA) Andrew Dalzell, that organization is "just waiting on the weather to get good" before moving forward with its plans for Carpenter Green, a small corner park slated for the intersection's northwest corner.
 
After signing a lease with the PRA and surveying neighbors to discover which amenities would be most in demand at the parklet (trash cans, lighting, trees and seating were all popular), SOSNA now has to settle on one of three possible designs before raising funds for Carpenter Green's construction.
 
Also coming soon to the immediate area: A new vision for the playground at the Edwin M. Stanton School, which sits just two blocks north of the intersection.
 
"2014 could be a very bright year for 17th and Carpenter," says Dalzell after running down the details behind Carpenter Square, Carpenter Green, the E.M. Stanton School playground, and the potential for new construction on the remaining lot. "With just those four things, suddenly that's pretty transformative for this two-block area." 

Writer: Dan Eldridge
Source: Andrew Dalzell, SOSNA

The Southwest Philadelphia neighborhood of Point Breeze has been experiencing a frenzied pace of development over the past few years, with much of it arriving in the form of new construction units and rehabs from local developer Ori Feibush and his OCF Realty firm.
 
No stranger to community organization turf wars, the area has long been served by the South Philadelphia HOMES Inc.; Feibush launched his own organization, the Point Breeze CDC, in late 2013.

According to the CDC's executive director, Barbara Kelley, "[A lot of] what we're doing right now is supplementing the other agencies' services, and giving referrals to different agencies, like Diversified and Legal Aid."
 
The CDC is also working closing with the Point Breeze Avenue Business Association. And at some point "very soon," the office will install a sign featuring its new logo, which was designed by a neighborhood art student after a recent logo design contest.
 
Along with a few neighborhood music producers and area children, Kelley is also helping to develop an official Point Breeze song. The lyrics, she says, will consist of residents' thoughts and impressions about the neighborhood.

In other Point Breeze development news, OCF Realty recently broke ground on a 22 single-family home project on the 1300 block of Chadwick Street designed by YCH Architect LLC. OCF plans to donate $1,000 to Neighbors Investing in Childs Elementary (NICE) for each unit sold by an OCF Realtor.
 
"What we're noticing is that people leave the city after they have kids, and they come back when they're empty-nesters," says OCF's Alexandra Calukovic. Feibush's idea, she says, involves "donating to make a real impact in the community, instead of just donating to donate. And his thought process was that starts with schools."

Writer: Dan Eldridge
Source: Barbara Kelley, Point Breeze CDC; Alexandra Calukovic, OCF Realty
 

Thanks to a newly-inked contract between the Washington Avenue Property Owners Association (WAPOA) and the rehabilitative group known as Ready, Willing & Able (RWA), the mile-long western half of South Philly's Washington Avenue is about to become significantly tidier. (For more on the fate of Washington Avenue West, check out this week's lead feature.)

Along with career development and educational resources, RWA offers paid transitional work to formerly homeless and incarcerated men. That work often comes in the form of park maintenance and street cleaning. For the next 12 months, the "men in blue" (they wear distinctive blue uniforms) will transform the neighborhood's most economically crucial corridor into a much more inviting space.  

"We've know anecdotally for a long time that Washington Avenue is the dirtiest part of this neighborhood," says Andrew Dalzell of the South of South Neighborhood Organization (SOSNA). The group has even utilized something called a "litter index" to quantify the street's trash problem. The conclusion? Not good. But thanks to financial donations from WAPOA, SOSNA, PIDC, Councilman Kenyatta Johnson's office and others, the street is getting $10,000 worth of sprucing up. (The year-long contract began on Feb. 6).            

The RWA contract is especially big news for business owners and developers with a stake in the avenue's future. Various beautification efforts along the street's length have been just one of many initiatives instituted by local community organizations as they've attempted to woo development dollars and investment to the area. 

"I think the goal is [that once] we make this successful on Washington Avenue, Point Breeze Avenue takes note; Oregon Avenue takes note; Snyder Avenue takes note; South Broad takes note," says Dalzell. "The Avenue of the Arts should be hiring these guys, in my view." 

Writer: Dan Eldridge
Source: Andrew Dalzell, South of South Neighborhood Organization (SOSNA)

If you walk the length of East Passyunk Avenue in South Philly -- and end up at the convergence of the Avenue, South Broad and McKean -- you'll see a nondescript slab of concrete that extends outward from the United Savings Bank building. The triangle points westward across Broad, as if directing pedestrians to the Philly Pretzel Factory across the street.

That will soon change. An exciting development is in the offing for that small stretch of concrete -- currently dubbed the East Passyunk Gateway project. Last week, in a small conference room at the old St. Agnes Continuing Care Center on South Broad, Sam Sherman, executive director of the Passyunk Avenue Revitalization Corporation (PARC), publicly unveiled the plans, which include a small splash fountain; concrete bench seating and chess-playing tables; various architectural lighting elements; shade trees and street-level planters; and a permanent sound system to accommodate events. The transformation will be possible thanks to a $495,000 grant from the William Penn Foundation. 

And those are just a small handful of the plaza's intended perks. There are also plans for a small, trellis-roofed area that the plaza's designer, landscape architect Bryan Hanes, refers to as "an iconic piece of furniture where events could happen," and where food carts or other vendors could set up shop. There is also talk of a bike-sharing station -- potentially the city's first.

The goal is to break ground on the plaza sometime this May or June. With the project's build-out estimated at six months, there's a possibility that the East Passyunk Gateway could be open for business as early as this fall. 

Writer: Dan Eldridge
Source: Sam Sherman, Passyunk Avenue Revitalization Corporation (PARC) 

Nostalgia opened its doors on October 19, right off South Street at the former site of Passional in Queen Village. The boutique could be easily mistaken as just another high-end consignment shop, but owners Rafael Rosado, Arielle Salkowitz and Danielle DiRosa position Nostalgia as an dynamic retail experience.

"Our idea was to bring back classic Americana style and mix it with quality accessories," says Salkowitz. "We wanted to create a lifestyle store that brings back positive memories."

The trio cultivates Nostalgia's brand through a combination of vintage items and contemporary American-made clothing. Salkowitz's own line of 1950s-inspired rockabilly gear, Earl Salko, is sold along with infinity scarves by DiRosa and original pieces from other local designers. Rosado's curated vintage collection includes a 1960s-era elementary school desk and a large selection of vintage eyewear.

Although Nostalgia's vintage wares are most prominently displayed in its display window, Earl Salko is the store's X-factor. Salkowitz created the line after graduating from Philadelphia University in 2011. Her inspiration for the collection was 1940s motorcycle clothing. The line includes pants, jackets and dresses riffing on 1950s circle skirt dresses (a perfect match for those denim jackets). 

Salkowitz sews much of Earl Salko's collection by hand; the denim items are manufactured at a factory in Kensington. Until Nostalgia opened in October, she primarily sold items through Etsy and at local markets, including last summer's Brooklyn Flea at the Piazza. 

As Rosado assisted Salkowitz at vending opportunities over the last two years, he began building his vintage collection. All the pieces gelled in September when DiRosa spotted the vacancy left by Passional. 

"The store is in a great location, so we knew it was a great opportunity," says Salkowitz. "The area gets a lot of foot traffic and you can see the storefront when you round the corner from 3rd street onto Bainbridge. We all wanted to stay in South Philly, and Queen Village is a great area." 

The team signed the lease in late September, and managed to open Nostalgia in three weeks. The store's design complements the inventory: the shelving, clothing racks and furniture are all repurposed, including a large showcase made from an antique gun display Rosado found on Craigslist.

Nostalgia, 704 S. 5^th St., Philadelphia

Writer: Nicole Woods
Source: Arielle Salkowitz, Nostalgia

If you were to make a list of the public infrastructure projects Philadelphians most wish for this holiday season, it might include the Reading Viaduct, completion of Schuylkill Banks (at least that one is on the way), token-less SEPTA travel and a buffered north-south bike lane running from deep South Philly up past Girard (OK, that one’s from my personal list). Oh, and don’t forget the extension of the Broad Street line to the Navy Yard, a project that would liberate a growing fleet of workers from their cars and ignite residential development in the waterfront city-within-a-city. 

Well, Senator Bob Casey certainly agrees with the last one. He recently sent a letter to the Federal Transit Administration, urging them to discuss the project with SEPTA, the Philadelphia Industrial Development Corp. (PIDC) and local labor organizations.

A 2007 feasibility study completed by PIDC and the Delaware Valley Regional Planning Commission estimated the cost of a subway extension at $370 million; the project would attract 8,000 more regular riders. That price tag might sound high, but the Navy Yard is already a hotbed of job growth and innovation — imagine if companies no longer had to contend with shuttles (or the long walk from the final stop, under I-95, to the Navy Yard).

Mostly, this is newsworthy because it’s good news — it’s a public official wanting to fund a large-scale transportation project. It’s a moment of musing about the future, and imagining a financial picture for the city that involves surplus funds for infrastructure additions (not just repairs).

Writer: Lee Stabert
Source: Philadelphia Daily News

After shuttering dozens of local schools this fall, the Philadelphia School District has placed many of those buildings up for sale. Following months of speculation (including some by Flying Kite), the search for buyers is on. Quite a few have serious residential development potential and some are in up-and-coming neighborhoods such as East Passyunk Crossing and University City.

The media has been abuzz with gossip on the potential sales: Passyunk Post reported on the buildings in its purview, including Bok, Vare and Smith. City records put Bok's market value at $17.8 million dollars.

Bok Technical, an imposing art deco monster, is 338,000 square feet over eight floors on a 2.2-acre site. The information provided notes its proximity to Passyunk Avenue and the Snyder Avenue subway stop (about half a mile each). "Surrounding the Avenue is a surging residential and development market." True.

The New York Times also covered the school properties, confirming our information that Drexel is eyeing University City High School. Turns out they are not the only local college getting into the vacant school game"

But Drexel University has said it wants to buy University City High School for an undisclosed price, and restore it as a public school. Temple University has expressed an interest in the former William Penn High School, close to its Temple campus on the north side of central Philadelphia. Buyers interested in the eight properties undergoing an expedited sale have until Dec. 17 to respond to a request for qualification, the district said. For the other properties, buyers must submit an expression of interest by that date.

As disruptive as the school closings were for neighborhoods, it is a good sign that the city is moving forward with putting the buildings up for sale. In the end, a vacant behemoth is far worse for communities than a large redevelopment project.

Writer: Lee Stabert
Source: Passyunk Post; The New York Times 

Washington Avenue, long a snarl of trucks, pedestrians, vendors and cars heading to I-95, is getting a makeover. The Philadelphia City Planning Commission (PCPC) is halfway through a study of the bustling corridor and plan to reveal a new roadway configuration after the new year. 

In late October, PCPC held their first public meeting to discuss the plan. 

"We had great turnout at the meeting," says PCPC South Philadelphia and transportation planner Jeannette Brugger. "People are very passionate about what happens on Washington Avenue -- it's a very complicated project because there's so much going on on the avenue."

People reserved their strongest input for the section around the Italian Market. It's a stretch of Washington with high foot traffic, and also an area where the bike lane briefly stops (before reappearing at 7th Street). One bicyclist or pedestrian is injured every three weeks due to a crash. Making the bike lane continuous is definitely going to happen, but there are multiple options for how to integrate loading, parking and traffic (you can view all the possibilities here).

"You can't fit everything in," explains Brugger. "If you fit a buffered bike lane in, you might not be able to fit the parking and loading that's needed for the success of the businesses. And that's something we definitely want to promote as well. Another thing I was surprised about, in a good way, was that a lot of folks said the street should be made safer for pedestrians, and that the road should narrowed. Safety is one of our goals in the study."

With all the exciting developments on the waterfront -- including Washington Avenue Green (formerly Pier 53) -- the eastern stretch of Washington should see more foot and bike traffic in the coming years. Though PCPC has to work within the current curb lines, there are still options for making the streetscape more inviting for those visitors. Following a second public meeting, the plans should move forward quickly.

"The goal is to put together striping plans for the Streets Department in the next year-or-two," says Brugger. "Enforcement is what's going to make this new roadway configuration actually work. That's up to Licenses & Inspections, the Parking Authority, the Police Department, the council offices. We can put new alignments down, but if business happens as usual, it won't be as successful as it should be."

Writer: Lee Stabert
Source: Jeannette Brugger, Philadelphia City Planning Commission

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

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

Philadelphia's vacant land has been one of the most debated public policy issues of recent years. And for good reason -- the city is losing millions every year in maintenance costs, delinquint taxes and decreased adjacent property values. The problem is so big that the Reclaiming Vacant Properties Conference is in town through September 11, shedding some light on the conundrum and examining innovative solutions.  
 
Put together by the Center for Community Progress, the conference is drawing upwards of 800 public and private sector experts in land banking, tax foreclosure, code enforcement and urban planning from around the country.
 
"Over the past two years, Philadelphia has taken several strategic and significant steps toward addressing its long-standing vacant property issues," explained John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority and co-chair of the conference local planning committee in a press release. "The Reclaiming Vacant Properties Conference is our opportunity to share our successes with other cities while also learning from their achievements."
 
One of the most important steps for Philadelphia is creating a city-wide land bank. It will allow the city to clear liens and other claims, and acquire group parcels in a strategic manner in an effort to facilitate development opportunities.

"Mayor Nutter and Council are committed to adding a land bank to the tools for addressing our vacant property system," said Rick Sauer, executive director of the Philadelphia Association of Community Development Corporations, in a press release. "The many Philadelphia advocates who support a land bank are excited to exchange ideas and strategies with their colleagues from across the country to make that goal a reality."
 
The conference will feature 50 sessions on topics such as land banking, tax foreclosure, brownfields, code enforcement, market-smart revitalization, data and technology innovations, green infrastructure and green reuse strategies.
 
Source:  John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority; Rick Sauer, Executive Director of the Philadelphia Association of Community Development Corporations
Writer: Greg Meckstroth

When walking by a vacant lot, it's easy to see only an eyesore. With her latest site-based sculpture, The House That Was Here, local artist Maria Möller hopes to shift that perception, reminding us that there's more to vacant land than stories of neglect.

Thanks to a grant from the Philadelphia Redevelopment Authority's new Fund for Art and Civic Engagement (FACE), Möller -- along with neighborhood youth and community members -- created a piece at 2025 Federal Street that evokes the history of the house that once stood there. Point Breeze is a part of town with its fair share of vacancy that is now experiencing an intense wave of gentrification.

Multiple sculptural recreations of the former home stand in the narrow lot. Four of them tell the house's story from 1877 through the 1960s when it burned to the ground. The four pieces incorporate original source material, neighborhood memories and a little bit of historical fiction to tell the space's history.

The fifth house has been created using three open houses -- the public was invited to share their own thoughts, memories of life in Point Breeze, and their hopes for the future of the neighborhood -- adding the community's voice to Möller's exploration of neighborhood change.
 
The exhibit runs through the end of August. If you can’t make it, check out thehousethatwashere.tumblr.com for photos and additional information. 

Source:  Maria Möller, local artist
Writer: Greg Meckstroth

It was 2008 the last time The Merchants Fund partnered with the Department of Commerce to offer ReStore Retail Incentive Grants for upgrading or establishing retail along neighborhood commercial corridors. West Philly's Mariposa Food Co-Op was one of the lucky recipients, successfully utilizing the funds to fill financial gaps and make the project a reality. Since opening, the Baltimore Avenue grocery has quintupled in size, created 30 jobs, remediated a food desert and helped stabilize a commercial corridor. That same level of success is what The Merchants Fund is after with their next round of grants; a Request for Proposals opens August 14.

According to Patricia Blakeley with The Merchants Fund, this year's round of grants is "more of the same" -- applicants must have at least two primary partners: a community non-profit and a future or current retail business owner or arts organization (for-profit or non-profit). Grants of up to $50,000 are available.

"We're looking for shovel-ready projects," explains Blakeley. "We want to sweeten the pot so projects can be completed by summer 2014."

To accomplish that, the ReStore Grants are being offered in tandem with a new program called InStore, a Department of Commerce and Office of Arts, Culture, and the Creative Economy forgivable loan program designed to help businesses with interior improvements. The retail locations must serve a low-to-moderate income population to qualify for the $15,000 to $50,000 grants.

In total, the two programs are offering $800,000 to help establish high-quality retail, encourage business attraction and aid commercial expansion in Philly neighborhoods. While some recipients could potentially benefit from more than one grant, Blakeley says the money will be divided up in a fair and strategic way.

"We haven't figured out the details of who will fund what, but we want to reach all corners of the city," she explains.

A briefing about the two programs will be held on at 10:30 a.m. Wednesday, August 14 at 1515 Arch Street, 18th Floor, City Planning Room (18-029). 

Source:  Patricia Blakeley, The Merchants Fund
Writer: Greg Meckstroth

There's good news for those clamoring for more corner commercial spaces in Graduate Hospital -- Ready to Hand: Saori Philadelphia is set to open at 22nd and Fitzwater along the neighborhood's burgeoning commercial corridor. Local artist and textile expert Leslie Sudock is behind the new venture, which she envisions as a community textile studio. Eventually, the storefront space will be open five days a week for people who want to make art.
 
"I've been looking for almost eight years to open something like this," says Sudock. "There really isn't much in Philly right now quite like it."
 
Initially, the studio will hold five to six classes per week for all ages -- toddlers to kids to adults. Programs and classes will also cater to the local homeless population. Sudock is known locally for her homeless advocacy. Her past venture, Arts Street Textile Studio: Handmade with the Homeless (ASTS), was a South Street storefront that taught the homeless and those transitioning from homelessness to weave, knit, sew, crochet and quilt wearable and useable art.

With that storefront now closed, Sudock is looking to bring its energy and ideas to the new space. And, as the name suggests, she plans to offer Saori, a practice of free-form hand weaving not currently taught in the area.
 
"I really believe in Saori," says Sudock. "It is amazingly therapeutic."
 
When Saori and other classes aren’t in session, Sudock plans to display and sell the art created in the studio. She will be open monthly during First Friday.

The sustainability-minded firm Greensaw Design is currently completing interior work. A grand opening is planned for late September.  

Source:  Leslie Sudock, Ready to Hand: Saori Philadelphia
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