Northern Liberties : Development News

The Pennsylvania Convention Center Annex was filled with the redolent scents of artisanal cheese, creamy gelato, freshly-baked bread and biscotti, and premium steeped tea last Sunday. These scents formed the aromatic calling card for the Philly Farm and Food Fest, which was co-organized by Fair Food and the Pennsylvania Association for Sustainable Agriculture (PASA). One of the highlights of the convention was a panel discussion on the Green Space Alliance’s recent study “Transforming open space to sustainable farm enterprises.”

The panel discussion started with an outline of Green Space Alliance’s (GSA’s) findings, which include recommendations on public outreach, zoning and planning, and urban areas. One of the chief findings is that GSA should extend an arm to local governments, land trusts, and conservancies to generate knowledge about sustainable farming. Under zoning, the study concludes that specific ordinance definitions should be drafted, says Justin Keller, an architect with Simone Collins Landscape Architecture, which prepared the study for GSA. 

Finally, the study advises that incentives be created for urban farms that bolster stormwater management through the elimination of impervious surfaces. It specifically pinpoints urban farms as sources of sorely-needed nourishment in food deserts and job creators in neighborhoods with rampant unemployment. GSA found that the city of Philadelphia has nearly 2,500 acres that can be used for farming, which could yield a crop value between $6.4 and $10.8 million, says Peter Simone, also an architect with Simone Collins.

After Simone Collins presented the study, three panelists offered conference-goers some feedback. Nic Esposito, who farms at East Kensington’s Emerald St. Urban Farm, is interested in the study’s examination of municipal land, as his farm is owned by three different city agencies. While the study looks at both CSAs and farms that donate food, Esposito makes sure to mention that Emerald St. donates all the food it generates from chickens and bees. He also adds that Councilwoman Sanchez and Councilman Green’s land bank resolution in City Council would be an asset for urban farming on vacant land.

Another panelist was Joan Blaustein, chair of the Philadelphia Food Policy Council and a director in the city’s department of Parks and Recreation. Blaustein, who grows food in her own backyard garden, emphasizes the practical nature of urban gardening. Urban gardens “should satisfy the social needs of people in the city,” says Blaustein. She proceeds to give the city a pat on the back for emphasizing urban farms in its Greenworks plan and mentioning it in its new zoning code. 

The third panelist was Fred DeLong, a project director at the Willistown Conservation Trust and Rushton Farm in Chester County. DeLong differs from the other panelists in that his farm certainly isn’t urban. Nonetheless, he has a similar goal to the study and his fellow panelists. “Willistown Conservation Trust wants to connect people to the land,” says DeLong. He adds that within the trust is the Rushton Farm, which is a natural community-supported agriculture (CSA) within an 80-acre nature preserve.   

Writer: Andy Sharpe
Sources: Justin Keller, Peter Simone, Nic Esposito, Joan Blaustein, and Fred DeLong, panelists at Philly Farm and Food Fest

Illustration courtesy of Philly Farm and Food Fest   

Abandoned lots in Northern Liberties are hard to come by, especially on bustling 2nd St, which is home to both The Piazza and Liberties Walk at Schmidt's. Inexplicably, a parcel at 2nd and Brown Sts. has been left behind, and is currently a vacant lot. However, this could soon change, as a developer is looking to build 10 apartments and commercial space on the site. 

In fact, developer and real estate agent Chris Richetti has been in front of the Northern Liberties Neighbors Association to discuss his plans to convert the vacant lot. Richetti hopes to construct a six-story apartment complex with 10 apartments, 10 parking spaces, and ground floor commercial. His plans are supported by the Northern Liberties Neighbors Association (NLNA), according to Larry Freedman, the zoning chair for NLNA. "We support it and hope he [Richetti] finds a nice commercial tenant," says Freedman. 

Freedman says the proposed development of the 2nd and Brown lot is just the latest news in a frantic month for Northern Liberties. He highlights this point by saying his zoning committee is reviewing as many agenda items as it was during the area's economic boom in the early-2000s. This is despite a dip in activity during the recession. "There was a minor lull during the economic crunch, but it didn't last long here, and things are seriously popping again," says Freedman. 

There is still a lot of work that needs to go into Richetti's plan. Freedman says that a final design needs to be formulated for the development, which will likely be presented when the realtor meets with NLNA's urban design committee. Also, Richetti has yet to go in front of the Zoning Board of Adjustment (ZBA). 

Writer: Andy Sharpe
Source: Larry Freedman, Northern Liberties Neighbors Association

What do New York City, Washington D.C., Boston, Baltimore, Spartanburg SC, and Hollywood FL all have in common? Hopefully you’ll have an answer by the time I’m finished with this sentence. If you don’t, these are all East Coast cities that offer bike sharing. Notice that Philadelphia is not in there. With this in mind, a team from the University of Pennsylvania is looking to put our city on par with the likes of Spartanburg by establishing Liberty Bike Share, which aims to bring bike sharing to Center City, University City, South Philly, and the Temple University-area.

Liberty Bike Share is the product of three Masters degree candidates at UPenn who closely analyzed the 2010 Delaware Valley Regional Planning Commission (DVRPC) “Philadelphia Bike Share Concept Study,” says Dylan Hayden, who’s helping to organize the bike share concept. Hayden says Liberty is hoping to make 2,500-2,700 bicycles available to be shared at a cost of abougt $15 million. He adds that Liberty has the support of the Center City District and certain members of City Council. At this point, his group is waiting for the city’s Office of Transportation and Utilities (MOTU) to issue an RFP. 

As is usually the case, the cost of setting up operations is one of the biggest challenges Liberty faces. Hayden emphasizes that his team is looking to solicit pledges from local hospitals, universities, insurance companies, and other private sector entities willing to chip in. He does admit that securing financial contributions in the Philadelphia-area can be “like squeezing a turnip.” On this note, MOTU has identified the up-front costs of bike sharing as one of its biggest worries. 

Hayden says his team hopes to implement Liberty Bike Share in two phases, with the first concentrating on Center and University Cities and the second extending the program up to Temple. Liberty has two companies in mind, Alta and B-Cycle, to operate the bike share. Alta operates the bike sharing programs in New York City, D.C., and Boston, while B-Cycle is responsible for bike sharing in Spartanburg, Chicago, Denver, and elsewhere. Hayden envisions charging members an annual fee of anywhere between $75 and $90.

The UPenn team hopes Liberty Bike Share will complement mass transit in Philadelphia. “We’re looking to deal with last-mile issues,” says Hayden, who’s talking about the distance between a transit or rail stop and someone’s final destination. Indeed, the Penn senior envisions a future where someone can (as an example) take a train to Market East Station and share a bike to get to their final destination. Hayden hopes to work with SEPTA to incorporate bike sharing in with their upcoming New Payment Technology.

Locally, only one borough offers bike sharing. That would be Pottstown, a borough with around 22,000 people in Western Montgomery County. Bike Pottstown, Pottstown's bike sharing program, is run by Zagster, which launched its bike sharing consultancy in Philadelphia under the name CityRyde before moving to Cambridge, Mass last year. Bike Pottstown is a free bike share, which has filled the streets of the borough with 15 eye-snatching yellow bicycles. 

Hayden is unequivocal about the benefits of bike sharing. “Bike sharing is a policy Swiss army knife,” he says. By this, he means it ameliorates a host of policy issues, including healthcare, sustainability, and mobility. He also says that the city already has much of the infrastructure in place to support bike sharing, including the 215 miles of bike lanes he cites. Bike sharing would provide Philadelphia an opportunity to catch up to other American cities, large and small.  

Writer: Andy Sharpe
Source: Dylan Hayden, Liberty Bike Share

Hope St. between Palmer and Cecil B. Moore in South Kensington is currently cloaked in abandonment, aside from the trash and weeds that call the block home. Yet, the street may finally live up to its name, as Independents Hall, the popular Philly coworking space, is looking to construct a sustainable cohabitation space between Hope and Howard Sts. This house, called a "K'House,” just received the blessing from the South Kensington Community Partners neighborhood group at a meeting on Thursday, and now awaits an endorsement from the local city councilwoman and the City Planning Commission.

Indy Hall has teamed up with the noted sustainable construction pioneers Postgreen Homes and the architectural firm Digsau to build the K'House. Postgreen plans to build six housing units, designed for both romantic couples and roommates. Each unit will come equipped with its own kitchen and living quarters. Yet, the real story lies in all the shared space between the units, which will be comprised of an industrial kitchen and dining area, a media center, a basement, and a roof deck with a Center City vista. 

As with other Postgreen projects, sustainability will be a guiding principle in the construction of the K'House. This means the house will include "super insulated walls, triple pane windows, Energy Star appliances, high efficiency HVAC, low-flow water fixtures, [and] low VOC [Volatile Organic Compounds] everything,” says Chad Ludeman, the president of Postgreen. Ludeman adds that the location was purposely chosen for its proximity to SEPTA's Berks El stop and walkability. Thus, along with the sustainable elements on the inside, the house will also promote sustainable transportation.

Postgreen and Indy Hall feel as though South Kensington is an ideal neighborhood for the K'House. Ludeman, who lives in the community himself, says that residents can walk to either Northern Liberties or Fishtown, or take a relatively quick train ride to Center City and University City. In addition, "this neighborhood is very much an up-and-coming fringe neighborhood that has passionate residents, both old and new,” points out Ludeman. Finally, Postgreen's president lauds South Kensington for its safety and affordability.

The developers' recent experience with the South Kensington Community Partners only served to bolster their morale in the community. Ludeman is happy to report that the preponderance of feedback from the meeting was supportive or neutral of the K'House, even though the plans call for further density with no further parking. There were some queries about street lighting and fallback plans if the K'House hits a snag, as residents wanted to see the developers' maintain a long-term presence in their neighborhood. Indy Hall's Alex Hillman says that they will continue to listen to their neighbors.

Ludeman is happy with the reaction from the Community Partners, but is already tracing the Postgreen's and Indy Hall's next steps. He says they will next pursue the support of their local councilwoman, Maria Quinones Sanchez, and the City Planning Commission. After that, he anticipates going in front of the Zoning Board of Adjustment (ZBA) to get a variance for type of use, a shortage on the open space requirement, and lack of parking. For those of you looking for a place to live, the good news is Indy Hall is still accepting applications to join the K'House.

Writer: Andy Sharpe
Sources: Chad Ludeman, Postgreen Homes and Alex Hillman, Independents Hall

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 

Spring Garden St. is one of Center City’s prime east-west arterials, connecting the art museum on one side with the Delaware River on the other. Yet, there is a pervasive feeling that the four-lane artery is not living up to its potential. Because of this feeling, the Pennsylvania Environmental Council (PEC), in conjunction with Sam Schwartz Engineering and Interface Studios, held a public information session last week to discuss how to create a Spring Garden Street greenway that would better cater it to all forms of transportation.

Many attendees of the meeting represented bicycle interests, which PEC was well-positioned to address as a bicycle and pedestrian trail advocacy group. Speakers at the meeting representing PEC, Sam Schwartz, and Interface announced two options that would make conditions safer for bicyclists, pedestrians, and transit riders. Doug Adams, a project manager at Sam Schwartz, revealed that consultants were looking into buffered bike lanes either in the center median of the street, or curbside.

Given this was the first public meeting for the greenway, there were very few absolutes. There were some areas where consultants were strongly leaning towards a course of action. For example, Adams said both alternatives recommended that the forward travel lanes on Spring Garden be reduced from 12 feet each to 10 feet each. Also, both alternatives call for buffered bike lanes, although it is still up for debate as to whether the buffer will be landscaping, like is being proposed for Market St. and JFK Blvd. in Center City, or a parking lane.

The planning team also expressed a desire to improve conditions for pedestrians and transit riders. Adams said that brighter lighting would likely be included for pedestrians, especially along blocks that can currently feel a little intimidating to walk along. Spencer Finch, PEC’s director for sustainable infrastructure, also previewed some potential conveniences for transit riders. “A connection to the (Broad-Ridge) spur subway might be created at Ridge and Spring Garden,” says Finch.

Consultants are also discussing better stormwater management along the street. Adams mentions bioswales, rain gardens, and porous pavement as techniques that the consulting team is analyzing. One of the more controversial ideas being batted around is the option of eliminating vehicular left-turn lanes, which would force motorists to make three right turns instead. This would be helpful if the public and the consultants decide they prefer the median bike lanes.

This meeting was the first public input session of many to be held. It will be a fairly long process, as speakers said the earliest possible completion date for the greenway will be 2014 or 2015. Finch did re-assure the crowd that there was support for making Spring Garden St. more bicycle and pedestrian-friendly from all city council members who represent the area, as well as from various relevant city agencies. With that in mind, just about every part of the greenway is still up for debate. It’s now up to the people who live, commute, work, and/or shop along the corridor to provide the debate.  

Sources: Spencer Finch, Pennsylvania Environmental Council and Doug Adams, Sam Schwartz Engineering
Author: Andy Sharpe

The Delaware River Waterfront Corporation (DRWC) is embarking on an ambitious plan to make it easier to get to and from the Delaware River. To do this, they have identified three connector streets that will receive bicycle, pedestrian, lighting, and artistic improvements. These streets are Race and Spring Garden Sts., and Columbia Ave. On Thursday, DRWC will unveil the enhanced sidewalks, lighting, and artwork along Race St.

One of the most eye-catching changes to the Race St connector beneath I-95, which runs between Columbus Blvd. and 2nd St., will be a 24-hour-a-day projection of the Delaware river on four LED screens. These screens will be hooked up to cameras along the river, which will capture every wave, boat, and aquatic animal, and be able to shift on account of lighting conditions. Tom Corcoran, president of DRWC, explained that this will be a technique to help bridge the gap between the river and the rest of the city. This river projection is the product of artists Richard Torchia and Aaron Igler, and was the winning entry in a competition by the city's Office of Arts, Culture, and Creative Economy.

Corcoran says that other updates to this section of Race St. include the installation of colorful "high-impact" lighting, the widening of sidewalks to better suit pedestrians, a more navigable intersection with the I-95 entrance, and the striping and painting of a bicycle lane on the north side of the street. The lighting and sidewalk improvements will be on display starting this week, while the roadwork and bicycle lane will be part of a second phase of work to be completed later. All of this is part of Corcoran’s dream to make Race St. an inviting, not intimidating, conduit to the Delaware River via foot, bike, or car.

While Corcoran is elated at the work being done with the Race St. connector, his vision extends beyond one street. The next connector between the river and the rest of the city that his corporation plans to improve is Columbia Ave., which leads to Penn Treaty Park and the river. Not wasting any time, this project is being done on a "rush basis," says Corcoran. This effort is a collaboration with PennDOT, and involves plenty of consultation with Fishtown neighborhood groups over artistic elements that capture the unique qualities of the neighborhood.

Similarly, the Waterfront Corporation plans to work with the Northern Liberties Neighbors Association (NLNA) to make the Spring Garden St. connector to the Delaware River more bicycle and pedestrian amenable, more luminous, and more artistic. Corcoran gives Spring 2012 as a probable start date for this. Another element of this project may be a push to get SEPTA to increase service frequency on routes that use Spring Garden St., including the Routes 25 and 43. Corcoran intimated that DRWC will make an effort to lobby for increased bus service, along with light rail service in the median of Columbus Blvd. in the coming decade.   

Source: Tom Corcoran, DRWC
Writer: Andy Sharpe

SMP Architects helped transform a parking spot on the 1600 block of Walnut St into a coffee garden, just one of over 30 parking spots in Philadelphia transformed into parks for the fourth annual Park(ing) Day. Indeed, the aroma of coffee penetrated the air around 16th and Walnut, all to generate awareness of the perceived negative impact of cars on a city.

SMP certainly demonstrated its commitment to Park(ing) Day, as they had their display percolating from 8:30 a.m. until at least 3:30 p.m., says architect Scott Ritchie. To be sure, the coffee theme was a unique one on this day. “Ground is essential to a city, so we collected coffee grounds from local shops,” said Ritchie, who was eager to explain his firm’s eclectic choice. All told, the spot contained scores of cups filled with coffee grounds from area coffee shops.

Ritchie explained that his firm pounced at the chance to participate in Park(ing) Day because of its history of sustainable design. “We want to be a part of the dialogue that makes the city greener,” says Ritchie. When asked about the primary benefits of the day, the architect mentioned discussion about pedestrian conditions, as well as the effect of autos on a city.

By far, most of the one-day parks were located in Center City, although University City, Mount Airy, Manayunk, and North Philadelphia all had participating spots. Organizations that came out for the day included city and regional planning agencies, other city government bodies, architecture and design firms, alternative transportation advocacy groups, and community development corporations.

Park(ing) Day began in San Francisco back in 2005, the brainchild of an art and design firm called Rebar. It has blossomed into a worldwide phenomenon, with events in 183 cities spanning six continents. In the U.S., cities that saw parks temporarily sprout up included Memphis, New Orleans, Raleigh, and Salt Lake City.

Of course, there was no tally of how many angry drivers inched by the newly formed parks. At the 1600 Walnut St. park, Ritchie saw a few miffed motorists. However, putting it in perspective, Ritchie says it was a negligible impact for one day -- a day set aside for those not driving in downtown areas. 

Source: Scott Ritchie, SMP Architects
Writer: Andy Sharpe

Philadelphia’s Zoning Code Commission unveiled a new timeline that they hope will lead to a modernized zoning code during a six-hour public hearing in front of City Council. The public certainly got to weigh in, as 40 different people signed up to testify, split into thirteen panels of three or more people at a time.

The barrage of public comment not withstanding, the Zoning Code Commission (ZCC) announced its strong desire to pass a new zoning code in City Council by the end of the year. Perhaps no one is more eager to see a new zoning code before the year’s end than Eva Gladstein, the Executive Director of the ZCC. Gladstein is cautiously optimistic about the odds of success. "A number of members of City Council expressed their interest in passing a new zoning code before the end of the year, and we believe that while the timeline is tight, it is achievable," says Gladstein.

From the look and sound of the hearing, City Council members and public testifiers -- including community group leaders, developers, and environmentalists -- support most parts of the zoning code update. However, there are a few sticking points among City Council and the public that might impede the ZCC deadline.

Councilman Bill Green, who many believe may run for mayor some time in the next decade, has raised many of the questions and concerns on City Council. He clarified his concerns by releasing a set of 10 amendments that he feels are necessary for the proposed zoning code re-write. At the hearing, Green complained that his office had not received a revisable copy of the zoning code proposal. Both Gladstein and Alan Greenberger, Acting Deputy Mayor for Planning and Economic Development and a member of the ZCC, claimed they did send the document. 

One of Green’s concerns is that the proposed zoning code does not adequately restrict potentially harmful industry from going into residential neighborhoods. Some of the community groups present seemed to agree with this, as well as other aspects of Green’s amendments. Another complaint, voiced by the East Falls Community Council, was that there was insufficient, albeit improved, participation from community groups in the re-write.

With this in mind, the politicians and the public seemed ready to proceed with an improved zoning code. Speaker after speaker seemed to delight in commending the ZCC for its hard work in drafting sorely needed zoning reform. Even hesitant City Council members, like Green and Brian O’Neill, acknowledged that the zoning code needed to be modernized. Thus, it's not if, but when the zoning code reform will pass. Many hope it will be by year’s end, but that’s not a guarantee.

Source: Eva Gladstein, Philadelphia Zoning Code Commission
Writer: Andy Sharpe

Casino-Free Philadelphia is planning to commemorate the one-year anniversary of Sugarhouse Casino in September with a new anti-gambling campaign. This campaign will focus on the amount of SugarHouse patrons who have taken out a line of credit to support their gambling.

"500 people have taken out a line of credit at SugarHouse," complained Kaytee Riek, the director of Casino-Free Philadelphia, an anti-casino group in Philadelphia that formed in 2006. Riek dramatizes her point by saying that the minimum line of credit is $500, which is quite a sum of money for many Philadelphians.

Casino-Free Philly is calling their campaign "quicksand credit," which is an analogy to how rapidly money can disappear when its gambled. "Quicksand credit drives people to addiction," said Riek. Riek is especially concerned about the affects of gambling on low-income players. "Preying on poor people is not a way to get customers."

This is simply the latest campaign held by the anti-gambling group. In 2010, Casino-Free orchestrated a "reclaim the riverfront" campaign, which focused on safety and jobs. One hallmark of this campaign was the formation of a casino town watch to document SugarHouse's tactics to attract patrons. Before SugarHouse opened, the advocacy group concentrated on convincing investors and elected officials to reject the proposed SugarHouse and Foxwoods casinos.   

The campaign is slated to be unveiled on September 23, which is one year after the opening of SugarHouse. With so many potential low-income Philadelphia gamblers living near SugarHouse, this promises to be an interesting campaign.

Source: Kaytee Riek, Casino-Free Philadelphia
Writer: Andy Sharpe    

Consider it crowdsourced city planning. The Delaware River Waterfront Corporation's Master Plan is open for public comment until August 26. Since June 13, when the summary report was released, Master Planning Manager Sarah Thorpe says about a hundred comments have come in, and the entire effort has been a significant public process. "Urban planning has changed a lot over last 30 years," says Thorpe. "Today, people are very interested in how the environment develops. We are addressing different problems and a different demographic."

Essential to the new master plan is access. It's not your 18th century waterfront model. When I-95 was built, the Philadelphia stretch of the Delaware river was an aesthetically bereft industrial zone best left to longshoremen. Interstate 95 is a huge barrier, says Thorpe of the 1960s era public works project that was once considered a beneficial rampart. "People didn't want to live next to a sugar factory or a coal yard." Now, she says, the highway keeps residents from what they want. The main point of the DRWC's master plan is to make 95 less of an impedance.

Philadelphia 2035, the citywide planning effort, is underway, but Thorpe says the waterfront couldn't wait. While there are actually 47 streets that cross over or under the interstate, "it's more of a perceived barrier in peoples' minds."

The new plan creates connections in two ways, says Thorpe: by adding destinations to  the riverbank, and by making connections more attractive through lighting and landscaping. Several early action projects, the Race Street Pier and Washington Avenue Green, were completed during the Master Plan design phase as a way to give the public a glimpse of the future.

As far as feedback, Thorpe says comments have ranged from overarching issues like density, boat access and parking, to small problems like typos in the document. After the August 26 deadline, Thorpe and team will compile public input, make judgement calls on priority, and expect to release the final revised version in October. But, stresses Thorpe, it will be a living document, subject to accommodation and change.

Source: Sarah Thorpe, Delaware River Waterfront Corporation
Writer: Sue Spolan

The Delaware River Waterfront Corporation (DRWC) has been working for quite some time now on what it's referring to as a "master plan" for the future of development along a six-mile stretch of the Central Delaware Riverfront, from Oregon to Allegheny avenues.

And now -- finally, after months of waiting -- the public is being invited to experience the final presentation of the plan at 6:30 p.m. on June 13, in the Pavilion at Festival Pier. "What we're going to be showing," says DRWC president Tom Corcoran, "is a plan that makes parcel-by-parcel recommendations as to what our consultants believe would be the best use of all that land."

Along with comments by Mayor Nutter and Deputy Mayor for Planning and Economic Development Alan Greenberger, a 45-minute Power Point presentation will be revealing a host of hugely exciting potential plans for the riverfront, including a wetlands park with marshes and aquatic life in South Philly, somewhere between Mifflin Street and Washington Avenue. Other possibilities include an aquatic theme park at Penn's Landing, as well as a longer-term plan to complete a deck over I-95 from Front Street to the waterfront, in between Walnut and Chestnut streets.

"Part of what will make this plan achievable," says Corcoran," is that it's had a tremendous amount of citizen input, and it's not being done by a group of planners working in a vacuum."

This presentation, by the way, will be the last chance for the public to provide feedback. So in other words, if you have any interest whatsoever in the development that will soon be taking place along the Delaware -- and especially if you'd like your voice to be heard -- this is an event you really shouldn't miss.

Source: Tom Corcoran, Delaware River Waterfront Corporation
Writer: Dan Eldridge

Do you know of a new building going up, a business expanding or being renovated, a park in the works or even a cool new house being built in the neighborhood? Please send your Development News tips here.

Not long after some members of the creative class in Philadelphia began referring to the city as the sixth borough of New York, a crackerjack New York real estate developer by the name of Dawanna Williams decided to enter the market here. If her name sounds familiar, that may be because her inaugural Philadelphia project, a seven-story low-rise condo building in Northern Liberties known as L'eau (pronounced "low"), was so unusually high-profile.

The rapper Jay-Z was the project's solitary financer, but as the Cityspace agent Michael Garden explains, "It hit the market right when everything was tanking." And although some of the 1,400-square-foot 2BR/2BA units came on the market in the $600,000 range, says Garden, "everyone referred to the building as 'Lou.' Which is not the French word you want on your new building!" he adds, with a laugh.

Once the market slowly began to right itself, however, Williams and Jay-Z chose to give NoLibs real estate another shot. They changed the name of their $8 million building, which sits at 603 N. American St., and which now has FHA financing, to the Lighthaus. They made a few minor upgrades, including a concierge desk in the lobby. And this time, they seem to be succeeding, thanks in large part to the price-downgrade: The 24 units -- each with soaring floor-to-ceiling windows that reveal either the city or the Delaware River--are now listed between $377,000 and $488,000. Which isn't an unreasonable price, especially considering that Erdy McHenry--the same group responsible for the nearby Piazza at Schmidts--was the building's architect.

The Lighthaus, says Garden, "makes a statement in terms of contemporary architecture" in the city. "We're starting to turn towards an architectural challenge (in Philadelphia)," Garden adds. "We should encourage that."

Source: Michael Garden, Cityspace
Writer: Dan Eldridge

Do you know of a new building going up, a business expanding or being renovated, a park in the works or even a cool new house being built in the neighborhood? Please send your Development News tips here.

It's been a long time since contemporary real estate has been considered a new construct in the Northern Liberties neighborhood, which first began experiencing pangs of gentrification in the late 1980s. Today, however, the contemporary plots of real estate dotting the neighborhood are a sure sign that NoLibs has finally graduated from under-the-radar hot spot to fully fledged Mecca of creativity.

One of the most recent neighborhood developments, a collection of four modern and gleaming townhomes known as 4 Squared, is currently in the midst of construction on the 800 block of North 4th Street, near the popular Honey's Sit-N-Eat restaurant. Starting at an eye-popping $789,000, these 2,600-square-foot homes by Callahan Ward are most definitely "considered to be the top of the market, and the most desirable project in the neighborhood right now," according to CITYSPACE Realtor Michael Garden, who's representing 4 Squared. The 20-foot wide homes will feature two-car garage parking in the rear, tons of natural light, a gourmet kitchen with high-end appliances, and a fourth-floor loft with access to a deck offering jaw-dropping Center City views. As Garden likes to say, "It's really gracious living."

As anyone who lives in the area surely realizes, the pace of contemporary townhome construction doesn't seem to be letting up in Northern Liberties, regardless of the current state of the market. A townhome and condo project known as N.3 Homes is being built a block away from 4 Squared, for instance. And at 211 Brown Street, the second phase of a similar project called Twenty2 is now underway.

So what makes 4 Squared any different? "It's clean, it's modern, and it's stylish," says Golden, "but it's warm and inviting. And I think that's something we need more of in Philadelphia."

Source: Michael Garden, CITYSPACE
Writer: Dan Eldridge

Do you know of a new building going up, a business expanding or being renovated, a park in the works or even a cool new house being built in the neighborhood? Please send your Development News tips here.