Development News

This Wednesday at the final Central District Plan Public Open House, city planners will officially announce big changes for four of the city’s central subway stops.
 
The stations -- the Fairmount and Lombard-South stops along the Broad Street Line, and the Spring Garden and Girard stops on the Market-Frankford Line -- will each be covered by a Transit-Oriented Development (TOD) overlay district, a zoning tool that encourages higher densities and use diversity within walking distance of transit stations.
 
Brand new to the Philly planning scene, the TOD districts are being implemented through the Philadelphia 2035 Comprehensive Plan district planning process.
 
TOD is a common tool used by urban planners to encourage development around transit assets in an effort to build walkable, pedestrian-oriented cities. According to Central District Plan Manager Laura Spina, the four stops were chosen because development potential around them is high and surrounding land is somewhat underutilized. The Girard stop, for example, currently attracts auto-oriented development such as drive-thrus and surface parking lots. 

These sites were also chosen because their base zoning lends itself to a TOD overlay. Plus, major commerical corridors run through each stop -- an ideal situation for restricting curb cuts and encouraging pedestrian-oriented development.

In addition to higher densities and more mixed-use development, affordable housing will likely be a big component of TOD around each stop. "The overlays include incentives for affordable housing," says Spina. "Access to transit is particularly important for elderly and low-income populations."

Spina says the four locations are tentative and could change depending on public feedback at the Open House on Wednesday, February 27 (5 - 7:30 p.m. at City Hall).

From there, barring any major hiccups, the Central District Plan and newly minted TOD overlays will be adopted by the Planning Commission by June.

According to Spina, TOD won’t stop there -- this zoning tool is likely to play a large role in future district plans.

Source:  Laura Spina, City Planning Commission
Writer: Greg Meckstroth

Come spring, the long-awaited eco-friendly reNewBold development will be well under construction at 16th and Moore Streets. Planned for the former site of the Francis M. Drexel School, the project is a big step for Newbold, a neighborhood undergoing major revitalization.

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.

Developer John Longacre of LPMG Companies expects the first phase of the project to be completed before summer, with full build-out anticipated by the end of 2014. "We can have the units built and sold within 18 months of starting construction," he explains.

That achievement is a long time coming for Longacre: Developing this particularly property has been "quite a challenge" due to the arduous process of clearing the property’s title. "It’s taken several years for us to clear the property of numerous liens," he says. "Now we’re finally ready to move forward." 

Longacre sees the project as the "missing piece" in Newbold’s rebirth. "When [LPMG] came down here 10 years ago, there wasn’t much going on," he says. "Since then, we’ve strategically tried to bring businesses and residents to the area and tried to get slumlords to improve their properties."

That mission has been a success -- the area now features numerous South Philly institutions, including Ultimo Coffee, South Philly Tap Room, Miss Rachel’s Pantry and the American Sardine Bar.

Longacre is also aiming for affordability: units will range in cost from $250,000 to $325,000. Despite all the delays, three have already sold. 

Source:  John Longacre, LPMG Companies
Writer: Greg Meckstroth

The renovation at 178 West Huntingdon Avenue in Kensington is a compelling story: A large former manufacturing plant in a neighborhood that’s seen better days, transformed into high-end apartments for the upwardly mobile.

But, while our recent story on the ambitious development project described the site as lacking a civic asssociation, Candace McKinley and the folks at the Norris Square Civic Association (NSCA) respectfully disagree. The property at West Huntingdon actually falls under NSCA’s jurisdiction, and McKinley says they are quite active in the community and have been for some time. In fact, they are currently undertaking their largest project to date: developing a community-centric complex near the neighborhood's namesake park.
 
"Norris Square Civic Association has been active in the greater Norris Square community for over 30 years," says McKinley. "We started as a grass roots organization that brought together a group of neighborhood mothers who wanted to work to make their community safe for their children."
 
Through their early efforts, they were able to reclaim Norris Square Park, once known as "Needle Park," as a safe space for their kids to play.
 
Since 1994, NSCA has developed 147 units of affordable housing for both rent and sale while also rehabbing vacant homes. NSCA is currently building and rehabilitating another 30 single-family homes throughout the neighborhood.
 
Now they are tackling the massive rehabilitation and renovation of the former St. Boniface Catholic Church complex adjacent to Norris Square Park. Currently under construction, the project is set to include a school, office space, off-street parking, green space and seven units of mixed-income housing.
 
A brand new community center is also in the works for the site. Once complete, the center will feature sports facilities, a culinary incubator for local residents, vocational training classes, and arts and workshop training.
 
"The [community center] project is the result of a $5 million grant from the Department of Community and Economic Development for the structure’s rehabilitation," says McKinley. NSCA is now fundraising in order to outfit the space with the necessary equipment.
 
The ribbon cutting ceremony for the St. Boniface Project will take place on June 15, during the annual Norris Square neighborhood festival in Norris Square Park.
 
So yes, this part of Kensington might be a far cry from buzz-generating Northern Liberties and Fishtown, but there is good work being done. “Norris Square and the surrounding community are so much more than ‘the badlands,'" says McKinley. "It is a community of neighbors who are organizing their blocks and working to make their community safer."

Source:  Candace McKinley, Norris Square Civic Association
Writer: Greg Meckstroth

Germantown’s long-vacant YWCA site might finally be coming back to life -- there are plans to transform the Vernon Park landmark into a mixed-use senior housing project. Developers Philly Office Retail are in the preliminary stages of securing the property for redevelopment, and in doing so, erasing the building's stigma as one of Germantown Avenue’s most high profile vacancies. But don't pop the champagne just yet.

"A lot has to happen to secure the property," explains Philly Office Retail's Ken Weinstein. The development team still has to finalize site plans, gain support from the community, line up site control and win low-income tax credits to move forward with intended plans.

"The goal is to pull this together by October when the application for low-income tax credits is due," says Weinstein. Weinstein is already working with his architect and believes the community will support the project. He is also confident that the Philadelphia Redevelopment Authority (PRA) will foreclose on the vacant property.

In 2006, PRA lent the now-defunct Germantown Settlement community group $1.3 million to buy the YWCA and redevelop it as a community center. Germantown Settlement never made one mortgage payment on the property, and the structure was left to deteriorate. (Click here for the whole sordid history.)

To this day, the property is still owned by Germantown Settlement. 

According to Weinstein, the RDA has not yet moved to take back the property back because there’s been "no serious interest" in redeveloping the site. Now that Philly Office Retail is on board, the RDA is looking to move forward quickly with foreclosure proceedings.

Unfortunately, the structure has suffered severely from those years of neglect -- there were even a couple of fires. It remains to be seen if it can be saved. "I’ve never demolished a property in 22 years of doing business," says Weinstein, "but the building is in very bad shape."

No matter what happens with the original building, the end result will be a mixed-use senior facility that would compliment the pedestrian atmosphere of Germantown Avenue and serve local residents who need affordable housing. Weinstein is partnering with nearby senior care facility Center in the Park and Mission First Housing Development Corporation to earn the necessary tax credits to finance the project.

Ultimately, the development plan is about delivering a quality project for Germantown. "If we want to turn the area around, we need to do something here," says Weinstein.

Source:  Ken Weinstein, Philly Office Retail
Writer: Greg Meckstroth  

In dense urban neighborhoods where land is scarce, open space is often called upon to wear multiple hats. In Germantown, the John B. Kelly School yard is undergoing a massive renovation to do just that: be a playground, yes, but also a gathering space for the whole neighborhood. The plan is called KellyGreen.
 
“Our goal is that the Kelly yard become more green and sustainable so that it has a real purpose for the kids that come here," explains Dennis Barneby with the Hansberry Garden and Nature Center, an organization partnering with the school to transform the yard. "We also want to create a gardening space."
 
Currently, the site is largely asphalt and underutilized by the school’s 800 students. It's something Barneby has seen firsthand -- the school is only a block away from Hansberry Garden. "It just made sense -- lets look at this space and see how we can use it better for the kids and better for the whole neighborhood," explained Barneby in a recent interview on Northwest Soapbox.

The KellyGreen initiative was born. Thanks to a planning grant from the Community Design Collaborative, design professionals and community representatives were enlisted. A design charette process and subsequent meetings led to a workable plan. 
 
Barneby and Hansberry Garden hope the improved school yard will become a place where kids and adults learn how to grow their own food, both in school and during the summer. Ultimately, it’s about creating stewards of land and community.
 
Now in the fundraising phase, KellyGreen plans to hold a major event this spring. At a minimum, it will involve planting trees and installing raised beds. Some of the planned play equipment could also be installed.
 
With a successful fundraising push, Barneby hopes KellyGreen will be complete within the next two years.

Source:  Dennis Barneby, Hansberry Garden and Nature Center
Writer: Greg Meckstroth

For those anxiously awaiting the new SimCity's March release, Philadelphia city planners have an alternate fix. As part of a broad effort to engage more Philadelphians, the Planning Commission has adopted a fun, easy, interactive way to solicit public feedback for their ongoing district plans. Dubbed Philadelphia2035: The Game, the new tool is being used in conjunction with the ongoing University/Southwest District Plan.
 
By utilizing these new web tools, planners can reach a much bigger audience than with public meetings alone. So far it looks like efforts are paying off -- according to the Planning Commission's Clint Randall, 650 to 700 people have already registered to play. "The high interest hopefully means people are learning more about planning and projects coming to their neighborhood," says Randall.

The structure is simple: Players register online and then complete challenges featuring questions such as "What is Beautiful?" and "What Doesn’t Work?" In addition, players can post ideas for making their neighborhood a better version of its current self. Participants can also drop pins on a Google map, identifying what type of new development they’d like to see and where. 
 
Those without Internet access can play the game from any of the city's KEYSPOTs, free computing centers that are now up and running in the district.
  
The game also has an off-line impact. "As players earn coins for correct answers during the game, they can donate them to real-life causes, all based within the University/Southwest planning district," explains Randall. 
 
With seven causes currently under consideration, a donation toward the greening of the Lea Elementary School is the early frontrunner.
 
But not to fret, there’s still time to sign up and fight for some coin for a cause you care about. Players have the opportunity to donate their coins at the end of each of the three week-long missions. At the close of the game (February 18), the top three causes will each receive a $500 donation. 

Source:  Clint Randall, City Planning Commission
Writer: Greg Meckstroth

Earlier this month, the Camden City Garden Club (CCGC) received a letter from the State of New Jersey informing them that they planned to turn over 90 percent of the Camden Children’s Garden to Adventure Aquarium operator Herschend Family Entertainment. It's a move that would open up development opportunities for the Aquarium, but, in doing so, render the garden obsolete.

The garden comprises 4.5 acres right on the Camden waterfront. It has become a part of the community fabric, offering educational programming for local children (10,000 residents take advantage of the programming annually).

It’s also become a neighborhood necessity, producing over $2 million in fresh produce a year and helping feed 12 percent of Camden residents in a city considered one of the worst food deserts in the United States.

Once news of the garden’s fate reached the Camden community, a grassroots effort to save it took off. A Facebook group, "Save the Children’s Garden" was quickly created. It has already garnered 6,500 members and 1,500 petition signatures asking to spare the Garden.

Members of the Camden City Garden Club and other grassroots volunteers met Monday night to discuss action going forward, ultimately deciding to march to the City Council meeting this Tuesday at 4 p.m. to protest the decision.

Camden residents are also stepping up individually. Garden users Lindsey and Andrew Markelz are partnering with CCGC through their online business Charity Gift Market, a marketplace for charities that sell products to support their work. They’re asking their customers to support the effort to save the Garden by purchasing the children's book City Green. All proceeds will go into a fund dedicated to saving the Garden.

"Kids need affordable, accessible, safe and inviting places like the Camden Children's Garden," says Lindsey Markelz, CEO and co-founder of Charity Gift Market. "I realize that both sides probably have a case to be made legally, but here's the bottom line for me: The garden is good for Camden. I don't want to see it leave or be moved to a place that inhibits its activities and growth."

Source:  Lindsey Markelz, CEO and Co-Founder of Charity Gift Market
Writer: Greg Meckstroth

For the folks at Philly Office Retail, renovating vacant, abandoned industrial structures is their bread and butter. When they bought the dilapidated former Kendrick Mill at 6139 Germantown Avenue back in June, they were met with the usual conundrum: historic warehouse, underutilized, in need of investment. But it was the circumstance they hadn’t dealt with before that made this renovation unique: existing tenants.

"The building was maybe 55 percent leased when we bought it back in June," explains Philly Office Retail's Noah Krey. "A lot of the tenants were operating without official leases." 

Unphased, the company got to work adding state-of-the-art studio spaces for lease. They have sunk nearly $400,000 into the historic gem, improving the floors, upgrading the utilities, adding new awnings and façade treatments, installing a new HVAC system and overhauling the space's image, rebranding it as the Lofts @ Kendrick Mill.

Those efforts haven’t gone unrewarded. "Today we’re 75 percent leased," says Krey.

But what about those the existing tenants, some of whom were without official leases? "We didn't kick anyone out but unfortunately we did lose some tenants in the renovation process," says Krey, adding that under Philly Office Retail's management all tenants are required to sign leases.

Making up for those losses is an impressive list of new tenants -- a group characterized by Krey as "mostly artists" -- which includes graphic designers, clothing designers and furniture designers. 

Another major tenant is Rocket Learning, an educational management company, that took over space in late 2012.

With most of the renovations complete and rebranding efforts in full swing, the only significant item on the "to-do" list is to replace all the windows while preserving the building's warehouse look and feel.

Source:  Noah Krey, Philly Office Retail
Writer: Greg Meckstroth

Thanks to Greenworks Philadelphia, the city’s ambitious sustainable action plan, Mayor Nutter is committed to making Philadelphia the greenest city in the country by 2015. Thankfully, he has a major partner in Veolia Energy North America, a leading operator and developer of efficient energy solutions with a big local presence. In January, the company completed a multi-million dollar investment in its Philadelphia district energy network, converting it to 100 percent "green steam."

The green steam project will reduce the carbon footprint of Philadelphia by 70,000 metric tons each year. When combined with the company's other green initiatives, that number jumps to 430,000 -- or the equivalent of removing 70,000 cars from the streets annually.

According to Veolia's Elinor Haider, that reduction singlehandedly "helps the city achieve 10 percent of its [20 percent Greenworks] goal."

It’s no surprise that a company like Veolia can have such a large impact on a citywide initiative. Its Philadelphia district energy network is the third largest energy system in the United States. "We provide steam to 500 buildings with 100 million square feet of total space," explains Veolia's Michael Smedley. Most of their clients are located in University City and Center City.

In fact, the University of Pennsylvania is the company’s largest customer, responsible for 40 percent of their business. Veolia is in negotiations to renew that contract, adding Penn to the list of institutions -- including Thomas Jefferson University, the Barnes Foundation and Drexel -- that have either recently renewed or agreed to long-term lease agreements.

While big clients with long-term contracts are the global firm’s primary targets, Smedley and Haider say smaller-scale work also drives their green market edge. "We feel very responsive to customers' desire for green living," explains Haider.  

Source: Elinor Haider and Michael Smedley, Veolia Energy
Writer: Greg Meckstroth

In Lower Germantown, developers and activists are sowing the seeds for a dramatic turnaround. Thanks to a $25 million renovation of the nearby Wayne Junction SEPTA regional rail hub, investors are buying up property, anticipating the birth of a transit-oriented neighborhood full of offices, artists and schools.

The site of the former Germantown Settlement Charter School is the latest example of the area's resurgence. The chapel is set to be renovated later this year, becoming a performance hall for GreatnessIsInYou!, a local non-profit.

"The idea behind our organization is to motivate students and youth to achieve greatness by being the greatest version of themselves," explains founder and CEO Kareem Rogers. "With the performance hall, our goal is to teach kids how to express themselves and communicate through the arts."

Purchased nearly a year ago by Philly Office Retail, the site is comprised of 5 buildings on 6.5 acres just blocks from Wayne Junction. When the school closed two-and-a-half years ago, the campus was left to deteriorate. "We’re hoping to bring it back," says Philly Office Retail's Noah Krey. "The chapel was leased a few months ago and will be a big step towards that."

Rogers says the site's location was a major incentive: "It’s right in the heart of the community and has great transit access. Anyone can get here," he explains.

Rogers plans to use the new performance hall as a community hub. So far, plans include a performing arts summer camp that also teaches the business side of writing, theatre and the arts, as well as a family theatre series showcasing classic children’s stories.

GreatnessIsInYou! continues to fundraise, and renovations are expected to run from mid-March through early May.

As for the other properties on site, they are still unoccupied. "We think it could be great for the community if another school took those buildings and set up at the site," says Krey. "That would also make for a great synergy with GreatnessIsInYou! We're open to any use that will benefit the community."

Source:  Noah Krey, Philly Office Retail; Kareem Rogers, GreatnessIsInYou!
Writer: Greg Meckstroth

In some cities, land use planning and zoning are the last places you’d look for news on cutting edge innovations. Here in Philly, we know better. This April, the Philadelphia City Planning Commission (PCPC) will receive a Best Practice Award from the American Planning Association (APA) for their innovative efforts integrating planning and zoning processes.

PCPC recently coordinated three distinct planning efforts simultaneously: the Citizens Planning Institute, Philadelphia 2035, and a zoning code and map revision.  

"I’m not aware of any other comparable city doing such a comprehensive planning treatment in such a brief period of time," says CPC Executive Director Gary Jastrzab.

Jastrzab and his staff began tackling these projects nearly four years ago. "The last comprehensive plan or major zoning revision was in the 1960s, so it was time for a modernization," he explains.

Four years and countless public meetings, hearings, drafts and re-drafts later, Philadelphia now has a regulatory environment featuring those three profound tools. The Citizens Planning Institute, PCPC’s education and outreach entity, encourages leadership and participation among residents, educating them on urban planning in their communities. Philadelphia 2035, the city’s first comprehensive plan in over 50 years, includes 18 specific district plans either completed, underway or about to get started. Lastly, the city’s zoning reform included both a rewrite of the city’s 50-year-old code and multiple zoning map revisions as recommended in the ongoing Philadelphia 2035 district plans.

"In any city -- let alone one as large and politically complex as Philadelphia -- undertaking either a comprehensive plan, zoning code rewrite, or citizen planner leadership program, would have been a major accomplishment," explains APA Pennsylvania Awards Committee chairman Dennis Puko in a press release. "Philadelphia through 2011 to 2012 did all three, and integrated them to achieve the most positive outcomes."

The Best Practice award for Philadelphia’s Integrated Planning and Zoning Process will be presented at APA’s National Planning Conference in Chicago on Tuesday, April 16.
 
Source: Gary Jastrzab, Executive Director, City Planning Commission
Writer: Greg Meckstroth

Over the last 15 years, the Benjamin Franklin Parkway undergone dramatic changes. New museums, bike lanes, trees and pop-up cafes have all been added to the iconic Philly boulevard. 

On February 4, the Philadelphia Department of Parks and Recreation will unveil their latest plan for the Parkway: "More Park, Less Way: An Action Plan to Increase Urban Vibrancy on the Benjamin Franklin Parkway." 
 
Since last Spring, Parks and Recreation -- in conjunction with Penn Praxis and the Penn Project for Civic Engagement -- has been working with the community to develop guiding principles for low cost, big impact improvement projects that can be implemented in the short-term. Four community meetings were held in late July.

According to Patrick Morgan, chief of staff to Parks and Recreation Commissioner Mike DiBerardinis, that information was incredibly influential in devising the final plan. "The planning process was guided and informed by citizens," he says. "We heard a lot of exciting ideas." Those ideas included adding more pedestrian amenities, improving connections to surrounding neighborhoods, greening improvements and increasing accessibility.

More details will be announced at the plan’s unveiling, which will be held at the Academy of Natural Sciences (1900 Benjamin Franklin Parkway) at 5:30 p.m.
  
If you’d like to attend the event, please RSVP to [email protected].

Source: Patrick Morgan, chief of staff to Department of Parks and Recreation Commissioner Mike DiBerardinis
Writer: Greg Meckstroth

Since 1908, Starr Garden Park has been an important neighborhood asset. Taking up the entire 600 block of Lombard Street in Society Hill, the 2.2-acre park is the oldest multigenerational playground in Philadelphia.
 
With that kind of history comes serious wear and tear, but thanks to the Starr Garden Neighbors, a relatively new community group dedicated to maintaining and improving the space, the future is bright.
 
The park has always had a lot going for it: beautiful old trees, a great location and a number of amenities including a ball field, a sports field and two basketball courts. "It’s a neighborhood gem," says Starr Garden Neighbors' Laurel Landau. "The space just needed some love."
 
The organization started small. "We organized and participated in five successful clean-up days, some city-wide," explains Landau. "We bagged thousands of pounds of leaves, collected trash, painted benches and fences, planted annuals and perennials, and removed graffiti."
 
According to Landau, the clean-up days helped the group build momentum, gaining attention from nearby residents. They eventually held two successful fundraising events. "We raised several hundreds of dollars for greening of the park," she says. "We have tapped very receptive local vendors to donate food for us to sell or gift certificates for us to give as raffle prizes."
 
The Neighbors have also secured two grants. The first, a Green Machine Grant from the Pennsylvania Horticultural Society, provided hands-on instruction in prepping, maintaining, selecting and planting a garden; it was installed on October 14.
 
The second, an Event Programming Grant from the Fairmount Park Conservancy, is being used for their upcoming Winterfest (2-4 p.m. Saturday, February 2). The event is being held in collaboration with Friends of Seger Park Playground, another open space just a few blocks away celebrating their new playground. Starr Garden’s portion of the fest will include a DJ, craft table, ice carving demo, face painting and other family-friendly events.
 
The next clean-up day is set for Martin Luther King Jr. Day of Service, 10 a.m.-1 p.m. January 21.
 
Ultimately, the Neighbors’ ambitions reach beyond cleaning, lighting and receptacles -- it’s about quality of life and raising a family in the city. "Most of us involved have young children," says Landau. "We want them to grow up here." 

Source: Laurel Landau, Starr Garden Neighbors
Writer: Greg Meckstroth

East Girard Avenue in Fishtown has the bones of a great commercial corridor. The blocks between Front Street and I-95 feature a tight knit collection of businesses and great architecture, with easy access to public transit. The booming development in the surrounding neighborhood has led to an influx of restaurants, shops and bars.
 
The New Kensington Community Development Corporation (NKCDC) is working hard to steward that development. Recent tangible accomplishments include a hyper-pedestrian streetscape plan and "Take Me to the River," a gateway feature connecting East Girard to nearby Penn Treaty Park. Now, with two big initiatives in the pipeline, NKCDC looks to improve the intangible: East Girard’s image.
 
The first, LISC Corridors of Retail Excellence -- LISC CORE for short -- is the result of a grant from LISC. According to NKCDC's Angie Williamson, the group will utilize the funds to make "a big impact with small investments" along the corridor.  
 
One example is a Model Block Initiative on visual merchandising, focused on the stretch of Girard between Oxford and Marlborough Streets. Quite simply, NKCDC hopes the campaign will become "an example for others along East Girard to follow." To achieve that goal, NKCDC hired local architects David Quadrini and Brian Syzmanik. They'll work with the block's businesses to improve window displays and facades, and connect pedestrians on the sidewalk with activity inside.
 
"Sometimes it’s as simple as leaving the lights on at night or placing the cash register in just the right place," explains Williamson. "We’re trying to help local businesses develop an understanding of visual merchandising and design, skills they can use years from now."

The Model Block program should be complete by early summer, about the same time the CDC’s other large initiative will be complete. That project, Girard Avenue East District Marketing, is being funded by another healthy grant, this time from the Pennsylvania Department of Community and Economic Development.  
 
"It’s purely a marketing plan," says Williamson, "but there will be quite a bit of urban design components as well." Local firms Letter 27 and Interface Studio LLC, known for their graphic design prowess and branding expertise, have been tapped for the job. They hope to establish East Girard as a destination beyond its immediate neighborhood.
 
Beyond the summer, Williamson and NKCDC have their eye on the ultimate selling point for the corridor: the Front and Girard El SEPTA stop. "It’s a big gateway opportunity for us," says Williamson, noting that its current condition leaves something to be desired. "Once you enter East Girard from the El, we want as nice an experience as possible, so that’s what we’ll focus on improving in the future."
 
So far, no funding has been identified for such an ambitious project, but Williamson remains optimistic that dramatic improvements can be made in the not-too-distant future. 

For more on the NKCDC's efforts in Fishtown, check out our feature on Executive Director Sandy Salzman.

Source: Angie Williamson, New Kensington CDC
Writer: Greg Meckstroth