Northwest : Development News

2011 was the year for public space and parks in Philadelphia, with the opening of Penn Park, The Porch at 30th St. Station, and the Race St. Pier. Mt. Airy USA (MAUSA) is looking to bring that trend northwest for 2012. MAUSA, in conjunction with community groups and other stakeholders, has been studying what to do with the open space next to the Lovett Library for months. They have formulated a "conceptual plan" for an open, child-friendly performance space that will complement their efforts to transform Germantown Ave. into a more livable and walkable corridor.

The community made it clear during three public meetings that any outdoor area at Lovett should preserve the open space and support performances, according to Anuj Gupta, the Executive Director at MAUSA. Locals were also quite passionate about maintaining "the green orientation of this space," says Gupta. He says more trees will be planted, but the space as planned will function as an open amphitheater. MAUSA has reached out to the Curtis Institute of Music to see if they'd be interested in allowing their students to perform outside Lovett. 

Gupta says the proposed park will be tyke-friendly and sustainable, accommodating a story-time circle and nature play for young children. MAUSA may partner with a local arboretum on the nature play. Gupta hopes to better control the stormwater that flows off Lovett's roof through use of a rain garden. Along with the rain garden, native plant species will be used.

This public space proposal comes on the heels of a successful summer movie series on the grounds of the Lovett. Gupta brags that 130 to 150 people coalesced at the library during the course of the eight-week movie series. Trolley Car Diner provided concessions, and all movies were family-friendly. Gupta foresees the upcoming public space making this a tradition. 

A number of community and city groups have been involved in the planning for Mt. Airy's newest public space. The Community Design Collaborative (CDC) provided complimentary design services. The Free Library of Philadelphia has provided its support and assistance. East and West Mt. Airy Neighbors (EMAN and WMAN) have both been intimately involved in the community engagement process. Even the local religious community hasn't been left out, as Gupta lauds the Neighborhood Interfaith Movement for being a partner.

MAUSA hopes that this public space jibes with corridor improvements along Germantown Ave. People should "have an incentive to walk from Cresheim Valley [Drive] to Washington Lane," says Gupta with hopeful inflection. He says there is currently little activity on the stretch of the Avenue around the library. Gupta also states that there is no designed park in Northwest Philadelphia, although he says Chestnut Hill's Pastorius Park comes close. He says Lovett can hold the area's first designed park. 

Anuj Gupta estimates that MAUSA's "final conceptual plan" will be ready for public consumption in May. He hopes to hold a ceremony replete with performances at Lovett's grounds to present the plan. While the community has been split on what to do with the space, it looks like MAUSA worked hard to run with the local consensus views. It might just be a few months until Mt. Airy proves that 2012 is the year of the public space in the Northwest.   

Writer: Andy Sharpe
Source: Anuj Gupta, Mt. Airy USA

For decades, Manayunk and Chestnut Hill have dominated Northwest Philly’s business development scene with their vibrant commercial corridors. However, a new player is emerging as a destination for shoppers and diners: Roxborough, and the burgeoning Ridge Ave. corridor, is seeing an influx of new businesses, streetscape improvements, and historic preservation in its surrounding neighborhood.

The Roxborough Development Corporation (RDC) has played a vital role in the resurgence of Ridge Ave. James Calamia, the operations manager at the RDC, is excited about the new businesses that are slated to open this year. Most notably, the popular beer distributor and gourmet deli The Foodery just purchased the RDC’s erstwhile office on the avenue west of Green Lane. Calamia is proud to report that this will be The Foodery’s largest location yet. He says the current drawings, which are always subject to change, have fridges filled with beer wrapping around the entire store and plentiful seating.

While The Foodery won’t open until May at the earliest, a number of new businesses have opened in the past three months or will be opening shortly. Calamia says that Blackbird House Antiques at Ridge and Shawmont, Giovanni’s Child Care at Ridge and Leverington, and TD Bank at Ridge and Hermit have all opened in the past three months. Another new business, Kitch-N Collectibles, is planning on opening very shortly across from RDC’s old office. Kitch-N Collectibles is actually re-locating to Roxborough from Manayunk.

While business development is a massive part of the equation in Roxborough, the RDC points out that the neighborhood is also benefitting from historic preservation efforts. Calamia relays that the community was just awarded a $30,000 grant from the Preservation Alliance for Greater Philadelphia to rehabilitate “gothic houses” on Lyceum Ave. and Green Ln, only a block away from the Ridge corridor. This is a means to “help build and grow Roxborough’s unique persona,” says Calamia.

Roxborough is also benefiting from a $2.2 million grant from the city to make streetscape enhancements along Ridge Ave. According to Calamia, this will result in smoother sidewalks, better lighting, and new planters. He believes these improvements will lead to a “new foundation for Roxborough and the whole area.” “It will make the area more walkable and improve aesthetics,” Calamia adds. Depending on weather conditions, he anticipates the streetscape enhancements will be finished during the summer.

The RDC alludes to more exciting development along Ridge Ave. in the years to come. Calamia says Planet Fitness has expressed interest in the shuttered Golden Chrysler dealership, which would be the discount gym’s first location in Northwest Philadelphia. He also says the RDC might be looking to add a park around the intersection of Ridge and Leverington Aves. Finally, the operations director intimates that the former bank at Ridge and Green Ln. might soon be re-developed. He says someone just purchased the historic building, which is known for the sculpted owls on its roof. 

Writer: Andy Sharpe
Source: James Calamia, Roxborough Development Corporation

As we stare at a new year, it looks like one of the hottest trends in recreation and transportation will continue. Yes, we're talking about a new trail. Specifically, trail advocates are looking at a labyrinth of rights-of-way through Northwest Philadelphia and southeastern Montgomery County as fertile ground for bicyclists and pedestrians. The Friends of the Cresheim Trail, which is the advocacy group behind this trail, is planning a big year.

The proposed trail begins in Mount Airy, runs along the border of Mount Airy and Chestnut Hill, and then meanders through Springfield, Cheltenham, and Whitemarsh Townships in Montgomery County, explains Susan Dannenberg, the chair of the Friends of Cresheim Trail. One of the primary hurdles to sculpting the trail is that different proposed segments are currently owned by varying entities. For example, Dannenberg confirms that the desired beginning of the trail in Mount Airy is owned by Fairmount Park, while PECO Energy has control of other parts of the route.

Dannenberg prognosticates that the eight-mile Cresheim Trail will get built one mile at a time. "Trails take a long time to get built," recognizes Dannenberg. She wants to see the Mount Airy segment go into operation first, which begins at the intersection of Allens Lane and Lincoln Drive, near the Allen Lane Train Station. Next, Dannenberg wants to see the portion along well-traveled Cresheim Valley Drive. This would provide access to Germantown Ave., the incoming Chestnut Hill Quaker meetinghouse, and the suburbs.

In order to accomplish anything, the Friends of Cresheim Trail has its work cut out for itself. Dannenberg hopes to apply for tax-exempt non-profit status this year, at which point they can start applying for grants. She would also like to throw house parties at residences near the proposed trail, which would be aimed at offsetting skepticism from trail neighbors. "There are a couple of places where people are concerned about a trail near their houses," admits Dannenberg. Much of the criticism has come from residents of Springfield and Cheltenham Townships.

On the other side of the coin, the proposed trail has an impressive array of supporters. Dannenberg says that the Chestnut Hill Rotary Club and Mt. Airy USA have been vocal supporters in the city. Local Rotarians went so far as to hold an art competition to raise money for the Cresheim Trail. Yet, the trail also has considerable support among Montgomery County institutions, including Cheltenham Township, the Springfield Township Board of Commissioners, and the School District of Springfield Township, which the trail would run through.   

Source: Susan Dannenberg, Friends of Cresheim Trail
Writer: Andy Sharpe

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

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

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

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

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

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

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

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

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

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

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

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

Source: Tim McDonald, Onion Flats
Writer: Andy Sharpe

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 

Philadelphia will be getting its first new Quaker meetinghouse in 80 years. Members of Chestnut Hill Friends Meeting (CHFM) have outgrown their current meetinghouse, and want to create a new one that better reflects eco-friendly Quaker values. The new meetinghouse also promises to be a place of tranquility and beauty for everyone across Northwest Philadelphia, regardless of religious affiliation.

The new meetinghouse is intended as a multi-purpose building for Quakers and non-Quakers. Signe Wilkinson, co-chair of fundraising for CHFM, says the building will fulfill all spiritual purposes, but will be suitable for so much more. "It will be a place of contemplation and reflection and peace" for everyone, imagines Wilkinson. Wilkinson also foresees humanitarian uses for the building, which include caring for Nepalese refugees and working with the Northwest Interfaith Hospitality Network to care for the homeless.

The new location will be "a football field and a half" away from the current meetinghouse, according to Wilkinson. It will be constructed behind Mermaid Lane in an oft-ignored part of the Wissahickon Valley by Cresheim Valley Drive. One reason why the Friends decided to build here is because it is convenient to mass transit, vehicles, and pedestrians along Germantown Ave. Also, it is beside a proposed bicycle trail along Cresheim Valley Drive.

Members of CHFM are especially proud of the art installation that will be built within their meetinghouse. They’ve sought out James Turrell, a fellow Quaker, to create a Skyspace light installation, which will allow skylight to illuminate the meeting space. Wilkinson says her brethren was inspired by a similar Turrell Skyspace in Houston, Texas. Realizing that the Skyspace allowed Houstonians to better contemplate, CHFM got to know Turrell about seven years ago.

The Friends are also seeking to hold true to environmentally-friendly tenets of Quakerism with the new meetinghouse. Wilkinson says that they’re striving to conform to LEED Platinum standards, although they don’t actually have the resources to apply for LEED certification. To do this, members are hoping to recycle the asphalt left over from when the site was a quarry. They’re also considering installing solar panels, although that is dependent on how much money they raise.

The funds for construction of the new building have mostly been raised, although supporters estimate that they still need to come up with the remaining 10 percent of the cost. Wilkinson says that members of the meetinghouse have donated during meetings, and neighbors and fans of Turrell have also given munificently. In addition, CHFM was awarded a National Endowment for the Arts grant for the new space. The first shovel is expected to hit dirt in March 2012, while the completion date is forecast for July 2013.

Source: Signe Wilkinson, Chestnut Hill Friends Meeting
Writer: Andy Sharpe

After seeing a good deal of businesses close, and an influx of banks open, it looks like the Chestnut Hill section of the city is back on the road to retail and dining diversity. In fact, a number of new businesses have opened along Germantown Ave. so far this year, with many more planned. It even looks like the crown jewel at the top of the Hill, the former Borders Books, might soon open a new chapter.

Eileen Reilly, the Chestnut Hill Business Association's retail recruiter, is pumped to talk about the new businesses opening along the avenue. Earth, an eclectic store that sells garden-infused jewelry, candles, and even garden supplies tilled the soil when it opened in March. The owner of Earth, Doug Reinke, proceeded to open Linen, a bedding, bath and baby supply store in May. Not satisfied, Reinke opened a rug and lighting store called "Room Service" earlier this month, a few blocks away from the other two stores.

Reilly also boasts about a couple of "pop-up" stores that will set up shop at the old Magarity Ford dealership in time for the holiday season. One such store is Fete Noel, which is a one-of-a-kind store that vends everything from antique furniture, to toys, to prestigious jewelry, to photography. This "pop-up" store will be open for six days, beginning on Nov. 10th. Another "pop-up" store is Bali to Bala, which returns after an ultra successful debut in Chestnut Hill last year. Bali to Bala features Indonesian arts and crafts, and aims to spread awareness about Indonesian culture.

Yet, according to Reilly the list of stores and restaurants slated to open in Chestnut Hill in the next few months is even more comprehensive. The Iron Hill Brewery is currently being built where clothing stores used to be, with Reilly saying it will open right before New Year's Eve. With this in mind, the big story in Chestnut Hill will continue to be the local independent stores that are opening. A woman's apparel store called Indigo Schuy is expected to open within the next few months, while a locally themed fine dining establishment called Heirloom will begin serving up duck, seafood, and other items.

What many are anxiously looking at is the old Border's Books site at the intersection of Germantown Ave. and Bethlehem Pike. Reilly reveals that a deal is close to being reached between the seller and a client of this parcel, and that it will have an institutional use. Greg Welsh, the owner of the Chestnut Grill and a loud voice on the Business Association, went a step further and said the building will soon become a childcare center for Children of America.

For residents, shoppers, and diners in Chestnut Hill, this new flurry of business openings is surely welcome news. This is remarkable because of the lower sales tax in the surrounding suburbs. "Even though the climate is tough, the energy has changed," says Eileen Reilly. "We're on entrepreneurs brainwaves." While main streets across the region are still mired in a recession, Chestnut Hill's main street seems to have emerged from it.

Source: Eileen Reilly, Chestnut Hill Business Association
Writer: Andy Sharpe

While a number of communities in the Delaware Valley were affected by flooding from Hurricane Irene and the remnants of Tropical Storm Lee, Fairmount Park’s Wissahickon Valley saw some of the worst flooding. Yet, for as ferocious as the flooding was in the valley, the efforts to clean up flood damage have been just as intense. Friends of the Wissahickon, a mostly volunteer group, has been instrumental in the quick, yet toilsome clean-up.

Because of the lack of homes in Fairmount Park, the Wissahickon’s serious flooding didn’t garner as much media attention as other local flood spots. However, Kevin Groves, the volunteer coordinator at Friends of the Wissahickon, makes it clear that the park’s landscape was altered from the flooding.

"There was really serious erosion all over the park, and areas of Forbidden Dr. close to the (Wissahickon) creek were under water," reports Groves. Groves elaborates by saying that some segments of the popular hiking trail Forbidden Dr. actually caved in from the strength of the water. Also, Bell’s Mill Rd., a well-traveled artery between Chestnut Hill and Andorra, sustained some damage.

The sheer extent of the damage has failed to deter over a hundred people who have volunteered with Friends of the Wissahickon to help clean up the valley. Groves is clearly proud when he lauds the hundred or so volunteers who showed up for emergency repairs in the famous Valley Green section. In addition, individual dedicated volunteers with the Friends have taken the initiative to go out and conduct their own trail maintenance. 

Even a few weeks after the storms, there is still plenty of damage and plenty of interest in volunteering to fix the damage. This past weekend, about a dozen volunteers labored to take a trail that had partially washed away out of service in the vicinity of the Andorra Tree House on the western rim of the park. This included digging the trail up, mixing the dirt, and placing branches across the path to make it difficult to walk along. The volunteers were an interesting mix of park experts with Friends of the Wissahickon, Chestnut Hill College students, and one reporter.

The effects of tropical systems Irene and Lee have taught the Friends of Wissahickon and the Philadelphia Department of Parks and Recreation one big lesson, which is that trails in the valley can and should be designed to better withstand stormwater. Groves says it’s noticeable how much better the trails that were re-designed to handle flooding held up after the storms. As flooding will never cease to be a threat through the Wissahickon Valley, this is an important lesson to grasp.  

Source: Kevin Groves, Friends of the Wissahickon
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

If you ride SEPTA buses or trolleys, you have likely experienced what it feels like to be stopped at a red light block after block after block. The great news for you is that Philadelphia and SEPTA are working together to help alleviate your headache. In as little as 18 months, three select SEPTA bus or trolley routes within the city will be able to move a little faster, thanks to the planned re-timing of traffic lights to prioritize SEPTA vehicles.

Andrew Stober, chief of staff for the Mayor’s Office of Transportation and Utilities (MOTU), explained just what traffic signal prioritization means. For instance, if a light cycle for a given intersection with no participating SEPTA routes passing through is 60 seconds, each direction would get 30 seconds of green. However, the city and SEPTA plan to utilize transponders atop buses and trolleys to alter traffic light timing so that a street’s lights will remain green for 40 seconds when a mass transit vehicle approaches.  

Currently MOTU is working with SEPTA to determine which bus or trolley routes are most deserving of traffic light prioritization. According to Stober, the five routes being debated for light re-timing are the routes 6, 52, and 60 buses, the route 13 trolley, and the route 66 trackless trolley. Stober described some criteria for the choice of routes. “All run along a single arterial with a lot of traffic signals,” he said. It is important to note that the prioritization will occur along the entirety of the three routes chosen, not just parts of them.

Interestingly, none of these routes go through Center City, which is not an accident. Stober justified these routes because they feed the Broad Street or Market-Frankford lines, which can subsequently be used to get downtown. With that in mind, the routes seem to represent many other parts of the city, including Southwest, West, North, Northeast, and Northwest Philadelphia.

Stober glorifies the transit prioritization by pointing out the many perceived benefits. The prioritization will "improve flow on capacity-constrained streets," boasted Stober. "The improvements will help increase transit modeshare." Not leaving out non-transit drivers, he added that other vehicles traveling in the same direction as the chosen buses or trolleys will also benefit from the lengthened green light.

This is all made possible by a $3.5 million grant from the Federal Highway Administration (FHwA). The city and SEPTA expect the transit preference to begin in 18 months to two years. This is just the latest collaboration between the transit agency and the city it serve to speed up transit vehicles. It comes on the heels of the removal of half the stops for the route 47 bus between Market Street and its South Philadelphia endpoint.

Source: Andrew Stober, Philadelphia Mayor's Office on Transportation and Utilities
Writer: Andy Sharpe

"If you were to walk down Germantown Avenue between Mt. Pleasant Street and Allens Lane, you'll see a thriving downtown area," says Anuj Gupta, the executive director of Mt. Airy USA, a community development organization. Gupta was hired to lead the group last November, and as he explains it, one of his major goals is to capture the explosive growth taking place along Germantown Avenue's northern stretch ("that energy, that momentum," he says), and to push it further south.

The process of creating new commercial life, of course, is no small feat. But Gupta and his colleagues recently learned that they've been given a considerable head start in the form of a Community Development Block Grant. Mt. Airy USA was awarded $249,600, all of which has been earmarked for a city-sponsored project known as the Mixed-Use Development Pilot Program. The funds will be used to rehabilitate two small and dilapidated Germantown Avenue buildings--one on the 6500 block and another on the 6600 block--into commercial spaces with affordable apartments on top.

Gupta's hope is that by properly repairing and then leasing the two spaces, which are both located just south of the booming strip in Mt. Airy, community revitalization will continue its forward march south along the avenue. And while he does have other neighborhood-improvement plans in place--talks are underway to start an outdoor summer movie series, for instance--Gupta ultimately hopes the upcoming projects will help "ignite the next resurgence of Germantown Avenue" by enticing private investors to seriously consider the underutilized and less trendy stretches of the street.

"Small business owners are climbing on top of one another to try and get in there," Gupta says, referring to the stretch of the avenue between Mt. Pleasant Street and Allens Lane. "And we want to try and get to the same tipping point further south."

Source: Anuj Gupta, Mt. Airy USA
Writer: Dan Eldridge

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There are a few things every neighborhood needs close by; a grocery store for food, a bar for nightlife and, for the caffeine-addicted among us, a local coffee shop. So when Mugshots owner Angie Vendetti went looking for her third location, she knew it had to be a neighborhood seriously jonesing for java. She settled on Brewerytown, Girard Avenue's west end that has seen strong development in the last two years. As Brewerytown's main commercial corridor begins to take shape, Mugshots hopes to be there to add a little cream and sugar. The shop, located at 2831 Girard Ave., celebrated it's grand opening on Halloween and served its first customers this week.

"We decided to have a grand opening on Halloween because of the timing, so we could get the kids to come in," says Vendetti. "It was actually a really good turnout. There were probably 150 people there, most of whom I didn't know so that's awesome. It wasn't all my friends and family."

Rehabbed by local development group MM Partners, the space was previously a hat shop that relocated to the other end of the block. Vendetti kept the original stained glass along the top of the facade but updated the lighting and the appliances for sustainability standards. Mugshots has long been a sustainable business focusing on fair trade coffee and reducing waste. But for now, Vendetti says, she will settle for being accepted into the Brewerytown community.

"Ever since we opened in Fairmount, we have been on that fence of trying to educate people without shoving it down their throats," says Vendetti. "We don't want people to feel like they are being preached at so we always make these options available--we offer 10 percent off for people with travel mugs, we don't give bags automatically if you only order one thing, things like that--so that they might catch on."

Source: Angie Vendetti, Mugshots Coffeehouse
Writer: John Steele

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.