South Philadelphia : Development News

Whether you call the neighborhood Southwest Center City, Graduate Hospital, or G-Ho, one thing that’s not debatable about the blocks immediately to the southwest of Center City is the amount of new and rehabilitated housing that has sprung up in the past few years. Metro Impact Homes is a large reason why this neighborhood’s housing stock has improved. Metro Impact has been building rowhouses and condominiums between 16th St. and Grays Ferry Ave and between Fitzwater and Kimball Sts. for the past few years, and is getting bolder with its scope.

One intriguing project that Metro Impact is currently working on is Montrose Court around 25th and Grays Ferry, mentions Steve Shklovsky, the head of the development firm. Here, Metro is hoping to construct 11 luxury rowhomes with roof decks, green roofs, and garages. "My goal is to transform what is now the worst block in the neighborhood into one of the nicest," says Shklovsky. As development is rarely easy, some neighbors are protesting because of the proposed size of the rowhome yards. This means Metro will need a zoning hearing in a couple of weeks. The new development should start around $400,000.

Another planned Metro Impact development that’s brewing a lot of buzz is the opulent Fitz4 on Fitzwater St. betwixt 16th and 17th. Like the previous development, Fitz4 will feature roof decks and garages, and will be built on what currently is a forsaken intersection. According to Shklovsky, A total of four homes are being drawn up for Fitz4, with two being corner properties. The homes will be far from cheap, as prices are expected to begin in the $700,000 range.

Metro’s proposed new development should only serve to add an exclamation point to the firm’s existing development in Southwest Center City. One of Shklovsky’s proudest developments is at 1910 Christian St., which is a six-unit condominium development. What makes the developer so proud? "The south side of that block is one of the only in the (neighborhood) which had all matching facades and heights," exclaims Shklovsky. Perhaps it was this attention to blending in with the rest of the block that resulted in every condo unit being put under contract within 30 days.

Shklovsky is very content with developing in Southwest Center City, even though his office is in Southampton, Bucks County. He cites the neighborhood’s proximal location to the Rittenhouse Square area and University City as a reason why he’s so enamored. He quickly adds that many of his buyers are doctors and medical students who can appreciate the convenient access to the Penn health system. His primary complaint about the neighborhood is that there isn’t enough commercial space. The developer is sure to mention that he hopes to eventually move his offices to the city. 

Source: Steve Shklovsky, Metro Impact Homes
Writer: Andy Sharpe

For decades, Southwest Philadelphia's Paschall Apartments, located at 72nd and Woodland, was not a fun place to be. The public housing was riddled with poverty, drugs, and violence. However, today is a different tale, as Paschall Apartments has been replaced with Paschall Village, a contemporary, community-conscious, and sustainable public housing neighborhood. The Philadelphia Housing Authority (PHA), city council president Anna Verna, and state representative Anthony Hardy Williams cut the ribbon on Paschall Village this past week.

PHA aims to prove that public housing should be fully integrated with its surrounding neighborhood, which Paschall Village exemplifies. Michael P. Kelly, the executive director of PHA, is not satisfied with merely enhanced housing. Instead, he wants to see "better and safer neighborhoods." At the ribbon cutting, this sense of community was about as palpable as the stiff breeze that blew through Paschall that day. In fact, Alphonso Evans Sr., the principal at the Southwest Leadership Academy charter school, spoke about how eager his school was to admit children from the new Paschall Village.

While the PHA prioritizes blending Paschall Village in with the surrounding community, they also hope to sprout a sense of community within. According to Kelly, the Authority made sure to include a 4,000-square foot community center, along with a computer lab. In all, Paschall Village is made up of 100 townhomes, which contain one, two, and three bedrooms and vary in size from 700 to 1,550 square feet. Twenty of the units are handicapped-accessible.

Just like the PHA's recently rebuilt Mantua Square, Paschall Village contains some striking sustainable features. Passersby immediately notice solar panels protruding from each townhouse. These panels help power the development's hot water and Energy Star appliances. Kelly says that the village also sports geothermal heating and cooling and rainwater recycling. PHA was able to include these green advancements through a state Department of Environmental Protection grant. 

Overall, Paschall Village cost $38 million to redevelop. Most of the money came from federal stimulus funds, while Kelly commends Wells Fargo for kicking in $15.5 million in private equity. PHA says construction of the village led to 102 full-time jobs.  It looks like a slew of people and families jumped at the chance to be a part of a community -- Paschall's waitlist has already closed.

Source: Michael Kelly, Philadelphia Housing Authority
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 

Right behind Neumann-Goretti High School in South Philadelphia sits a building that looks decidedly out-of-place in the neighborhood. This building is a warehouse whose exterior is dressed head to toe in mosaic tiles. This building could only belong to one man; the noted local mosaic artist Isaiah Zagar. Yet, the 10,000-square foot warehouse is a work in progress, as Zagar hopes to create an indoor version of the Philadelphia Magic Gardens, an artistic hub draws tourists and events alike to South St.

The warehouse, located at 10th and Watkins Sts., consists of two floors that provide ample space for Zagar to showcase visual and performing arts. Zagar says he is looking to weave a “sculptural labyrinth" on the first floor, which he aspires to be “completely embellished” by mosaic. This would be distinctly similar to Zagar’s most talked about installation, the Philadelphia Magic Gardens. On the second floor, Zagar hopes to create a theater space. This would engage guests in a performing arts experience in addition to the first floor visual arts experience.

The greatest hurdle for Zagar to overcome is a lack of money. One of the primary reasons why he decided to create a second space is to extend the audience served and physical space of the existing Magic Gardens, which he says has had greatly increased attendance within the past few years. Foundations such as the National Endowment for the Arts supplemented the creation of the Magic Gardens, but grant funds for artists are becoming more scarce and more competitive.

Thus, it should come as little surprise that he’s having some trouble finding money to work on the warehouse. The biggest fiscal need he currently sees is the purchase of heating and air conditioning for the theater he dreams of building.

Zagar estimates that it will be three years before he completely finishes his work on the warehouse. At that time, “I hope it becomes an annex of the garden,” says the artist. Zagar also hopes his new installation lifts the Philadelphia art scene higher on its pedestal, as he tires of seeing New York City dominate the art chatter. Zagar says, “Philly was my history.”

If you have any questions about the Watkins Street warehouse, Zagar will be on hand to answer at the Magic Gardens on Dec. 4, from 1-4 p.m.

Source: Isaiah Zagar, Philadelphia Magic Gardens
Author: Andy Sharpe

Keven Parker has big plans for South Street between 13th and Broad this week, as he’s upgrading his restaurant, Ms. Tootsie’s, and adding a home store and luxury boutique hotel right next door. More than anything else, Parker is looking to emphasize the connectivity of the restaurant, lodging, and store, as there will be ample indoor access between the hotel and Ms. Tootsie’s.

Parker’s ambition in creating the new complex is quite evident. "We are a reflection of what this city offers to the discerning dweller or visitor: a place to eat, sleep and shop, the ultimate experience," says Parker. The new store and suites and the refreshed Ms. Tootsie’s will debut tomorrow (Nov. 16).

The suites, called Luxury Suites, will be something different for South Street east of Broad, which is not used to hotels. It’s clear that Parker means luxury in every sense of the word. There will be three luxury suites, each with a marble bathroom, bedroom, sitting area, oven, stove, large refrigerator, and dinette. To further regale guests, one suite will contain a jacuzzi in the middle of the bedroom.

The store is named KDP Lifestyle, which makes use of Parker’s initials. Parker plans to sell an eclectic variety of home wares at KDP, such as couches, chairs, bedding supplies, and lamps. The store will be a potpourri of trendy and antique items, and will be located directly underneath the suites.

To complement the new suites and store, the entrepreneur will also unveil a newly renovated Ms. Tootsie’s, with an enhanced menu. According to Megan R. Smith, who's handling public relations for Parker, the restaurant will now feature a "Love Lounge" for couples romantically inclined. The lounge will be painted entirely white with wood trim, and will be illuminated by faint lighting. The restaurant will also contain an R&B room with walls decorated by pictures of singers and resounding hues of red and black.

Smith adds that Parker’s expansion has met with approval from the community. She says that some of the biggest fans of the new suites and store have been local businesses and residents of the neighboring 1352 Lofts. In fact, the complex’s opening reception will include many guests from the nearby businesses and lofts.

Source: Keven Parker, KDP Lifestyle
Writer: Andy Sharpe
Photo by Andrew Terrell

Philadelphia’s Mayor’s Office of Transportation and Utilities (MOTU) and SEPTA have completed a six-month pilot of skip-stop service on the Route 47 bus between South Philadelphia and Center City. They were hoping to speed buses up by having them stop for passengers every other block, instead of stopping at every block. However, supporters did not see the time savings they were hoping for, and in fact found some buses ran more slowly. As a result, they have re-established the bus stops that were taken away. 

Six months ago, the city and SEPTA were dreaming about allowing the Route 47 bus to run seven or more minutes faster, which would enable a bus to make an extra run. Fast forward to the pilot, and the reality was a bus that ran almost two minutes quicker at the most, according to Ariel Ben-Amos, a planner in the MOTU. This was on the northbound side, which saw more time savings than the southbound side. Unexpectedly, southbound service was 1 minute, 12 seconds slower during the afternoon rush hour with the skip-stop service, says Ben-Amos. At other times of the day, the removal of stops only sped the southbound bus up by about a minute.

The Office of Transportation and Utilities has a few explanations for why the service alteration didn't work as well as expected. The Route 47 traverses a "very dense neighborhood with lots of blocks we have to stop at because of stop signs," recognizes Ben-Amos. The planner also blames seemingly omnipresent utility work, which delayed the route by forcing buses to detour. Ben-Amos elaborates by saying there was a detour along the route at some time about every other day.

Another factor to the reversal on the Route 47 pilot was changing rider and community group reactions. Ben-Amos says that some riders noticed a faster trip on their bus, but others did not. This dampened rider support for the pilot. At the beginning of the pilot, there was weighty support from community groups along the bus route. However, at least one civic association expressed skepticism about the removal of a few stops later during the pilot.

Stop consolidation was a major part of the city and SEPTA’s test, but it wasn’'t the only change in service. They also decided to depart buses every six minutes from their terminus at Oregon Ave.'s Whitman Plaza, regardless of what time it was. This change is also being done away with. However, other elements of the pilot are being retained, such as the change in trash collection times to avoid delaying buses during rush hour, backdoor loading at 8th and Market Sts. during the afternoon rush period, and the moving of the 8th and Walnut Sts. stop to the far side of the intersection. 

Another component that will be retained is the newfound cooperation between the city and SEPTA. For decades, it looked like city transportation officials and SEPTA couldn’t get on the same page. Ben-Amos says he’s especially happy that this has changed. This cooperation will again be on display as the city and the Authority work on traffic signal priority for select bus and trolley routes.

Source: Ariel Ben-Amos, Mayor's Office of Transportation and Utilities
Writer: Andy Sharpe

Federal Donuts opened last week to a frenzied following in the Pennsport neighborhood of South Philadelphia. It's an eclectic restaurant that specializes in donuts, fried chicken, and coffee. That is, if you can get in early enough to get your hands on their food and drink.

The opening week was an important lesson in just how hungry Pennsport denizens, Philadelphians, and even suburbanites are for fried chicken and donuts. Astonishingly, Federal Donuts ran out of chicken by 12:55 p.m. every day during their first week, even though they originally planned to be open until 8 p.m. each day. The donuts also proved ultra popular, as both the hot sugared and filled donuts sold out before noon most days last week.

The new restaurant generally sells the hot sugared donuts between 7 and 10 a.m. Monday through Sunday, if they don't run out. Flavors include Indian cinnamon and vanilla-lavender. They sell the filled, or "fancy," donuts all day, until they run out. These flavors are comprised of key lime, nutella-pomegranate, and chocolate-raspberry, to name a few. They start selling fried chicken around noon, which includes Korean-style glazed chicken and crispy chicken. The chicken is prepared by renowned chef Michael Solomonov.

According to Bob Logue, one of the owners of Federal Donuts and Bodhi Coffee, the restaurant fills a void in Pennsport and the city. "The neighborhood was dying for something great," explains Logue. He adds that an establishment combining donuts, fried chicken, and coffee in the city was "elusive" before his shop opened. Logue justifies the crazed popularity of Federal during its first week by saying that it appeals to long-time Pennsport residents, yuppies, and people all across the city and even suburbs.

So far, it seems like things have calmed down to some degree this week. On Monday, fried chicken was still being offered until 1 p.m., which gave famished customers a little more time. Also, donuts lasted a little longer on Monday. "We're still selling out, but at a nicer pace," says a less frenetic Logue. Absent were the long lines of the previous week, although a steady stream of new and returning customers enlivened the shop.

Given the enormous success of Federal Donuts so far, Logue has dreams of expanding. "Federal Donuts is dedicated to the growth of a new industry in Philadelphia," he asserts. Logue says he would like to expand, although it will take some time. He's especially hopeful to add some fryers, since that's currently the biggest limitation to making more donuts and chicken. The fact that talk of expansion has come up so quickly is a great sign for the shop. In just a week, Federal Donuts has become a hit in Pennsport and Philadelphia.        

Source: Bob Logue
Writer: Andy Sharpe

PHOTOS: MICHAEL PERSCIO

The Friends of Seger Park Playground have been feverishly looking for funds to make their park at 11th and Lombard Sts. a destination for Center City and South Philadelphia children. They’re looking to improve their play equipment and install a sprayground, both of which cost a handsome amount of money.

It looks like the playground will be able to move forward with its first phase of improvements, thanks to a $500,000 grant from the city. This is in addition to a $50,000 donation from Jefferson Hospital. Adrienne Kenton, co-president of the Friends of Seger Park Playground, predicts construction will commence during the summer of 2012. In the words of Kenton, one of the biggest changes will be that all of the play equipment will be moved into one area on the 11th St. side. This would include a “dedicated tot lot,” says Kenton, which would be tailor-made for kids who are "barely crawling."

The second component of the Friends of Seger’s dream is the repair of a water sprayground that currently doesn't work. The playground held a competition to create a design for the sprayground, which was won by six designers from Kansas. The victorious design is called Fluid Scape, and includes two walls, a bench, and over a dozen water jets. This is meant to be a complement to the other playground equipment for children. Regrettably, the Friends are still $350,000 short in their quest to raise enough cash for the sprayground. Kenton assures that she and her cohorts are busy trying to identify sources of funding.

Kenton underscores why it's so important that Seger Playground be amenable to children. "So many families are opting to stay in Center City," says the co-president. Indeed, Center City is seeing a noticeable amount of young families who want to raise children in the city. This, coupled with parents rearing young children a few blocks south in South Philadelphia, should ensure plenty of use for the renovated playground. Right now, the only thing sitting in the way is $350,000.

Source: Adrienne Kenton, Friends of Seger Park Playground
Writer: 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

For one week in mid-October, pedestrians and bicyclists on Christian and Catharine Streets in Southwest Center City will be able to breathe a little calmer. This is thanks to the South of South Neighborhood Association (SOSNA), which will be implementing creative traffic calming techniques as part of their Better Blocks Philly celebration for DesignPhiladelphia.

While it would be a stretch to say all the details have been worked out by now, Katie Winkler, a design coordinator for Better Blocks Philly, was able to give a rough itinerary. In short, the event will raise awareness of safer streetscape and neighborhood design policy and local businesses, aiming to even the playing field between cars, pedestrians, and bicycles. Winkler says raised mid-block crossings will make it easier for pedestrians to cross streets, bump-outs will be constructed at intersections to slow down vehicles, and the installation of new signage will make sure motorists are aware to share the road.

Winkler is also aiming to beautify Southwest Center City. “We will be having trees generously donated to us from the new Tree Philly Program of Philadelphia Parks and Recreation, as well as other planted material from Greensgrow Farms and County Line Nursery,” says Winkler. Additionally, the neighborhood will offer more sidewalk lounge space by crafting a parklet at 17th and Christian Sts -- similar to the recently opened one near Clark Park in West Philadelphia.

Another important component to Better Blocks Philly is the rehabilitation of unused building space. Winkler currently has two or three spaces in mind that she wants to turn into short-term cafes or shops. As well, a coalition of 30 craftspeople and thinkers called PhillyWorks plans to set up an open studio and/or think-tank space. Also, a group called Cartographilly might set up a space to showcase its Philadelphia mapping project.

Inspiration for Better Blocks Philly comes from a variety of different places. According to Winkler, Philadelphia Park(ing) Day, where parking spots across the city sprouted into one-day parks, was a weighty inspiration. Also, inspiration was gleaned from other U.S. cities including Seattle, Portland, and especially Dallas. Believe it or not, the Texas bastion was where the national Better Block movement originated. SOSNA is acting as the "project head," while Wallace, Roberts, & Todd is the "lead design coordinator" and Brown and Keener Urban Design is the "lead event programming and sponsorship coordinator."

Source: Katie Winkler
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

For quite some time now, the priest of St. Maron's Roman Catholic Church, which sits on the corner of 10th and Ellsworth streets in South Philly, has had something of a vision--a dream, you might say--relating to the living conditions of his parishioners, more than a few of whom are senior citizens in their 50s and 60s.

"They're presently living in the community," says Bruce Morgan, the president of Paoli's BCM Affordable Housing, "and for a number of different reasons, they don't want to continue living in a house they own or rent, or living with family members. They need a living arrangement that's more conducive to someone who is 55 and older. They're also typically on fixed incomes, and in a lot of ways are getting priced out of a gentrifying neighborhood."

Morgan, as it happens, runs the real estate development firm that was given the green light to construct the solution to South Philly's seniors: Along with the Haley Donovan design-architect firm and the architecture and interior design firm known as Kitchen & Associates, Morgan's company will be building a roughly 71,000 square-foot building for seniors on the 900 block of Ellsworth Street, on the current site of an under-utilized municipal parking lot.

Along with 64 units, a community room, two outdoor patios, a green roof and Energy Star appliances, the L-shaped structure will be constructed according to LEED certification standards. (Due to high costs, however, Morgan doesn't plan to actually apply for the certification itself.) Construction should start sometime near the end of the year, or the beginning of 2012.

Meanwhile, in West Philadelphia's Wynnefield neighborhood, the New Jersey-based Tryko Partners firm has spent $8 million acquiring the Kearsley Nursing Community campus, which has been recognized as the first nursing community in the county, according to Uri Kahanow, Tryko's director of acquisitions (skilled nursing with private and semi-private rooms available).

The three-building campus overlooks the Bala Golf Course and includes a historic property built in 1861. Still, says Kahanow, "We're definitely going to focus a lot on upgrading the services in the nursing facility. We're definitely going to expand on what they have now."

Writer: Dan Eldridge
Source: Bruce Morgan, BCM Affordable Housing Inc. & Uri Kahanow, Tryko Partners

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.

Even if you don't happen to be a skateboarding enthusiast, there's still a decent chance--assuming you've lived in Philly for any amount of time--that you're familiar with our city's legendary status among skateboarders worldwide. What you might not be aware of, however, is that a local nonprofit organization known as Franklin's Paine Skatepark Fund (FPSF) is currently in the process of reviving and growing the skateboarding scene here, and in a very major way.

Near the end of May, FPSF, which is "dedicated to the advancement of skateboarding in the Greater Philadelphia region," according to a recent press release, made public an ambitious 31-page master plan for the future of Philadelphia's skatepark development.

The plan was created in partnership with the city's Parks and Recreation Department, and was completed by the Center City-based Friday Architects/Planners. According to FPSF's Claire Laver and Josh Nims, it's only the first phase of a study that will eventually see $11 million spent on the planning and construction of somewhere between 30 and 40 skateboarding spots throughout the city and the surrounding region.

"It's our goal to continue working on this, and to eventually create a plan that covers every corner of the city," says Laver. "But we have a lot of projects on our plate with this first phase."

The master plan's first phase focuses exclusively on sites in the west and southwest regions of the city, and according to Nims, one of the first projects involves the skatepark at McCreesh Playground, which will see further development this summer. The Miles Mack Playground is also mentioned in the master plan, as is the Rose Playground in Overbrook.

In the meantime, FPSF is sponsoring the international Go Skateboarding Day on June 21; among other area skate spots, both Miles Mack and McCreesh will host events.

Source: Claire Laver and Josh Nims, Franklin's Paine Skatepark Fund
Writer: Dan Eldridge

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