Regionalism : Development News

While most members of the Church of Jesus Christ of Latter-day Saints (LDS) live along the Mormon Corridor in the Western U.S., there are actually quite a few Mormons who live in the Delaware Valley. Despite this, members of the Church currently have to schlep up to Manhattan or down to Washington D.C. to find a temple. This will soon change as the Church is preparing to put the first shovel in the ground on a new temple and mixed-use facility on Vine St. between 16th and 18th Sts.

Currently, Vine Street is a sea of surface parking between 16th and 18th, despite its prime location near the Ben Franklin Parkway, the main branch of the Free Library of Philadelphia, and the Pennsylvania Convention Center annex. The Mormons have bold plans to make use of these lots by building a 60,000 sq. ft. neoclassical temple, a 20,000 sq. ft. temple services building, a 155-space underground parking garage, and an undetermined mixed-use space, says Corinne Dougherty, the Philadelphia regional public affairs director for the church.

The temple’s exterior design promises to be dramatic. According to Dougherty, the exterior of the holy place will be made out of granite, and will include two spires, with the statue of an LDS angel gracing the top of one spire. The facility’s façade will be designed in such a way that will mesh well with the Free Library and Family Court buildings. "It is important for our temples to compliment the architecture and culture of the cities in which they reside," says the public affairs director. Salt Lake City Utah’s FFKR Architects is responsible for the exterior design.

While the exterior of the temple should be marvelous, the interior of the building will be beautiful in its own right. It will be designed in the Classical style, and contain a majestic entry and waiting space, a baptistery, offices, and instruction and ordinance rooms, according to Perkins+Will, the design firm that is in charge of the interior. Among the luxuries that will be found inside the temple are stained glass, broadloom carpet, ornate paint and gold leaf, and intricate stone flooring. Perkins+Will is a large firm with offices in more than two dozen locations across the globe, including here since 2007.

There is still no word on what the Church will do with the mixed-use parcel it acquired at 16th and Vine. While Grasso Holdings was previously given permission to build a 46-story mixed-use space at the site, they agreed to hand over the land to the LDS. The Church has consented to meet with neighbors, the City Planning Commission, and the Re-Development Authority (PRA) when it does decide what it wants to do. 

Dougherty explains that no groundbreaking date has yet been etched in stone for the temple, which means rumors of a July start for construction might be premature. She does say that construction should commence by the third quarter of this year, but doesn’t say when that will be. She is fairly certain that the temple and temple services building will be completed by 2014. Once that happens, the temple will have an open house period for several weeks. Take advantage of this open house, as the temple will only be open to Church members after it is dedicated, says Dougherty.

Writer: Andy Sharpe
Source: Corinne Dougherty, Church of Jesus Christ of Latter-day Saints

Have you ever wondered what it would be like to knock down pins and lose pounds at the same time? If so, you might want to head over to East Falls starting next month. This is when Sweat Fitness will open their first fitness center and BYOB bowling alley in One Falls Center on Henry Ave. This will soon be Philadelphia’s first combination gym and bowling alley and Sweat Fitness’ 10th location in the city and its suburbs. It will be called Sweat Fitness and Frames.

Sweat Fitness hopes to intertwine bowling and working out, according to Scott Caplan, the owner of the gym. To do this, Caplan plans to allow members who use any Sweat gym to bowl for free during off-peak hours, which fall on weekdays in the bowling sphere. The facility will feature 10 bowling lanes with room for private parties. Exercisers can unwind not just from a round of bowling, but also with a drink. Indeed, unlike many bowling alleys, Sweat Fitness and Frames will be BYOB.

While bowling is a unique bedfellow to fitness, Caplan previously owned the Stripes bowling alley at 40th and Locust Sts. in West Philly. Stripes closed in April 2010, but Caplan’s affinity for bowling did not go away. Caplan explains that bowling helps “solidify” relationships, which is important because “fitness is a very social business.” 

Caplan hopes that Fitness and Frames will become an integral part of the East Falls community. For one thing, Sweat will take advantage of a free shuttle that carries Philadelphia University students between their school and housing around One Falls Center. He’s also encountered strong support for the gym alley among the East Falls Development Corporation (EFDC) and other community groups. “So far they’ve been very happy to have us,” says Caplan, who adds that Sweat has become a “focal point” in other communities. 

If Sweat Fitness and Frames proves successful, the gym may open additional bowling fitness centers in the future. Caplan divulges that Sweat is looking to open a few more fitness facilities in the Delaware Valley in 2013, although no word yet if they’ll offer bowling.  

If you’re interested in joining Sweat’s upcoming East Falls location, Caplan says there are still around a hundred pre-sale membership slots available. While the owner can’t give an exact date as to when Sweat Fitness and Frames will open, he says it will likely be in late-April. This means only a month until you can enjoy a vigorous work-out, a round of bowling, and a frosty drink in one location.   

Writer: Andy Sharpe
Source: Scott Caplan, Sweat Fitness  

Illustration Courtesy of Sweat Fitness

Despite being a short owl’s flight away from Temple University, the West and South Kensington and Norris Square neighborhoods in Eastern North Philadelphia have been afflicted with the urban ills seen in other inner-city neighborhoods. Not oblivious to this, Associacion Puertorriquenos en Marcha (APM) has set out to re-define the communities. One way in which they’re looking to do this is by partnering with the Philadelphia City Planning Commission (PCPC) on its Eastern North Philadelphia quality of life plan, "Our Community, Our Ideas."

APM and the City Planning Commission are studying the neighborhoods between Lehigh and Cecil B. Moore Aves., 9th and American Sts., and a small sliver of Ludlow, according to David Fecteau, the Commission’s community planner who’s tasked with studying the area. He adds that this study comes at an appropriate time, as the city is applying for a $30 million federal Housing and Urban Development (HUD) grant for the area. So far, PCPC and APM are reaching out to community members, a process that has included “well over 200 residents and other stakeholders,” says Fecteau.

PCPC is working closely with the enterprising neighborhood group APM to truly understand the region they’re studying. APM is focusing on seven areas, says Jennifer Rodriguez, the deputy vice president for Programs and Sustainable Communities. The areas are:

• Income and wealth 
• Economic development
• Education
• Leadership
• Healthy environment and lifestyle
• Arts and culture
• Children and youth

APM’s focus areas are modeled after the Local Initiatives Support Corporation’s Sustainable Communities Initiative (SCI). Rodriguez says that one impetus for these particular concentrations is that a third of land in their coverage area is vacant. APM hopes to develop this vacant land, without forcing existing residents out. “The neighborhood wants a diverse community of mixed incomes and family make-ups,” says Rodriguez. 

It should surprise no one that environmental sustainability is playing a large role in PCPC and APM’s study. Rodriguez says APM is already partnering with the Water Department, the Pennsylvania Horticultural Society (PHS), and the School District to provide rain barrels at local schools. Finally, she says that a new transit-oriented development (TOD) will break ground on April 10 along 9th St. at the Temple University Regional Rail station. APM makes it clear that use of and development around rail and transit nodes will be closely studied by the City Planning Commission. 

Sources: David Fecteau, Philadelphia City Planning Commission and Jennifer Rodriguez, APM
Writer: Andy Sharpe

While you wouldn’t know it from looking at Center or University Cities, Philadelphia has an enormous amount of vacant land scarring the cityscape -- some 40,000 parcels, to be exact.  The scourge of vacant land twists its way through South and Southwest Philly, flexes into West Philly, rolls into North Philly, and extends into Northeast and Northwest Philly. Given the citywide nature of the vacancy problem and its mounting costs, the Nutter administration, City Council, and the state House and Senate all seem eager to address it. In fact, Mayor Nutter appears ready to release a new plan on vacant land, while the state Senate may soon begin debate on a bill to set up land banks to deal with vacant land.

Philadelphia’s managing director is just about done with the city’s new vacant land plan, according to Rick Sauer, the executive director of the Philadelphia Association of CDCs (PACDC). The city’s upcoming proposal only deals with city-owned land (only about 25 percent of all vacant parcels), and thus does not push for a land bank for privately held vacant land. Advocates see the Nutter administration’s plan as a step in the right direction, even if it might not go as far as they would like. “The administration is trying to create a rational process for vacant land,” says Karen Black, the principal at May 8 Consulting, a firm that has worked with PACDC on vacant land issues.

The Nutter administration’s ideas come on the heels of a land bank bill written by Councilwoman Maria Quinones Sanchez and co-sponsored by Councilman Bill Green last month. Black confirms that this bill aims to consolidate ownership of vacant land into one land bank, which means it goes substantially further than the bill being drafted by the mayor’s office. She adds that City Council hearings on Sanchez and Green’s bill might kick off as soon as May.  

There is also support for dealing with vacant land at the state level, with legislation being proposed that is similar to the land bank bill in City Council. Black informs us that the state House passed a land bank bill by Philadelphia Rep. John Taylor in February. She enthusiastically points out that this bill would enable private properties to be sold directly into a land bank, without the city having to change its charter.

Meanwhile, on the state Senate side, there is also some hearty support for land bank legislation. Senator David Argall, a Republican who represents parts of Berks, Lehigh, and other counties north and west of the Philly suburbs, has introduced a bill in the Senate designed to be a companion to the bill that passed the House. Black reassures that the passage of the House bill might mean action in the Senate is imminent. 

Black and Sauer are unequivocal about the neighborhood blight caused by vacant land. “Vacant properties have a significant negative impact on property values,” laments Sauer, who conducted a study with the city Re-Development Authority (PRA) on vacant land in late 2010. Sauer elaborates that the study found a 6 to 20% loss in property values caused by the presence of nearby vacant land. He also lambastes vacant properties as havens for drug activity, arson, and illicit dumping, which entail significant quality-of-life problems. PACDC’s study found that vacant land cost the city $20 million each year in maintenance costs.  

Writer: Andy Sharpe
Sources: Karen Black, May 8 Consulting and Rick Sauer, PACDC    

The Master Plan for the Central Delaware is one of 27 projects to be honored with the American Institute of Architects (AIA) Honor Award. The award recognizes excellence in architecture and urban design and is the profession's highest honor.

A news release cites the City of Philadelphia's plan for striking a "strong balance between urban design and economic reality, proposing both public and private development to transform and regenerate six miles of waterfront,"

Priority sites along Spring Garden Street, Penn's Landing and Washington are seeing work first. Phasing and funding of new parks, trails, transit and connections to existing neighborhoods were praised as a "practical implementation strategy."

Cooper Roberts & Partners led an impressive team in developing the plan, including KieranTimberlake, OLIN and H&R&A. The plan takes into account goals and objectives developed through extensive civic engagement led by PennPraxis, and the plan was adopted by the Delaware River Waterfront Corporation last June.

Source: Laurie Heinerichs, DRWC
Writer: Joe Petrucci

Old theaters, churches, bridgs historic sites and cemeteries were among those earning 2012 Preservation Achievement Awards from the Preservation Alliance for Greater Philadelphia.

The Preservation Alliance will present its Grand Jury Awards to 17 regional restoration and revitalization projects at its 19th annual Preservation Achievement Awards luncheon on May 8 at the Crystal Tea Room in the Wanamaker Building.

Danilo Vicencio of Vicencio Architects had two projects earn awards, including a property at 1824 Diamond Street and another North Philly project with Power House Development, Inc., at 431 N. 39th Street.

Also, the James Biddle Award, one of the Special Recognition Awards recognizing lifetime achievement in historic preservation, will go to West Chester University Professor Emeritus of History and American Studies Richard J. Webster. The distinguished teacher and author's books inlucde Philadelphia Preserved: The Catalog of the Historic American Buildings Survey.

"The range of award winners this year demonstrates the important role that historic preservation has in the economy of the Philadelphia region and the revitalization of neighborhoods," says Preservation Alliance Executive Director John Andrew Gallery in a news release.

Here's a full list of award winners:

GRAND JURY AWARDS
(project, address, owner, architect)

1824 Diamond Street
1824 Diamond Street, Philadelphia
Power House Development, Incorporated
Danilo Vicencio
 
2307 St. Albans Place
2307 St. Albans Place, Philadelphia
F. Scott Donahue
David S. Traub & Associates

431 N. 39th Street Triplex
431 N. 39th Street, Philadelphia
Power House Development, Incorporated
Danilo Vicencio

Arch Street United Methodist Church Window
55 North Broad Street, Philadelphia
Arch Street United Methodist Church
Atkin Olshin Schade Architects

Cathedral Basilica of Saints Peter & Paul
18th Street & Benjamin Franklin Parkway, Philadelphia
Archdiocese of Philadelphia
VITETTA

Curtis Institute of Music Lenfest Hall
1616 Locust Street, Philadelphia
Curtis Institute of Music
Venturi, Scott Brown and Associates, Inc.

George A. Weiss Pavilion at Franklin Field
233 S. 33rd Street, Philadelphia
University of Pennsylvania
Crawford Architects

Independence Hall Tower
Independence Square, Philadelphia
City of Philadelphia
Bargmann Hendrie + Archetype, Inc.

Mariposa Food Co-op - Belmont Trust Company Building
4824 Baltimore Avenue, Philadelphia
Mariposa Food Co-op
Re:Vision Architecture

Medallion Garden
3822 Ridge Avenue, Philadelphia
Laurel Hill Cemetery
KSK Architects Planners Historians, Inc.

PennDOT District 6-0 Bridge Rehabilitations
Cope's Bridge Strasburg Road (SR 0162) over Branch of Brandywine Creek
Hares Hill Bridge Hares Hill Road (SR 1045) over French Creek
Henry Avenue Bridge Henry Avenue (SR 4001) over Wissahickon Creek Lincoln Dr.
Rapps Dam Covered Bridge Rapps Dam Road (SR 1049) over French Creek

Saint Francis de Sales Church
4625 Springfield Avenue, Philadelphia
Saint Francis de Sales Parish
Historic Building Architects, LLC

Shane Candies
110 Market Street, Philadelphia
Franklin Fountain LLC
Owners Re

Smithville Park Houses
8 & 9 Park Avenue and 34 Maple Avenue, Eastampton, NJ
Burlington County, Department of Resource
Conservation, Division of Parks
Wu & Associates, Inc.

Termini Brothers Bakery
1523 S. 8th Street, Philadelphia
Termini Brothers Bakery
Materials Conservation Collaborative, LLC

West Chester University Recitation Hall
35 West Rosedale Avenue, West Chester
West Chester University of Pennsylvania of the State System of Higher Education, Facilities
Design and Construction Department
Klein and Hoffman, Inc.

World Cafe Live at the Queen Theater
500 N. Market Street, Wilmington, DE
Buccini/Pollin Group
Homsey Architects

SPECIAL RECOGNITION AWARDS
THE JAMES BIDDLE AWARD 
for lifetime achievement in historic preservation
Richard J. Webster, PhD

PUBLIC SERVICE AWARD
for preservation in the public interest
The Athenaeum of Philadelphia

RHODA AND PERMAR RICHARDS AWARD
for service to the Preservation Alliance
Architectural Walking Tour volunteer guides

BOARD OF DIRECTORS AWARD
for exceptional contributions to historic preservation
Ruth and Mansfield Bascom

COMMUNITY ACTION AWARDS
for achievement by community organizations
Friends of Mt. Moriah Cemetery  For efforts to maintain and improve Mt. Moriah Cemetery

Strawberry Mansion CDC and Strawberry Mansion NAC  For successful efforts to retain the historic character of the Strawberry Mansion trolley barn

SPECIAL 100th ANNIVERSARY RECOGNITION
Bucks County Historical Society  On the occasion of the 100th Anniversary of Henry Mercer’s home, Fonthill

AIA PHILADELPHIA AWARDS
2012 AIA Philadelphia Landmark Building Award
Vanna Venturi House, Venturi and Rauch, 1962

The Henry J. Magaziner EFAIA Award
To be announced

The Baltimore Avenue corridor in West Philly supports a distinct mix of long-time residents and culturally- and technologically-savvy newcomers like few other corridors in the city. This will be solidified if the Zoning Board of Adjustment (ZBA) approves the construction of Apple Lofts, a proposed apartment building at the forsaken Apple Storage complex at 52nd and Willows Ave. 

Andrew Eisenstein, a managing partner at Iron-Stone Strategic Capital Partners, is hoping to build 112 studio and one and two-bedroom apartments at the former storage facility. The development would be supported by 1,000 square feet of commercial space on the first floor, which Eisenstein says could offer food retail or a daycare center, among other possible uses. Parking for 94 vehicles would be included. Iron-Stone is still waiting for the ZBA to decide on whether or not to grant a variance for the development. 

Iron-Stone is enthusiastic about the proposed addition of Apple Lofts. "It's a really innovative project near growing businesses," touts Eisenstein. He adds that it would be the only high-rise building in the neighborhood, and would unfurl wonderful views of the Center and University City skyline. Eisenstein also draws attention to the building's location, which is convenient to the Baltimore Ave. and 52nd St. business strips, and the Route 34 trolley. 

According to Eisenstein, Apple Lofts enjoys the support of Cedar Park Neighbors and Walnut Hill Community Association. To be fair, some neighbors have concerns that this redevelopment could drive taxes up, which is often an anxiety in up-and-coming sections of Philadelphia. If approved, the apartments will be competitively priced, with studios going for $800, one-bedroom units being offered for $1,100, and two-bedroom apartments renting for $1,400. 

The Apple Storage structure is unique for how it was built. Eisenstein says that the building was constructed entirely out of brick and concrete so it could withstand fire. Iron-Stone hopes to begin construction in three or four months, depending on how the ZBA rules. Hopefully Apple Lofts can continue the trend of bringing in new residents without displacing existing ones a little west on Baltimore Ave.  

Writer: Andy Sharpe
Source: Andrew Eisenstein, Iron-Stone Strategic Capital Partners

If you’ve savored some French cuisine at Bibou, inhaled some hot chocolate at Rim Café, or purchased a wedge of cheese from DiBruno Brothers, you know that South Philly’s Italian Market is a delicious neighborhood.

How would you like to live next to the Italian Market? In fact, you might be able to find a sustainable townhouse in the Italian Market neighborhood later this year, as CITYSPACE Realty is selling four soon-to-be-built sustainable townhomes.

Rachel Reilly, a listing agent for CITYSPACE, anticipates construction to begin on the Olive Townhomes in four to six weeks. As has been the trend with some new residential construction in Philadelphia, the townhomes will be built using modular construction. “Since these homes are modular instead of stick-built, the first phase of construction begins in a controlled warehouse setting, and then the boxes are delivered and stacked on site,” explains Reilly. She says that the construction period will last for four months, with construction of the final three units hinging on how quickly they go off the market.

One of the most notable features of Olive Townhomes will be its minimal footprint on the environment. Reilly makes it clear that she expects the townhomes to be certified LEED (Leadership in Energy and Environmental Design) Gold, which is the second highest LEED certification possible. According to the agent, the development will be the first LEED Gold multi-unit complex in Bella Vista. The environmentally friendly features that are planned include Energy Star appliances, bamboo flooring, low VOC (volatile organic compound) paint, and roofs that can accommodate solar panels. 

Reilly adds that the location itself, on the 800-block of Carpenter St., is sustainable because of its walkability and access to mass transit. “It's steps to a slew of great restaurants (many of the BYOs), the Italian Market, great coffee shops, boutiques, and public transportation,” she exclaims. In addition it’s a manageable walk to and from Passyunk Avenue shops. Nearby mass transit options include the Routes 23, 47, and 47M buses, along with the Broad Street Subway. 

The three biggest townhomes will be 2,690 square feet apiece, each containing 3 bedrooms and 3.5 baths. Each townhome will include four stories, with an outdoor patio, large windows, and the option of adding a fireplace. The fourth townhome will be 2,540 sq. ft., with a basement, deck, and fireplace. The four townhomes will surround a lush outdoor courtyard. Single-car parking will be on-site for two of the residences, while the other two townhomes will have parking at a lot a block away. CITYSPACE’s Rachel Reilly is listing the property along with Sarah Robertson. 

Writer: Andy Sharpe
Source: Rachel Reilly, CITYSPACE Realty

For the past few decades, a mammoth building has sat decomposing on South Broad St., in a neighborhood that has otherwise been a beacon for redevelopment. This building is the former Third Regiment Armory at Broad and Wharton, which was last used by the National Guard in the 1980s. Since that time, the building has lay relatively dormant, embroiled in a dispute between the state Department of General Services and the local Tolentine Community Center and Development Corporation. Yet, state Senator Larry Farnese is hoping to change this, and spur redevelopment of the building.

Farnese recently authored Senate Bill 1368, which calls on the state to give Tolentine more control over the Armory by removing onerous restrictions. Tony Mannino, chief of staff for Sen. Farnese, says that the state Department of General Services mandated that the Armory could only be used for community services and could not be sold. Thus, the state senator wants to see these restrictions removed.

According to Mannino, one of the main problems with the Armory is that Tolentine doesn't have the money to adequately fix it up. "The condition of the building is so bad," admits Mannino. This includes the floors on the Broad St.-side of the building, which have partially collapsed. Ostensibly, the state didn't even grasp how poor the condition of the building was. "The building is in a more deteriorated condition than the Department of General Services had previously understood it to be," Mannino adds. 

Still, Farnese's office says the building is structurally sound to the best of their knowledge. Tolentine Community Center has been working with the city's Department of Licenses and Inspections in recent years, and made substantial repairs to the Armory's roof in early 2011. 

While Farnese wants to clear a path to re-development for the Third Regiment Armory, there has yet to be a solid plan as to what the rebirth should look like. "We want a re-development consistent with good use for the community," says Mannino. Mannino offers a revelation when he says the parcel seems to be zoned R-10A, which means residential. So, parties will likely have to pursue a variance for anything else. 

Apparently, Farnese's office has only had preliminary meetings with the Passyunk Square Civic Association and South Broad Street Neighbors about the Armory so far. They're currently concentrating on getting SB 1368 passed in the state Senate and House, so thoughts of how specifically to redevelop the space will have to come later. The bottom line is, Farnese is "trying to balance the interests of the community, state, and Tolentine," says Mannino. Hopefully, this balance will lead to further re-development on S. Broad sooner rather than later. 

Writer: Andy Sharpe
Source: Tony Mannino, Sen. Farnese's Office

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

Anyone who's been to Bartram's Garden or traveled through Philadelphia to get to the airport can attest that the neighborhoods around the lower Schuylkill River are quirky places. In many cases, the land doesn't comprise neighborhoods, but rather heavy industry, transportation infrastructure, and parkland. The Philadelphia Industrial Development Corporation (PIDC) has begun to examine the Lower Schuylkill River area, and is looking for public feedback.

Kate McNamara, PIDC's project manager for the Lower Schuylkill Master Plan, says the study area comprises "3700 acres of historically industrial land in South and Southwest Philadelphia." The eastern boundary is the intersection of I-95 and 76, while Lindbergh Blvd. forms the western edge. The area flexes as far north as the southern rim of University City.

The PIDC begins the study with the realization that this area has challenges. McNamara laments that 68 percent of the city's poorly-used and abandoned industrial land blights the Lower Schuylkill. In addition, there's the 400-pound gorilla in the closet, which is the impending sale or closure of Sunoco's Philadelphia refinery in June. 

With the challenges in mind, the area around the Lower Schuylkill River wields considerable potential. McNamara alludes to two studies, PIDC's "Industrial Land and Market Strategy" and the City Planning Commission's "Philadelphia 2035," both of which laud the area as being ripe for economic development. The project manager rattles off a list of attributes there, which include relatively enormous parcel sizes, access to transportation infrastructure, and accessibility to the Schuylkill River.

McNamara gives a few goals for the Master Plan, although specifics won't be possible until after public input and study. She wants to see the Schuylkill River Trail extended to help link Center and University Cities with Bartram's Garden and other destinations. From a business development standpoint, McNamara wants to see the area "positioned to attract new businesses, private investment and quality jobs."

The Master Plan is currently in its infancy, with plenty of opportunity for you, the public, to comment. PIDC will be holding two open houses this week, the first of which is Wednesday evening at the Richard Allen Preparatory School, and the second of which is Thursday evening at St. Gabriel's Roman Catholic Church on Dickinson St. In addition, there is a 40-member advisory group, which has met twice thus far, says McNamara. PIDC is working on the Master Plan in conjunction with the architecture and urban design firm Chan Krieger NBBJ.

Source: Kate McNamara, Philadelphia Industrial Development Corporation
Writer: Andy Sharpe Photo by Michael Weaver

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

University City continued to distinguish itself as a viable office and residential alternative to Center City in 2011. In fact, there were a number of exciting groundbreakings and announcements that dealt with new public space, high-rise development, and corridor enhancement between 29th and 43rd Sts, with the promise of more to come in the new year.
 
The past 12 months were especially noteworthy for all the new public spaces in University City. Rail commuters and pedestrians at 30th St. Station got The Porch, which is an outdoor promenade that featured yoga, a farmer's market, life-sized puppets during the month of November. The University of Pennsylvania opened up a new park to help bridge the wedge between University and Center Cities, which offers walking paths and athletic facilities. Finally, the city experimented with a "parklet" in front of the Green Line Café at 43rd and Baltimore, which meant replacing a few parking spots with outdoor seating.
 
University City also found itself in the throes of interesting high-rise development and corridor beautification efforts. University Place Associates finally got the anchor tenant it needed to announce groundbreaking for 2.0 University Place at 41st and Filbert, which is envisioned to be the city's first LEED pre-certified building. Also, public art flourished on Lancaster Ave. from 35th to 40th Sts. as a means to draw attention to the continued re-development of that corridor.
 
If you like what you're hearing, University City District's Prema Gupta should make you hopeful for 2012. Gupta reveals that the University City District received two grants from the city for pedestrian plazas. She says that her group is considering using them at the intersection of Baltimore Ave, Florence Ave., and 48th St., as well as on the University of the Sciences campus at 42nd and Woodland. 

Sources: Prema Gupta, University City District, and all the 2011 Development news-makers in University City 
Writer: Andy Sharpe

In the 24 years since the last brewery shut down in Brewerytown, the neighborhood has struggled with poverty and crime. Yet, for a neighborhood that so many people wrote off years ago, Brewerytown is making a comeback. This is evident in the development efforts underway on and north of Girard Ave. that Flying Kite wrote about in 2011.
 
MM Partners has been at the forefront of much of the development in Brewerytown. The exclusively-Brewerytown developer had a busy year trying to attract new residents and businesses to the neighborhood.
 
On the residential side, MM Partners set up a blog called Brewerytown Living in May to highlight noteworthy happenings for residents throughout the neighborhood. This blog appears to still be thriving with four posts this month about Amazulu, a holiday pop-up shop, Mugshots Café and Coffeehouse, and a toy drive. Also, MM Partners made progress on constructing a new condominium complex at 28th and Thompson Sts., called North 28.
 
MM Partners and Brewerytown also had a decent year for business development along Girard Ave. A new Bottom Dollar food market at 31st and Girard is on its way to reality, with a groundbreaking planned for early March and an opening scheduled for next autumn. In addition, the developer negotiated to get a taqueria to agree to locate along Girard Ave., with an opening date in late winter or spring of the coming year.
 
In the midst of all this development, Brewerytown leaders kept an eye on sustainability. MM Partners quickly adopted Olin Studios’ and Interface Design’s internationally renowned Patch/Work ideas for sustainability. According to MM’s Aaron Smith, Brewerytown might be able to implement some of the bold solar energy and guerilla gardening ideas in as little as six to eight months. Also, Marathon Grill opened an urban farm at 27th and Master to provide food for their restaurants. 
 
Rebecca Johnson, the executive director of the Fairmount CDC, outlined further sustainability efforts in 2011, and beyond. She lauded businesses along Girard Ave. for taking part in a Philadelphia Industrial Development Corporation (PIDC) program providing rebates for energy-efficient buildings. She also highlighted some guerilla gardening, where residents or organizations turned abandoned lots into community gardens. She predicted guerilla gardening would remain a trend in 2012, and recommended anyone interested look up abandoned lots on the city Board of Revision of Taxes website.    

Sources: Aaron Smith, MM Partners and Rebecca Johnson, Fairmount CDC
Writer:  Andy Sharpe