Reuse / Rebuild : Development News

Last week, the Philadelphia City Planning Commission adopted the Lower Northeast District Plan as part of the city’s Philadelphia 2035 Comprehensive Plan.  The Lower Northeast joins West Park and Lower South as having finished and adopted plans, leaving 15 more districts still to come over the coming years.   

The Lower Northeast covers the ever-evolving neighborhoods of Frankford, Lawncrest, Oxford Circle and Northwood and was particularly impactful because of the unique problems the area faces.  A number of these issues culminated in the plan’s focus areas, which include the Frankford Transportation Center, Frankford Gateway and Castor Avenue. 

The Plan indicates that nearly 1 in 5 Lower Northeast residents do not have health insurance and that wait times at health centers across the city are increasingly long.  To remediate this issue, the Plan calls for the creation of three health centers in the neighborhood, with one adjacent to the Frankford Transportation Center. 

This does two things, says Jennifer Barr with the City Planning Commission -- it increases the amount of needed health centers in the immediate area and substantially increases access for residents across the region. 

“Some 680,000 Philadelphians can reach the Frankford Transportation Center without a connection,” says Barr, “this is the ideal place to create a destination for health services because access is so high but also because a large amount of people are already passing through the Center on a daily basis.”   

The Frankford Center focus area was not particularly controversial.  Other areas weren’t so lucky.  The Castor Avenue focus area recommendations caused a bit of controversy, as they call for an upzone of the corridor into a mixed-use, higher density district.  This means allowing buildings to reach heights of 55 feet and encouraging residential uses above storefronts – something that doesn’t exist now.

Barr indicates that despite a small group of citizens who opposed the idea, this provision was actually supported by most of the community, likely because it makes perfect sense from a planning perspective. 

“There is a lot of demand for housing in the area with little room to expand,” says Barr.  “With Castor Avenue struggling as a commercial corridor, encouraging residential density can rejuvenate the corridor while increasing residential housing options.”

The plan’s third focus area is Frankford Gateway along Frankford Avenue, an area full of underutilized industrial buildings but full of potential.  “With the success of nearby Globe Dye Works into a thriving artist community, we have a prime example of utilizing old industrial buildings for modern day needs,” says Barr, “these buildings are an important part of Frankford’s heritage so we want to protect them and encourage their reuse.” 

To this end, the plan recommends changing the zoning along the Avenue from ICMX to a new classification – IRMX - which allows for live/work spaces geared towards these large industrial structures.

With these issues dealt with in meaningful ways and the Plan officially adopted, attention has moved on to the Center City plan, which is currently underway and the University City plan, which will begin shortly.  These districts, too, face a series of unique issues that will be fleshed out and addressed over the coming months.  Center City’s next public meeting will be held on Oct. 22 and University City’s plan is set to begin Nov. 13. 

Source: Jennifer Barr, City Planning Commission
Writer: Greg Meckstroth

From the outside, the Hatchatory looks like just another vacant warehouse, blocking views of the river in this once-bustling hub of East Kensington. You might not notice its shining gates, upcycled from steel that formerly covered each window; or the fresh coat of paint upon its windowsills. The bright orange door might catch your attention—a dazzling point against bricks and mortar. However, even if you did notice the door, you probably wouldn’t realize the weight of its symbolism—a happy meeting of old and new—or imagine the incredibly creative things happening behind it.
 
Billed as a “unique workspace for interesting small businesses and interesting people, the building at 2628 Martha St. houses 26 workspaces and dozens of maker-types who bring an artisan approach to manufacturing of all kinds.
 
Just a few weeks ago, Flying Kite took a peek inside at one of the Hatchatory’s tenants, the custom denim and leather goods makers at Norman Porter Company.
 
Fancy Time Studio is one of the Hatchatory’s other interesting makers. The recording studio is owned and operated by producer Kyle "Slick" Johnson, who has worked with bands such as Cymbals Eat Guitars, Rogue Wave, Wavves, Modest Mouse and Philly's own Creepoid. Beth Beverly uses her space at the Hatchatory to create alternative millinery and sculpture with natural fibers and ethically sourced fur and feathers. Another creative business that has set up shop there is Great Graphics, a screen printing business started by two Tyler School of Art graduates 30 years ago. It provides service to artists and commercial clients on fabrics, metal, wood, plastic and glass.
 
Built in 1895, the Hatchatory’s walls first housed a soap and a caulk factory. After about a century, the plant closed, ending its manufacturing days. But six years later, in 2003, Gerard Galster Jr. bought the property. Instead of demolishing the building, he asked his friend Russell Mahoney, a recent grad with a master’s degree from Taliesin, the Frank Lloyd Wright School of Architecture, to make it useful once again.
 
“When you knock down a perfectly good old building to put in a new ‘green’ one, all of its static carbon is released into the atmosphere. That’s a true crime in sustainable design,” Mahoney says.
 
The superintendant l’extraordinaire also operates his own design collective and workshop, Broken Arrow, at the Hatchatory. He admits that it is less expensive to replace old with new, but his team at Broken Arrow is dedicated to making it cheaper and more practical. They apply this practice to everything, including old desks from the soap factory days, which they refurbished for the Hatchatory’s workspaces.
 
Mahoney’s team has adapted those workspaces to modern loft units with original exposed brick, beams and hardwood floors. Each is equipped with state-of-the-art ductless heating and cooling systems and floor-to-ceiling windows that bathe the rooms in natural light.
 
Common areas in the Hatchatory are also repurposed for maximum use. Recently its garage space hosted WAMB, a Fringe Festival performance that took advantage of the wide-open space by draping circus rings and hoops from ropes on the rafters. The third floor open area provides a perfect space for tenants to exhibit art and sell products, and down the hall Mahoney is working on a communal area with couches and a kitchen.
 
Source: Russell Mahoney, The Hatchatory
Writer: Nicole Woods

It’s no secret that vacant land is a serious problem in Philadelphia, particularly in sections of North Philadelphia where years of neglect and abandonment have left physical scars to the area’s built environment.  There are numerous organizations, non-profits and city efforts that combat the issue; in Kensington, a group of grassroots organizers and residents have taken a particularly aggressive approach.

At H Street and Westmoreland, the green, lush Phoenix Community Park now sits on what was once considered a vacant lot.  But the land wasn’t always considered so -- a large, abandoned horse blanket factory once stood here. Five years ago, the facility turned to ash in a 7-alarm fire that also spread to 19 homes nearby. Thankfully, no one was killed. 

Shane Claiborne, a longtime neighborhood resident, was particularly affected by the blaze – his home was completely destroyed.  But instead of bemoaning his circumstances, he and other neighborhood activists decided to turn the tragedy into a neighborhood asset. 

Through his non-profit The Simple Way, a Christian community services group, the group raised money and acquired the land where the rowhouses once stood, turning the lots into community gardens.

But across the street where the factory burnt down, loose dirt whipped across the neighborhood like a scene out of Little House on the Prairie.    

Claiborne says the city’s laissez-faire attitude about remediating the eyesore encouraged residents to fix the problem themselves.  Through donated time and funds, local volunteers earned a year-to-year lease of the lot to turn it into a park.  In no time, they cleaned up the site, placed used painted tires around the perimeter to demarcate the space and renamed it Phoenix Community Park.

Through these efforts and thanks to The Daily News bringing light to the subject, the city took notice and started putting resources towards The Simple Way’s efforts, even though the lot was still technically publicly owned. 

At a time that marked the five-year anniversary of the factory fire, the Pennsylvania Horticultural Society planted grass and trees at the site and installed a wooden fence around the perimeter.  The now iconic painted tires are still there, complete with a large and in charge mural on a nearby building wall. 

With this momentum behind them, and nearly 1,000 signatures to boot, Claiborne and others now want the space officially designated as a City park.  No more year-to-year lease.  Unfortunately this is easier said than done; since the site is not officially designated as a park, a very real threat remains that the lot could be sold off to private interests for development. 

“We are thrilled by the greening of this lot,” explains Claiborne, “but we also have a ways to go on making it a permanent park.  We need it officially recognized by Parks and Rec.” 

Doing so would protect the lot from development and formalize the City’s role in maintaining the space.  It would also allow the community to make improvements in more meaningful ways.  “A ‘park’ designation would allow us to build on new additions like playground equipment without the fear that it could all be squashed and developed with the year to year agreement,” says Claiborne.

Mayor Michael Nutter has recommended that the Parks and Recreation Department take over nearly 500 acres of land for park space.  Claiborne believes Phoenix Park should be part of this initiative and hopes the Mayor and others hear Kensington’s simple, to the point message on the matter. 

“We want it to be permanent, and have hundreds of neighbors who agree.”

Source: Shane Claiborne, Neighborhood Organizer, Founder of The Simple Way
Writer: Greg Meckstroth

Last week, the ZBA gave final approval to a new development in Graduate Hospital, something folks have become accustomed to in the booming neighborhood immediately south of Rittenhouse Square. But Bloc 23, now set to break ground in early 2013, isn’t your standard G-Ho development. It is receiving overwhelming community support and being heralded as innovative, ambitious and even wonderful. Why the excitement?

The answer lies in its obvious suck-up (in a good way) to the community it will soon reside in.  Designed by local firm Campbell Thomas Architects and Stephen Nebel of Berlin-based LABhaus, the 5-story mixed-use building aims to please.  Bloc 23, which is located at the critical intersection of Grays Ferry and Bainbridge, just across from the controversial Toll Brothers residential development, will bring increased retail services, housing choices for a wide range of residents and top quality design.      

The building’s retail component, 10,000 square feet in all, will increase residents’ access to neighborhood amenities.  Jacqueline Balin of Fameco Real Estate is handling the commercial leasing for the new space and sees a huge demand for increased retail services in Graduate Hospital.  “We’re at a tipping point where demand now exceeds supply,” explains Balin, “the second- and third-generation spaces along South Street are mostly utilized and what the area now needs is bigger, more flexible spaces to accommodate large (restaurants) and retailers.”

Developer Stephen Rodriguez, who lives a few blocks away from the site, agrees with Balin’s sentiment.  “Graduate Hospital is one of the only neighborhoods that doesn’t actively take advantage of their 5-point intersections,’ says Rodriguez.  “This development can jumpstart a small ‘urban village’ along Grays Ferry, full of restaurants and retail services for residents to enjoy.” 

To that effort, Rodriguez has indicated outdoor seating is planned for the retail spaces, with the idea of creating a more cohesive public realm in the area.

Increasing housing diversity and choice for potential homebuyers is another Bloc 23 feat.  “We wanted to appeal to a wide range of homebuyers,” says Rodriguez, who plans to move his family into one of the 24 condos once complete.  “The 600 square foot units appeal to young professionals or Penn students while the 2,600 square foot units can be a townhouse alternative for families.”  Bedroom sizes also vary; anything from 1-4 bedroom units can be found in Bloc 23. 

Future residents will enjoy the many high design features that will come with their new digs.  Private and shared terraces, a green roof and underground parking truly are a few of the many amenities the developer has planned for Bloc 23.  To top it off, the structure’s modular construction status makes it on the front lines of green technology and sustainable development.  

Rodriguez believes that if all goes according to plan, Bloc 23 will be completed in fall of next year.  From there, he hopes to start on the project’s second phase, at 611-615 S. 24th Street.  Rodriguez and Balin have indicated phase two will feature similar community minded features as well.

Source:Jacqueline Balin, Fameco Real Estate; Stephen Rodriguez, Local developer
Writer: Greg Meckstroth

The industrial buildings surrounding the 1500 block of N. Bailey Street in Brewerytown have always been known for making and producing things.  But in a tale all too common in urban core neighborhoods, years of neglect and disinvestment have left parts of the neighborhood feeling desolate and forgotten.  More recently, however, as a number of artists have moved into these buildings for live-work purposes, bringing with them real estate developers’ interest and money, the area is reinventing itself, once again producing things but with completely different means and ends.  

Now dubbed the ‘Bailey Streets Arts Corridor,’ according to local ceramic artist and college professor Michael Connelly, the name is well-earned.  “There are now 10 nationally respected ceramics artists living and working within a three-block radius, as well as painters, woodworkers, and a choreographer,” explains Connelly.  "Plus, 12 contributing buildings (commercial and residential) along the Corridor are now under the control of local artists and investors."    

Connelly has been a chief driver of establishing the arts corridor, and is responsible for attracting other artists to invest.  He has also put his money where his mouth is, recently purchasing two properties on North Bailey Street that he hopes to rent out to community artists at affordable prices.

He’s also investing in large renovation projects, more recently converting an old warehouse studio space.  He believes this project in particular will help the corridor reach a critical mass and really take off.  Working closely with his colleague Robert Sutherland, a ceramic artist and general contractor/builder, they have officially started Phase One work on the project, already securing the exterior walls and conducting interior demolition.

Connelly’s work and the resulting conglomeration of artists along Bailey Street got the attention of development and construction firm, MM Partners LLC, who saw the corridor’s progress and even bigger potential for increased investment.  In no time, the company bought up the famous W.G. Schweiker Co. building at the intersection of Jefferson and Bailey Street with plans to renovate it into something beneficial to area artists. 

According to Jacob Roller, co-managing partner at MM Partners, they immediately went to Connelly to gain ideas about what exactly to do with the building.  He recommended converting the space into live-work units for artists, something he saw as severely lacking in the Philadelphia region.

MM Partners is now following Connelly’s advice, filling out the Schweiker building with nine live-work units.  Roller hopes the renovated space will quickly become an anchor along the burgeoning corridor and provide a unique opportunity for area artists looking to save a little money on rent by putting studio space under the same roof as their bed.    

From here on out, Connelly hopes more and more artists and investors will continue to be attracted to the area. 

“Numerous artists have already followed our lead by moving into our rental properties on Bailey Street, as well as infilling the surrounding blocks,” he says.  “Moving forward, we are hoping the artists decide to invest in our area by purchasing property and further solidifying a creative arts vernacular of the community.” 

Source: Jacob Roller, Co-Managing Partner at MM Partners; Michael Connelly, Ceramic Artist/College Professor
Writer: Greg Meckstroth

The Philadelphia Housing Authority (PHA) recently announced their plans to sell the land of the former Liddonfield Homes public housing site in Upper Holmesburg to a private developer, ABS, in partnership with Holy Family University.  And then, in late July, they officially went through with these plans, moving the redevelopment of the 32-acre vacant site one step closer to reality. 

This officially brings an end to the competitive proposal process that PHA initially issued last year.  The RFP deadline came and went in January and since then, PHA has been going over bids and narrowing down their options, eventually landing on the ABS – Holy Family University proposal.  In the end, ABS paid $4.2 million for the entire site. The final deal is still subject to approval by  the U.S. Department of Housing and Urban Development (HUD).

"PHA is excited to take this first step and begin negotiating the details with the developer," said Estelle Richman, the one and only member of PHA’s Board of Commissioner. "It is a wonderful opportunity for the community."

ABS was formed specifically for the redevelopment of the site.  Members of the group include AP Construction, Inc., BSI Construction LLC and Synterra, Ltd.  Their winning proposal calls for athletic fields, student housing and affordable senior housing.  Another interesting aspect of their proposal is their plan to offer upwards of $1 million in scholarships to PHA students at Holy Family University as well as spend over a half million on job opportunities for the city’s low income residents. 

"ABS submitted a very compelling and competitive proposal,” said Kelvin Jeremiah, PHA's Interim Executive Director.  “Under their plan, seniors will have affordable housing opportunities in the Far Northeast, PHA residents will have the opportunity to attend Holy Family and some of the city's neediest residents will be able to land jobs in a tough economy."

Not as well known across the region, Upper Northeast residents know the Liddonfield site well, and not for good reasons.  Liddonfield was initially developed in the 1940s for military barracks purposes.  In 1955, PHA acquired the site and put it to use by way of public housing. 

But by the 1990s, the site had become synonymous with neglect, crime and was typically blamed for the deterioration of the surrounding area. That, coupled with a federal housing policy paradigm shift underway via HUD’s Hope IV and Choice Neighborhoods programs, Liddonfield quickly became seen as outdated and poorly designed.  By the beginning of 2011, all of the site’s 58 buildings were demolished to make way for the new development, something ABS and Holy Family hopes to get underway as soon as possible.  As of now, no official groundbreaking has been set.    

Source: Estelle Richman, PHA Board of Commissioner; Kelvin Jeremiah, Philadelphia Housing Authority
Writer: Greg Meckstroth

Food ventures officially returned to 310 S. 48th Street in West Philly when the much anticipated Center for Culinary Enterprises (CCE) had a ribbon cutting ceremony on Friday to celebrate the pending opening of their new space - a former grocery store that had sat vacant for over 10 years. 

Backed by local business accelerator The Enterprise Center, CCE is being billed as one of the nation’s premiere commercial kitchen centers.  Essentially, it is a culinary incubator aimed to help jumpstart Philly food entrepreneurs by providing them space, resources and contacts in the industry.  To meet those ends, the space will include four state-of-the-art commercial kitchens for rent to culinary entrepreneurs, an eKitchen Multimedia Learning Center and retail spaces.

Since we last reported on this project, a lot of positive progress has been made.  First off, CCE was able to leverage an initial $1.5 million grant from the U.S. Commerce Department’s Economic Development Administration (EDA) into millions more in state and local grants, private funding, and corporation funding to really jumpstart the commercial kitchen aspect of the project.

CCE also helped initialize a business incubator program called Philly Food Ventures, where CCE’s entrepreneurs will have the opportunity to receive technical assistance for their culinary endeavors. The center has also developed a key partnership with Bon Appétit at the University of Pennsylvania. The food service management company will purchase roughly $500,000 of products from CCE entrepreneurs each year.
 
Through these successes, attracting entrepreneurs and retailers to the Center has been relatively easy.  According to Delilah Winder,  Director of the Center, 30 clients have officially committed to being part of the Center, with hundreds more expressing interest.  And according to Naked Philly, Desi Kitchen, an Indian/Pakistani restaurant, will occupy one of the retail spaces, with coffee shop Café Injera taking the other.
 
With so many milestones achieved over the past few years, the CCE has begun to receive national acclaim, creating interest from other cities around the country who are interested in starting something similar in their respective cities.      
 
But the work doesn’t stop there -  Winder expects the Center to officially open in the next two weeks.  From there, she expects the incubator to launch or move forward 10 businesses each year.  Additionally, they expect anywhere from 54 to 81 full-time jobs will be created in its first year of operation, and nearly 150 over three years.

Source: Delilah Winder, Director, Center for Culinary Enterprises
Writer: Greg Meckstroth

On July 10, after 15 years, 11 months, and 1 week, New Jersey's own Flying Fish Brewery officially shut down production at its Cherry Hill digs in preparation for their move into a new high tech brewery in Somerdale, Camden County.  The relocation quadruples the brewery’s size and will allow them to meet demand, something they haven’t been able to do in Cherry Hill.  Driving this demand are a number of specialty brews the company has become known for over the years, none moreso than their popular “Exit Series” brews that are named for New Jersey Turnpike exits.   

After announcing their move late last year, the brewery has been busy building out their new space, with efficiency and sustainability in mind.  First off, according to he building is a great example of adaptive reuse.  "It was built in the late 1960s and was originally a pressing plant for Motown records," explains owner Gene Muller.  Plus, the building is outfitted with a solar panel farm on the roof that will supply a good portion of the structure's electric.  Rain gardens have been installed on the grounds and will capture 15% of the storm water off the roof and funnel it to the garden, allow it to slowly seep into the water table instead of running into the nearby Cooper River.  "Everything with the building has a focus on sustainability," Muller suggests.   

Other site features include a state-of-the-art 50 barrel German-manufactured brewhouse, 150 barrel fermenters, and upgrades in virtually every aspect of the brewery.  Comparatively, the Cherry Hill brewery only contained 25 barrels and 50 barrel fermenters.   

Once Flying Fish is up and running, owners have indicated plans to reinstate their popular brewery tours.  Muller isn't sure when the tours will start up again, but says "not before October" due to impending legislation regarding strict state laws limiting how companys like Flying Fish can sell alcohol.  For example, laws, some of which have been on the books since Prohibition, state that New Jersey microbrewers are not allowed to offer product samples outside their brewery, something Flying Fish and other believe has to be amended.

Recently, the company has been active in getting these laws repealed, and supported a bill that just passed in the New Jersey state legislature.  It now sits on Governor Christie’s desk, awaiting his approval.  The way Flying Fish sees it, passing this bill will help small brewers improve tourism opportunities and cut needless red tape that hinders their ability to expand in the future.  And perhaps more importantly, Muller indicates if the legislation passes, more jobs will be created too.   "If it passes, we would hire staff so that we could be open to the public for tours several days a week."  

Writer: Greg Meckstroth
Source: Gene Muller, Owner, Flying Fish Brewery

Market West is best known for its skyline defining office buildings such as the Comcast Center, the Mellon Center, and Three Logan Square.  Bustling by day with the 9-5 crowd, the area is also known to empty out by night as restaurants close up and office workers leave for home.  But flush new construction, high-end condos and apartments and even a relatively new Trader Joes, the area is quickly redefining itself as a 24-hour urban neighborhood. 

As of late, adaptive re-use projects have hit their stride, converting old office or hotel uses into residential apartments.  Developed by 806 Capital and Federal Capital Partners, The Arch, located at 1701 Arch Street, is the latest, and perhaps most impressive, renovation story Market West is telling.  Formerly known as the Robert Morris Building, the historic, beautifully ornate, gothic building is a true showstopper. 

Built in 1914 by the hotelier Rutherford Jennings, the building was later used for housing and academic purposes by the Philadelphia College of Bible.  Eventually, the structure was used to hold offices until 2007, when 806 Capital bought it, emptied it out, and planned to convert it into a hotel.  But when the recession went south, so too did 806 Capital's plans for a hotel.  Once Federal Capital Partners stepped in, a new vision was born, bearing the fruit of an apartment re-use story being told today.    

The 111 new apartments that now encompass the structure will enjoy all the grandeur of an historic building: refurbished domed ceilings, marble staircases, and terrazzo floors.  The units themselves range from$1,349 to a loftier $2,900, likely for one of the two-bedroom penthouses that have unparalleled views of Center City. 

If pre-leasing is any indication, it appears the market continues to be strong in Market West: according to Christy Metz, Director of Sales & Marketing for Scully Company, which is leasing the apartments. The Arch, she says, is now 70 percent leased and construction is ongoing.

"It’s exciting that this hot new property is leasing up as faster than we have apartments for people to move into, so we’re confident that the building will be sold out before the construction is complete," Metz says.

This success could be a result of targeting a wide audience and offering a fairly large price range in the apartments.

“Residents are from every walk of life and age range," Metz says. A grad student may be a neighbor of empty nesters, a leading corporate executive or even a small family. Tenants are not only attracted to the charm of the original details and modern amenities at The Arch but also the convenience and location.”

The first residents have already moved in, and more will be moving in soon, signifying the end to The Arch's renovation story.  But on a larger scale, The Arch is just one of many integral parts of Market West's transformation and rejuvenation story, much of which has yet to be told.   

Source: Christy Metz, Scully Company; Lorraine Gimblett, The Arch PR representative
Writer: Greg Meckstroth

Thanks to community activists and the New Kensington CDC, the Kensington Soup Society, at 1036 Crease Street, is now listed on the Philadelphia Register of Historic Places. The designation is the latest example of a successful bottom-up approach to preservation where community members have driven the process forward, completed the labor-intensive work and research, and submitted appropriate documentation to the Philadelphia Historical Commission. 

According to Ben Leech, Director of Advocacy with the Preservation Alliance for Greater Philadelphia, those involved with the nomination process asked for the Preservation Alliance's help to drive the process forward. "We ran a 'How to Nominate' workshop in Fishtown last year, and this was one of the buildings identified by the community as being a priority for designation," said Leech. "We then helped the New Kensington Community Development Corporation complete the nomination, which was reviewed and approved by the Historical Commission in March of this year."

The history of Soup Societies is particularly pronounced in Philadelphia where, in 1805, a man by the name of James Ronaldson opened the Southwark Soup Society. It was the first charity of its kind that fed the "deserving poor" and became the model for modern soup kitchens. In time, soup societies became important community anchors in working-class neighborhoods across Philadelphia. The Kensington Soup Society, erected in 1870, was the city's longest-running soup house until it closed in 2008. It is one of the last surviving soup kitchen buildings left in the city, and was the only one not already listed on the Philadelphia Register.

According to Leech, the Kensington Soup Society building is now better equipped to celebrate its storied tradition and continue its role as a community anchor for years to come. "The building's inclusion on the Register will ensure that redevelopment will be sensitive to the historic character of the building's exterior features, and will not regulate use or interior alterations."

While Leech is currently unaware of any immediate redevelopment plans for the site, if future plans involve apartments or other income-generating uses, listing on the Register could help finance historically sensitive rehabilitations. But for now, residents can rest assured their architecturally and culturally significant Soup Society will not face the wrecking ball anytime soon.  

Source: Ben Leech, Preservation Alliance for Greater Philadelphia
Writer: Greg Meckstroth