Rittenhouse Square : Development News

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

In a few weeks, PECO and the art technology outlet Breadboard will once again collaborate to brighten the Center City skyline. This year, PECO will showcase up to three works of visual artistry each Friday from September through December as scrolling artwork atop its building, says Ben Armstrong, Senior Communications Specialist at PECO. This is known as "Art in the Air," and this is the second year it's been done.

What is even more exciting is that PECO and Breadboard have upped the ante this year by putting in a cash incentive for visual artists. In addition to having their message displayed on PECO's building, artists will now be competing to win $1,000 for the "best in show" message, says Armstrong. The winning artist will also have their display featured for a prolonged period in January. Submissions for September are due by Aug. 23 (more submission info here).

PECO and Breadboard are looking to build off of their success last year with "Art in the Air." Last year's visual feast began on July 4 to commemorate the 34-year anniversary of PECO's scrolling messages, the one-year anniversary of PECO's adoption of LED lights, and Independence Day. From then on, the display ran on Fridays through out the year, ultimately featuring "over twenty local artists," said Armstrong.

PECO's LED lights enable the electricity provider to provide this visual art show. "The old lights limited us to 72 characters; letters, numbers, and spaces," said PECO's Communications Specialist. "LED lights let us use full animation and colors." Indeed, the PECO building has become quite colorful and animated in the two years since it switched to LED lights.

PECO has provided the top of its building at 23rd and Market Streets as a place for local non-profits and community groups to spread their message since 1976. Along with that, PECO also uses its scrolling marquee to provide energy-saving tips for customers and tourists alike.  

Source: Ben Armstrong, PECO
Writer: Andy Sharpe

Despite the poor economic climate for development, Radnor-based Brandywine Realty Trust continues to exceed profit forecasts. This has been evidenced through out 2011, and has been true in the Delaware Valley and across the country. In fact, Brandywine has been able to execute almost 2.5 million square feet of leases through June of this year. As a result, "all operating and financial metrics equaled or exceeded our business plan targets," says Gerard Sweeney, President and CEO of Brandywine.

One major reason for Brandywine Realty's success in attaining leases can be found in Center City. This is where the realty titan inked a long-term lease with Janney Montgomery Scott at Three Logan Square, located on the 1700 block of Arch St. Brandywine "executed a 146,321 square foot, 15-year lease with Janney Montgomery Scott LLC at Three Logan Square," says Sweeney.

While Brandywine expanded its leased space in Center City, it also sold unloaded property in South Jersey. "During the second quarter of 2011, we completed the sale of Three Greentree Center, a 13.9-percent occupied 69,300 square foot office building in Marlton, NJ," says the CEO. The company was able to use considerable profits made on this sale to reduce their credit balance.

Brandywine Realty Trust is one of the largest comprehensive real estate companies in the country. It has properties in Pennsylvania, New Jersey, Virginia, Texas, California, and elsewhere. They are well known for sustainable building practices, as many of their buildings nationwide are either LEED or Energy Star certified.

Brandywine's success shows that developers can still meet profit forecasts, even with the present economic uncertainty. Judging from Brandywine, sustainability seems to be one key to succeeding in leased properties. Another key seems to be the ability to know when to sell unprofitable properties.

Source: Gerard Sweeney, Brandywine Realty Trust
Writer: Andy Sharpe  

Philadelphia might very well get its newest skyscraper next month. At least this is what the Chicago development firm John Buck Company says. In fact, it looks like everything is a go for John Buck's proposed 34-story apartment tower at 2116 Chestnut Street.

While support for the tower is relatively widespread, not every supporter is thrilled with the design of the skyscraper. One group that is skeptical about the design is the Center City Residents Association. The association is especially critical of the developer's change in design, pointing to a garage that's being proposed as a negative. "We wanted it to be wrapped in active use, but they removed this with the re-design and added a garage," said Center City Residents Association president Adam Schneider.

With this doubt in mind, Schneider expressed appreciation at how John Buck dealt with interested parties. While they initially seemed reluctant to work with neighbors, "they shifted into a cooperative mode," said Schneider. He attributed the initial reluctance to simply not being used to Philadelphia's level of community involvement. With this in mind, Buck Co. refused to speak to us until September.

Another group that lauded the developer's willingness to work with community members was the Preservation Alliance of Greater Philadelphia. "I would like to express appreciation to the John Buck Co. for earlier contribution commitments made to support the needs of the adjacent churches and to a community project selected by CCRA (Center City Residents Association)," says John Gallery, the executive director at the Preservation Alliance.

Interestingly, the Preservation Alliance was initially one of the most opposed groups to the tower, on the grounds that it would result in the razing of the historic Sidney Hillman Medical Center. They were actually in the process of appealing city Historical Commission and Zoning Board of Adjustment decisions that paved the way for the skyscraper. However, they were heartened by Buck's cooperation with neighborhood and preservation causes, and decided to drop the appeals in December, 2010.

Thus, for a city that hasn't seen a new skyscraper since the Comcast Center, it looks like Philadelphia is about to get a little taller.

Source: Adam Schneider, Center City Residents Association
Writer: Andy Sharpe

Regardless of the fact that the Metro Commercial Real Estate organization -- which bills itself as "the Philadelphia region's leading full-service real estate company" -- has been doing business in the area out of its Conshohocken and Mount Laurel, N.J., offices for more than two decades, it was nevertheless considered big news in the commercial development community when Metro recently announced the arrival of a third office, this one in Center City.

Located in the historic Wachovia Building (now the Wells Fargo Building) at 123 South Broad Street, Metro president Steven H. Gartner says the company's new location is intended to "bring our experience to the heart of Philadelphia. We have been a significant player here for the past 25 years," he adds, "and now we will have the team on the ground to more capably serve our growing client base."

Over the past few weeks, in fact, Metro has been responsible for inking deals that have resulted in three new Center City retail shops. A fourth, much larger deal is currently in the works on the southeast corner of 15th and Walnut streets, where Metro is leasing multi-level properties with 45,000 square feet of potential retail; that project is expected to be complete in mid-2013.

The store that will almost certainly generate the most excitement locally, however, is the one that's scheduled to open at the end of this year. Jack Wills is the name of the retailer -- it offers preppy, British-influenced men's and women's apparel (think Vampire Weekend-meets-J.Crew) -- and it currently operates just four other U.S. locations, one each in Boston, Nantucket, Martha's Vineyard, and New Haven, Conn.

Metro was also responsible for the new Krispy Kreme shop that's now open at 1535 Chestnut Street, as well as the nearby new flagship location of The Children's Place.

Source: Amy H. Orons, Metro Commercial Real Estate
Writer: Dan Eldridge

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.

When Microsoft's $63 million School of the Future opened in Philadelphia's Fairmount Park in September 2006, expectations among area parents--some of whom nearly battled in order to secure a spot for their children--couldn't have possibly been higher. But by the time that first class of students was preparing to graduate, attitudes surrounding the school--which didn't require textbooks, and where many of the core subjects required for university admission weren't offered--had shifted considerably.

Today, many of the school's educational kinks have been duly worked out. But if such a project was proposed within the city today--that is, if a public development project was proposed to take place within Philadelphia's public park land--the eventual outcome would almost certainly be different. That's because on April 15, Mayor Michael Nutter signed an ordinance to amend the approval process that takes place when the city's public park land is transferred to some sort of non-park use, as was the case with the Microsoft high school.

"It's an effort that's really been spearheaded by the Parks and Recreation Commission," explains Patrick Morgan, who works underneath Commissioner Mike DiBerardinis. "What it does," he says, "is it establishes a process that's predictable and transparent for all the parties: for City Council, for citizens, and for the (Parks and Recreation) Commission."

And while there aren't currently any plans in place to change usage of city parkland, this new ordinance, which is set to take effect with the change of the fiscal year (July 1), will set in motion that new process of transparency.

"Right now, all (city) parkland is being used for its intended purpose," says Morgan. "But if someone proposes changing the use for whatever reason, then this process kicks in."

Source: Patrick Morgan, Department of Parks and Recreation
Writer: Dan Eldridge

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.

While the Philadelphia City Planning Commission (PCPC) remains hard at work on the Philadelphia 2035 plan--a strategic, long-term document focused on creating a stronger future for Philadelphia's transit and development--another group of planners have gotten in on the act. What these planners lack in knowledge, they more than make up for in experience living in Philadelphia and observing the functionality of city design and services.

These concerned community members are part of a pilot program called the Citizen's Planning Institute (CPI), an educational program working to empower citizens to make their voices heard in the planning process. Funded by the William Penn Foundation, CPI offers basic lessons in everything from land use to zoning issues, placing extra emphasis on under-represented communities around Philadelphia, in the hopes of creating more dynamic, city-wide development.

"We targeted specifically neighborhoods not as experienced with the process to be more active and effective with a focus on a "planning 101 approach," says CPI Director Donna Carney. "So they could see that they have the power to change their neighborhoods through this process."

The pilot program attracted 100 applicants, of which 30 were chosen to represent their neighborhoods. The resulting panel contained over 850 years of Philadelphia residency and helped shape a planned expansion to the program in 2011. The current students "graduate" when the courses conclude on Dec. 6 but plans are already in the works to add elective topics such as urban design, historic preservation, marketing and finance.

"As we expand on the program going forward, a whole variety of outreach activities could be handled by the Citizen's Planning Institute in the future," says PCPC Director of Planning and Policy Alan Urek.  "We would look to it to help inform some of the recommendations on the comprehensive plan."

Source: Donna Carney, Citizen's Planning Institute
Writer: John Steele

It may seem ironic for a brand like Mitchell and Ness to relocate its flagship store at 1318 Chestnut Street to a more modern location. After all, the brand is rooted in nostalgia, offering fans all the old-school apparel money can buy, celebrating the history of teams both local and national. But sure enough, M&N announced that they will be opening a new store at 1201 Chestnut Street this week, in time for the holidays. The original flagship store will remain open through the first of the year as well. President Sean McKinney believes that, while they are not moving far, the new store will signal a "rebirth for the brand."

"Our products are great but when you go into our current location, the layout and the customer experience is really not that much different than most sporting goods stores out there, and I think it does our product a disservice," says Mitchell and Ness president Sean McKinney. "In the new space, you can understand the relationship between an old, wool baseball jersey hanging in an old wooden locker. The product will be displayed and showcased much better, connecting the Mitchell and Ness history with sports history and our vintage products."

Artistically designed with wood accents and exposed brick, 1201 Chestnut will feature antique-style clubhouse lockers as display cases and, on the second floor, features a repurposed basketball court. But McKinney assures us that they have not lost nostalgia completely. The building was once a bank, complete with regal latticework in the ceilings and polished railings that fit nicely in the refurbished Mitchell and Ness. McKinney believes the combination of history and modernity is what Mitchell and Ness is all about.

"With our brand being around since 1904, we definitely wanted a building with some history to it," says McKinney. "A lot of the architecture and the character of the building is going to remain. We have refurbished in some cases but we loved the history that the building had."

Source: Sean McKinney, Mitchell and Ness
Writer: John Steele

Anyone who has ever braved the long walk underground from City Hall to the transit lines has entered a concrete expanse known for low lighting and poor signage. So despite early skepticism, when local residents and business owners saw Center City District's plan to redesign Dilworth Plaza--the ledges, pavers and stairwells to the north and west of City Hall--at a community meeting in September, 2009, trepidation turned to excitement. Earlier this month, Rep. Chaka Fattah announced $15 million in federal TIGER grant funding would go towards the ambitious, $50 million project.

"Currently, Dilworth Plaza is a rabbit hole of underground corridors and this project is one that it is sitting on top of the very centerpoint where all transit in the region comes together so we need new entrances, alerting people where to go," says CCD executive director Paul Levy. "At the surface level, it has been a hodgepodge of different elevations, walls that don't allow clear lines of sight so we will be adding a large lawn to the south with generous landscaping around it to create a park environment."

Along with the lawn, glass-enclosed subway entrances and digital signage, the new Dilworth Plaza will feature a large fountain that will double as an ice rink in the winter, a cafe, and seating areas to accommodate concerts and events. With funding in place, construction is set to begin immediately to coincide with a $200 million SEPTA renovation, and will be complete by 2013.

"This will be a park, it will be a great place to gather to appreciate City Hall but also a highly identifiable gateway to the regional transit system," says Levy. "Want to go to a baseball game? Enter here to go to South Philly. Want to go to the universities in West Philadelphia? Enter here. Want to get to the regional rail lines? Enter here. Really highlighting transit."

Source: Paul Levy, Center City District
Writer: John Steele

In Philadelphia, the Center City District has become a household name. With its jump-suited juggernaut keeping the streets clean and planning publications that are leading the direction of Philadelphia's potent downtown, hometown accolades are never in short supply. But it's always nice when outsiders let you know that your work matters on a national level. Last week, D.C.-based International Downtown Association announced CCD's Philadelphia Retail Marketing Alliance as the recipient for its Downtown Pinnacle Award in Marketing and Communications. Also announced last week, Harvard's Ash Center for Democratic Governance and Innovation acknowledged CCD's Public Spaces Initiative in its inaugural Bright Ideas program.

"It was an honor to be considered for this award," says Public Space Collaborative leader Bill Hughes. "Everyone in the collaborative really takes pride in what they are doing and this really validates everything that we do and the fact that we work as a team in Center City to create a positive environment."

Both projects used technology in new ways to organize varied information, helping Center City's planning and improvement efforts run more smoothly. The Philadelphia Retail Marketing Alliance created a partnership between Center City businesses, which directed all marketing resources toward the same goal. CCD created a website, PhiladelphiaRetail.com, that brings all the information needed to conduct business in Center City together in one location. With the Public Spaces Collaborative, CCD staff used handheld computers to record and map potholes, broken windows and graffiti, getting alerts to the right agencies. 

"This is another nice accolade to have under our belt," says PRMA leader Ivy Olesh. "We work with so many different landlords and developers and retailers and brokers, it's nice to say that this project is something that is nationally recognized."

Source: Ivy Olesh and Bill Hughes, CCD
Writer: John Steele

Pennsylvania Senator Bob Casey announced last Tuesday that Pennsylvania would receive $47 million in federal transit and infrastructure grants as part of the Federal Transit Administration's State of Good Repair program. As SEPTA updated its hybrid bus fleet two years ago, the lion's share of the funding went to Pittsburgh's Allegheny County Port Authority for a clean diesel fleet of their own. But SEPTA didn't come away empty handed, receiving $8.1 million for two infrastructure improvements a long time coming.

The first grant will revamp SEPTA's Parkside Bus Loop, helping reconnect this West Philly neighborhood. But the second, more universal improvement will aid in future upgrades. Using $6.4 million, SEPTA will install an asset management system to aid in record-keeping as many of Philadelphia's transit assets come up for repairs.

"A lot of our infrastructure dates back to the early 1900's and were taken over from other private companies," says SEPTA CFO Richard Burnfield. "What the FTA was trying to focus on is knowing what you have out there in the field before you can make an assessment as to what your overall needs are, coming up with a plan for when things should be replaced."

The system will help SEPTA keep better records so when funding is available, the authority can make a more organized, more compelling case for further federal dollars as the fleet is upgraded.

"Right now, we do a very good job of managing our assets so while the records are not as computerized as we'd like them to be, we have so much knowledge within our engineering staff that I feel we make excellent decisions," says Burnfield. "But I think this will help us going forward so we can do a second check on things as our staff reaches retirement."

Source: Richard Burnfield, SEPTA
Writer: John Steele

In science fiction novels and books about the future, a few technologies are boilerplate: flying cars, meals in pill form and the ability to teleport instantly from place to place. National commuter rail company Amtrak took another step toward teleportation on Tuesday with its announcement of a high-speed rail vision plan. In Tuesday's news conference from University City's 30th Street Station, with Governor Ed Rendell on hand, Amtrak officials laid out their goal to create a line with average speeds well over 130 mph, saving passengers between one and two hours on average.

"Amtrak is putting forward a bold vision of a realistic and attainable future that can revolutionize transportation, travel patterns and economic development in the Northeast for generations," says Amtrak President and CEO Joseph Boardman.

The plan, entitled A Vision for High-Speed Rail in the Northeast Corridor, proposes a full build-out to be completed by 2040. Its construction, Amtrak says, would create more than 40,000 full-time jobs annually over a 25-year period, building new track, tunnels, bridges, stations, and other infrastructure. Predictably, the cost for such a project is high, $4.7 billion annually over 25 years. But Amtrak's feasibility studies peg the Northeast as a "mega-region" capable of drawing the type of rail traffic to make such an investment profitable. And with some premier legislative voices like New Jersey's Frank Lautenberg and Massachusetts' John Kerry already voicing their support, we may be teleporting out of 30th Street Station sooner than we think.

"Amtrak's High Speed Rail plan will create jobs, cut pollution and help us move towards a modern and reliable transportation system network in the Northeast," said Kerry in a recent statement. "As countries around the world continue to build out their transportation systems, we
cannot afford to fall further behind. This is an important down payment on the massive commitment necessary to bridge our infrastructure gap." 

Source: Joseph Boardman, Amtrak
Writer: John Steele