reuse / rebuild : Development News

These days, warehouse-sized reuse centers selling old construction supplies and development detritus seem to exist in nearly every major metropolitan area. But in Philadelphia, The Resource Exchange -- currently located on the corner of Cedar and East Cambria streets in Port Richmond -- operates with a slightly different mission. 

Sure, it resells salvaged building materials and housewares, but it also offers donated and salvaged film props and set pieces, along with arts and craft materials, making it popular with artists, makers, DIY-types and other members of the city's creative class.  

That popularity has led to an issue.

"Right now, we're kind of tucked into a residential neighborhood," says Resource Exchange founder and Executive Director Karyn Gerred. That makes it difficult for budget-conscious customers to reach the shop via public transportation. 

So Gerred decided they needed a change. The Resource Exchange will close for the month of February, then reopen at a slightly larger and much more accessible location on the corner of North 2nd Street and Cecil B. Moore, only six or seven blocks from the Berks Station on the Market-Frankford Line.     

"Just in terms of creating a great, welcoming, creative reuse center in a way that I've always imagined, it's a much better building," says Gerred. "It's much better suited to what we are. It lends itself more to being able to have the workshop-and-event part of what we do."

The new-and-improved Resource Exchange plans to open its new 4,500-square-foot location on March 1. 

Source: Karyn Gerred, The Resource Exchange 
Writer: Dan Eldridge

Federal funding cuts are trickling down to Philadelphia -- notably in lack of maintenance for the city's affordable housing stock. To mitigrate the problem, the Philadelphia Housing Authority (PHA) has submitted an application to participate in the Rental Assistance Demonstration (RAD) program. If approved by the U.S. Department of Housing and Urban Development (HUD), PHA will be able to raise funds to rehabilitate aging affordable housing. 

PHA spokesperson Nichole Tillman estimates that PHA now receives 82 cents for every dollar that it needs to operate and maintain public housing. She calls RAD "the Obama Administration's plan to address the defunding of public housing." 

Operating funds for RAD developments will come from the Housing Choice (Section 8) program, which has historically been more stable and less prone to dramatic funding cutbacks. Under RAD, PHA could borrow against its rental income and HUD subsidies, which would generate funding for capital improvements. This would give PHA more funds to rehab properties and expand public housing, while creating an estimated 400 construction jobs.

Though RAD approval would create jobs for small businesses, it does not equal privatization for affordable housing. 

"A for-profit corporation will not own public housing," explains Tillman. "Like current tax credit sites, RAD developments will remain heavily regulated, and tenants will have substantial protections similar to those of public housing residents. PHA is likely to establish affiliated nonprofits, just like those at its existing tax credit sites. A long-term use agreement will guarantee that development rents remain affordable." (RAD requires that rent be set at no more than 30 percent of adjusted household income.)

Tillman said that if PHA gets HUD approval for RAD, the agency will invest the money in rehabbing site infrastructure and major systems, including mechanical, electrical, plumbing, and heating and ventilation. Other quality of life improvements would include upgrades to units' interior layouts; updated kitchens and bathrooms; and greening all systems to make them more sustainable.

PHA should hear about approval from HUD by Spring, contingent upon legislative action.

Writer: Nicole Woods
Source: Nichole Tillman, Philadelphia Housing Authority

With adjacent East Passyunk recently named best neighborhood for the second year in a row by Curbed Philly, and memories from Mummers' revelries a street over still fresh, it seemed a good time to check in on two-month-old bar and restaurant Moonshine in Pennsport.

The 46-seat establishment stands at the site of the former East Side Moyamensing Saloon, a no-frills dive bar that operated on the corner since 1935. Co-owner Rich Fattori said he jumped at the chance to buy the property, located about a half-mile south of The Industry and Federal Donuts. 

"We found the location because we were the vendors for the jukebox and Megatouch of East Side Saloon," says Fattori. "When we found out the previous owner was selling, we wanted to get in right away, because we thought it was a very up-and-coming area. There are lots of young professionals and new people moving in, but it still has the mystique of a typical South Philly neighborhood." 

Fattori was initially concerned about neighbors' reaction to losing a local institution. 

"I was a little nervous in how quickly it would take them to warm up to what we're trying to do here," he says. "We've owned another bar in Briarcliffe for ten years and the original clientele is still resistant to any changes."

Fattori and his team made a concerted effort to become part of the community. He even knocked on a neighbor's door to introduce himself: "Before I could even say anything else, she held up her hand and said, 'Stop. I know what you're doing, and I love it.'" 

The neighborhood's enthusiasm was documented by local press, such as Pennsporter and Passyunk Post, as Fattori's team completed renovations over the summer. Since opening, he estimates that about three-quarters of customers have been locals. This fits perfectly with his vision for Moonshine as a welcoming and friendly neighborhood spot. 

Fattori's strict adherence to Moonshine's concept, even when it means a loss in profit, was evident in his decision not to open on New Year's Day. Though the restaurant served lunch to a private party (the Holy Rollers N.Y.B. Mummers club), Fattori closed to the public partly based on the recommendations from neighbors and frequent diners.

"We didn't want to change to just open and make a ton of money," he says. "We wanted to keep our character and the vibe we have going here."

Moonshine is located at 1825 East Moyamensing Avenue; make reservations at moonshinephilly.com or by calling (267) 639-9720.

Writer: Nicole Woods
Source: Rich Fattori, Moonshine 

The Philadelphia Housing Authority (PHA) has issued a Request for Proposals (RFP) to redevelop three lots along Chestnut Street. Chestnut Street has long experienced some difficulty attracting and retaining businesses and storefronts. However, as previously reported in Flying Kite, successful residential communities have sprung up along the street in recent years.

Accoring to PHA President and CEO Kelvin Jeremiah, PHA has received several inquiries about the location in question, a vacant four-story building at 2012 Chestnut, and adjoining parcels formerly used for parking at 2014 and 2016 Chestnut. Executive offices in the four-story building relocated more than three years ago, and it has been unoccupied since. 

At a time when retail development is growing in the district, it is important to mitigate vacancies.

"It's in the best interest to redevelop this property to help maintain a vibrant, healthy atmosphere in Center City," says Jeremiah.

Proposals for 2012, 2014 and 2016 Chestnut Street may include the demolition or rehabilitation of the current building at 2012 Chestnut. Mixed-use, office, commercial and residential use will all be considered for the project; the winner will best utilize all three lots.

Under the terms of the RFP, PHA will continue to own the ground at the site, leasing it to the developer. The developer will finance, plan, design, construct, own and operate the building or buildings. 

Because the site is located in the Center City West Commercial Historic District, the winning developer must also comply with the historic review process. 

The deadline for submitting proposals is February 7, 2014; PHA plans on awarding a development contract in May 2014.

Writer: Nicole Woods
Source: Kelvin Jeremiah, Philadelphia Housing Authority

Last week, a major step was taken towards eradicating urban blight in Philadelphia. After almost two years, Bill No. 130156, which authorizes the creation of a Land Bank, was passed by the City Council.

Philly is home to 40,000 vacant properties; more than 9,000 are owned by the City. The Land Bank will have the authority to acquire vacant, tax-delinquent properties through sheriff's sale and expedite the process of making them available. It will be the largest municipal land bank in the country.

"Philadelphia is making history," said Councilwoman Maria Quiñones Sánchez, the bill's prime sponsor. “Today, we get a step closer to creating a new tool to repurpose vacant, tax-delinquent properties and grow the city's tax base."
 
Passing this groundbreaking legislation was not easy. A dispute between Council President Darrell L. Clarke and Councilwoman Sánchez threatened to stall the Land Bank until after the new year. The issue centered around whether the Vacant Property Review Committee (VPRC), a Council advisory panel that holds monthly hearings on land transfers, would be included as part of the approval process when the land bank sells a property.

Rick Sauer, executive director of the Philadelphia Association of Community Development Corporations (PACDC), explained that an agreement was reached by keeping the VPRC's approval in the bill but adding transparency to its workings.

"We realized that to get this done, we had to compromise," says Sauer. 

Land Bank supporters believe the legislation will greatly reduce the barriers to rehabilitation and sale of blighted properties. Flying Kite previously reported on the development of an advocacy group to help the bill's passage, PhillyLandBank.org.

The Philly Land Bank Alliance includes the following stakeholders: the Building Industry Association; City Wide NAC Alliance; Community Design Collaborative; Design Advocacy Group; Greater Philadelphia Association of Realtors; Philadelphia LISC; Next Great City/PennFuture; Pennsylvania Horticultural Society; Philadelphia Association of Community Development Corporations; Public Interest Law Center of Philadelphia; Regional Housing Legal Services; and the Sustainable Business Network.

More details about the newly formed Philadelphia Land Bank will be announced in 2014.

Writer: Nicole Woods
Source: Rick Sauer, PACDC

From November 20 through 22, the world's largest conference dedicated to green building practices will take place at the Pennsylvania Convention Center with the Delaware Valley Green Building Council (DVGBC) as official host. Greenbuild 2013 marks the conference's 20th year. 

DVGBC's Heather Blakeslee believes that Philadelphia was chosen to host GreenBuild's anniversary year because of the Pennsylvania Convention Center's expansion and upcoming LEED certification. In addition, the region has become a hotbed for innovative sustainable architecture and design.

In an attempt to extend the event's impact on the region, DVGBC issued a challenge in May 2012, asking local businesses to "green" themselves in practical, quantifiable ways by November 2013. These pledges are now showcased in a public exhibit at the Independence Visitor Center Corporation and will be highlighted at Greenbuild.

"We really wanted to put together a program that would allow the larger sustainability community to participate in the lead-up to Greenbuild," says Blakelee. "Any agency, school, business or residential community who wanted to participate could do so. We received 150 pledges from around the region." 

Other free community events surrounding Greenbuild include a "Community-based Sustainability Forum" on Wednesday, November 20 (9 a.m. – noon); "Neighborhoods Go Green! Scaling up Sustainability Exhibit Opening" on
Wednesday, November 20, 2013 (6 - 7:30 p.m.); and a "Faith-based Professional Peer Group" on Thursday November 21 (9 – 11 a.m.).

Stay tuned: Flying Kite will have a full report from Greenbuild 2013 in an upcoming issue.

Writer: Nicole Woods
Source: Heather Blakeslee, DVGBC

After shuttering dozens of local schools this fall, the Philadelphia School District has placed many of those buildings up for sale. Following months of speculation (including some by Flying Kite), the search for buyers is on. Quite a few have serious residential development potential and some are in up-and-coming neighborhoods such as East Passyunk Crossing and University City.

The media has been abuzz with gossip on the potential sales: Passyunk Post reported on the buildings in its purview, including Bok, Vare and Smith. City records put Bok's market value at $17.8 million dollars.

Bok Technical, an imposing art deco monster, is 338,000 square feet over eight floors on a 2.2-acre site. The information provided notes its proximity to Passyunk Avenue and the Snyder Avenue subway stop (about half a mile each). "Surrounding the Avenue is a surging residential and development market." True.

The New York Times also covered the school properties, confirming our information that Drexel is eyeing University City High School. Turns out they are not the only local college getting into the vacant school game"

But Drexel University has said it wants to buy University City High School for an undisclosed price, and restore it as a public school. Temple University has expressed an interest in the former William Penn High School, close to its Temple campus on the north side of central Philadelphia. Buyers interested in the eight properties undergoing an expedited sale have until Dec. 17 to respond to a request for qualification, the district said. For the other properties, buyers must submit an expression of interest by that date.

As disruptive as the school closings were for neighborhoods, it is a good sign that the city is moving forward with putting the buildings up for sale. In the end, a vacant behemoth is far worse for communities than a large redevelopment project.

Writer: Lee Stabert
Source: Passyunk Post; The New York Times 

Every week brings news of another exciting development along the Delaware River. In May, Flying Kite reported that the Delaware River Waterfront Corporation (DWRC) had plans to create a park at Pier 53 called Washington Avenue Green, which would have similar uses to the Race Street Pier, but with a more "ecological twist."

At the end of October, DRWC hosted an official groundbreaking ceremony for Washington Avenue Green. Mayor Michael Nutter attended, and DRWC President Tom Corcoran officially opened the site for construction.

DWRC's Lizzie Woods said the park will help grow the local economy, especially the adjacent Washington Avenue corridor.

"The underlying philosophy of all DRWC public works projects is that investing in a quality public realm provides incentives to and increases the value of private development," says Woods. "A successful park at Pier 53 will help spur development at sites along Washington Avenue, especially the Sheet Metal Workers Union Hall and the site of the former Foxwoods Casino."

When Flying Kite last reported on Pier 53, three elements of the park's design were unfunded: an elevated boardwalk allowing visitors to pass over the wetland habitat below; a "welcome spire" at the entrance; and public art by artist Jody Pinto titled "Land Buoy," a 55-foot spire that responds to the wind and sun. Fortunately, DWRC has since raised the necessary funds and the park will feature all of the desired design elements. 

Other features will include panoramic views of the Delaware River and Center City; a path allowing visitors to reach the tip of the pier and touch the water; interpretive signage relating the site's history as the nation's first navy yard and an immigration station. Construction is expected to be completed in summer 2014.

Writer: Nicole Woods
Source: Lizzie Woods, DWRC

The fate of Philadelphia's shuttered schools remains up in the air, but there is a glimmer of hope in West Philly. Last week, heavy internet chatter implied that Drexel University was interested in purchasing the University City High School site (the school was one of 23 closed this fall due to budget constraints). It's a huge property in the heart of a rapidly evolving neighborhood, and the deal could have a tremendous impact.

For now, the university is staying relatively tight-lipped. "Drexel is strongly committed to public K-12 education in Philadelphia and particularly in Powelton Village and Mantua," said Drexel Director of Media Relations Niki Gianakaris in an email. "The University is sincerely interested in the future of the University City High School site and will continue to be involved in discussions about the development of the site."

Flying Kite was able to connect with Kira Strong from the People's Emergency Center (PEC), a nonprofit and community development organization working in the West Powelton, Saunders Park and Mantua neighborhoods. They are also watching the situation closely.

One possible option is that Drexel would open a university-assisted school, similar to nearby Penn Alexander. That project has provided stellar education to residents, while also producing a large (and not uniformly welcome) spike in property values within the school's catchment -- home prices have quadrupled since 1998.

"Since it's such a large site, it has such potential to shift so much in our neighborhood," says Strong. "We want to guarantee that there's a community voice in the planning from the outset. How do we steward a really open process?"

Strong also mentions some of the infrastructure issues that could be remediated under Drexel's stewardship.

"When that site was developed -- when they put Drew Elementary and University City High School there -- they closed off the street grid," she explains. "You could argue that it has impacted Lancaster Avenue, and the ability of Lancaster Avenue to remain a connected, vibrant commercial corridor. Is there a way to re-engage the street grid and provide those connections?"

All this speculation certainly speaks to the vibrancy of University City and the wealth of willing partners in such an ambitious project. And while the outcome remains to be seen -- and buying a publicly-owned property is not as simple as putting in an offer -- the deal could be truly transformative. 

"A rising tide lifts all boats," says Strong. "If there is opportunity -- job opportunities, educational opportunity -- for youth who live in that area, that could be a really positive outcome."

The University City Science Center has partnered with Flying Kite to showcase innovation in Greater Philadelphia through the "Inventing the Future" series.

LEE STABERT is managing editor of Flying Kite.

In just eight years, Mt. Airy's High Point Café has earned a reputation for its high quality espresso, delicious baked goods and top-shelf customer service. Owner Meg Hagele opened the place in 2005. She had owned her own coffee shop in Seattle, and when she moved back home to Philly, she knew she wanted to stay in the bean business. 

Restaurants from across Northwest Philly have long wanted to sell the café's products, but the small operation on Carpenter Lane, with its 100-square-foot kitchen, was too small for wholesale. Two years ago, owner Hagele decided she was tired of saying "no."

"Plus, I was getting restless," recalls Hagele. "I needed a new challenge."

The idea for High Point Wholesale was born. Hagele began looking for a facility to house the kitchen and serve as a wholesale hub while leaving the café operation on Carpenter Lane. She eventually found a space at 6700 Germantown Ave; ironically, she had looked at it years earlier and decided it didn't fit the bill. This time around, things fell into place.

"I was looking all throughout Germantown," says Hagele. "6700 Germantown immediately came to mind."

The building was slated to become a Wingstop franchise, but when those plans fell through, High Point was able to secure the lease. Next came a capital campaign. After giving a presentation to customers who had expressed interest, Hagele raised an amazing $350,000 in private equity.

"The money has come from the customer base alone," she says. "I am very moved by the level of support."

Today, High Point Wholesale is in full design mode, with construction set to start soon. Hagele hopes to be up-and-running in January or February.  

Source:  Meg Hagele, High Point Cafe
Writer: Greg Meckstroth

It’s been five years since wholesaler Common Market started distributing local, sustainably-produced foods. As with many successful ventures, they eventually outgrew their digs. Fortunately, last Thursday, Common Market celebrated their fifth anniversary with a "warehouse warming" party in honor of their new, much larger space.

Since 2008, Common Market has moved over 200,000 cases of local produce, dairy and meats. They work with an average of 75 family farms and have over 150 customers, including schools, colleges, hospitals, grocery stores, workplaces, nonprofit organizations and faith-based institutions.

"In 2012, we were turning down partnership opportunities because we didn't have enough space," explains co-founder and Executive Director Tatiana Garcia Granados.

After a long search, Common Market purchased a large North Philly warehouse and raised close to $2 million for the relocation and renovation. The new space will allow them to do what they do best: be the bridge between big buyers and local farmers -- and in a big way (the new space is 70,000 square feet).

“Reaching the five year mark is a big deal," says Granados. "Before five years, you're still an experiment -- people are waiting to see if you succeed. We can now show what we are doing is working and making a difference."
 
Source:  Tatiana Garcia Granados, Common Market Co-Founder and Executive Director
Writer: Greg Meckstroth

If you’re a homebuyer or renter in search of ultra-modern architecture and contemporary finishes, there's a Graduate Hospital block with a lot to offer. Developer Stephen Rodriguez has proposed Bloc 24, a new mixed-use development featuring 18 apartments, for a space adjacent to the already-approved but not-yet-built Bloc 23 project, which will boast 24 condos and a unique modern design all its own.
 
Slated for 613-919 S. 24th Street, Bloc 24, like its sister project, will rise four stories. Both will feature ground-floor retail and they will share underground parking facilities for residents.  
 
Parking is one reason why Bloc 23 has yet to be built (it was a approved in late 2012). Rodriguez now wants to merge the basement levels of the buildings, producing a connected space for cars.

"There is a cost savings by building both buildings together due to the cost of underpinning the building," explains Rodriguez. "There is also some economy of scale issues with site work, materials, the modular pods, etc."
 
Other plans for Bloc 24 include a day care facility on the ground floor, a green roof only accessible to the children from the day care and permeable materials to mitigate stormwater run-off and reduce the building's impact on the surrounding environment.

The architecture will definitely be distinct. Design firm Campbell Thomas & Company and Steve Nebel of LABhaus have designed metal strips along the buildings' façades with both aesthetics and functoin in mind -- they serve as railings and increase privacy for residents. 
 
"Steve Nebel actually devised a mathematical algorithm to determine the spacing of the exterior slats," says Rodriguez. "It is derived from swam movements in natures. When complete, the face will look like a flock of birds or school of fish moving across the building. It's pretty amazing."
 
The project hopes to gain approval from the Zoning Board of Adjustments soon. If that happens, both projects will break ground simultaneously. 

Source:  Stephen Rodriguez, Local developer
Writer: Greg Meckstroth

Philadelphia's vacant land has been one of the most debated public policy issues of recent years. And for good reason -- the city is losing millions every year in maintenance costs, delinquint taxes and decreased adjacent property values. The problem is so big that the Reclaiming Vacant Properties Conference is in town through September 11, shedding some light on the conundrum and examining innovative solutions.  
 
Put together by the Center for Community Progress, the conference is drawing upwards of 800 public and private sector experts in land banking, tax foreclosure, code enforcement and urban planning from around the country.
 
"Over the past two years, Philadelphia has taken several strategic and significant steps toward addressing its long-standing vacant property issues," explained John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority and co-chair of the conference local planning committee in a press release. "The Reclaiming Vacant Properties Conference is our opportunity to share our successes with other cities while also learning from their achievements."
 
One of the most important steps for Philadelphia is creating a city-wide land bank. It will allow the city to clear liens and other claims, and acquire group parcels in a strategic manner in an effort to facilitate development opportunities.

"Mayor Nutter and Council are committed to adding a land bank to the tools for addressing our vacant property system," said Rick Sauer, executive director of the Philadelphia Association of Community Development Corporations, in a press release. "The many Philadelphia advocates who support a land bank are excited to exchange ideas and strategies with their colleagues from across the country to make that goal a reality."
 
The conference will feature 50 sessions on topics such as land banking, tax foreclosure, brownfields, code enforcement, market-smart revitalization, data and technology innovations, green infrastructure and green reuse strategies.
 
Source:  John Carpenter, Deputy Executive Director of the Philadelphia Redevelopment Authority; Rick Sauer, Executive Director of the Philadelphia Association of Community Development Corporations
Writer: Greg Meckstroth

It was barely four months ago that Flying Kite spoke with the folks at the Asian Arts Initiative (AAI) about their plans to revitalize four blocks of Pearl Street, an alleyway that runs from Broad to 10th Street, just north of Vine. At the time few details were finalized, but come September 28, AAI is throwing the first ever Pearl Street Block Party, taking the first steps towards making their vision a reality.

Over the coming years, AAI hopes to transform the forgotten alley into a dynamic public space featuring public art, lighting improvements and multi-sensory programmed activities. Green features will also be included, with the hope of eventually connecting Pearl Street to the long-envisioned Reading Viaduct project.

Billed as a free all-day neighborhood arts festival, the party will center around two main events. First, Oakland-based landscape architect and artist Walter Hood will lead attendees in a community furniture build (2 - 5 p.m.). The resulting tables and chairs will then serve as furniture for a community feast (5 p.m.). (Advance registration is required for the community feast; email [email protected] to register). 

The day will also feature live music, performances, food and a huge array of art vendors; many of the participating artists work through the AAI's artists-in-residence program.

"The Pearl Street Block Party is not only a celebration of the diversity and richness of creative activity that is constantly happening in our neighborhood, but also an opportunity for Philadelphians to participate in all kinds of interactive art-making," explains AAI Executive Director Gayle Isa in a press release. "We come to work every day knowing that we're part of one of the most dynamic neighborhoods in Philadelphia, and we're excited to show off why on September 28."

 
Source:  Gayle Isa, Executive Director, Asian Arts Initiative
Writer: Greg Meckstroth

Earlier this month, the Zoning Board of Adjustments (ZBA) gave the mixed-use Ridge Flats in East Falls the official go-ahead. Slated for the former Rivage site, a prominent local intersection, the project will be the largest "passive" development in the country.
 
Passive projects -- structures built to an exacting zero-net energy-efficiency standard -- aren’t a new concept in Philly; neighborhoods such as Bella Vista and Northern Liberties have seen new construction homes built under the guidelines throughout the past year. The scale of Ridge Flats is what sets it apart. Once complete, the five-story structure will contain 146 apartments, 1000 feet of commercial space and 120 above-grade parking spaces. The building will also feature green roofs and a rain garden.
 
"It's a model project for the country," says Gina Snyder, president of the East Falls Development Corporation (EFDC). "It will bring more people, retail and add more excitement to the neighborhood. It's the project we've been looking for on Ridge Avenue."
 
The site has been under the control of the Philadelphia Redevelopment Authority since the late '90s -- it wasn't until a year-and-a-half ago that EFDC found what they were looking for; local green developer Onion Flats made the winning pitch.
 
Since then, EFDC has been working with Onion Flats to make sure the project will be a win-win. They have fully supported the developer during the ZBA variance process.
 
Now that the ZBA has officially signed off, construction should begin this winter.

Source:  Gina Synder, East Falls Development Corporation
Writer: Greg Meckstroth