eight trends that are fundamentally reshaping philadelphia
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In past couple of decades, the city of Philadelphia has transformed dramatically. Numerous skyscrapers, renovated neighborhoods, improved public facilities and utilities, everything speaks volumes about the changes Philly has gone through. This post outlines and explains some interesting trends that this development has brought to the city of Brotherly Love. Trend #1: The PublicSpace Revival Trend #2: West Philly Rising Trend #3: The Luxification of Center City Trend #4: Market East Gets Shiny Trend #5: The Hotels Cometh Trend #6: A New Kind of Business Trend #7: The Navy Yard Is Unsinkable Trend #8: The Changing Neighborhoods Read in details about these trends visit: http://www.phillymag.com/articles/philadelphia-new-boom/TRANSCRIPT
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NAVIGATION
Philadelphia’s New BoomThe city is changing dramatically, with new buildings, revitalized neighborhoods and inviting public spacesemerging all at once. Here’s an inside look at what’s behind this New Boom — and a preview of what our
revitalized city will be.
BY PHILLYMAG | MARCH 1, 2015
A view of Center City from Penn Medicine’s Center for Advanced Cellular Therapeutics, taken on a February
morning at sunrise. Photograph by Chris Sembrot
Were you here in 1987? (Actually: Were you even born?) If you were, maybe you remember the thrill
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of One Liberty Place rising in the sky — an honesttoGod Philadelphia skyscraper at last, looking down onBilly Penn’s hat. How about the early ’60s, whenSociety Hill emerged from a hardscrabbleneighborhood and Penn Center gave a new sleeknessto downtown?
We find ourselves in one of those moments again — aperiod when our physical surroundings are changingquickly and drastically around us. What’s differentthis time is the breadth of the change, with newbuildings and revitalized neighborhoods and invitingpublic spaces emerging all at once all across the city.We’re calling it the New Boom, and on the followingpages we give you an inside look at the eight trendsthat are fundamentally reshaping Philadelphia — anda sneak preview of the revitalized city we’ll live in forthe next half century.
Edited by Ashley Primis
Trend #1: The PublicSpace RevivalFrom repurposed rail lines to new plazas,it’s Philly’s turn for an extreme backyardmakeover. By Nicole Scott
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Sister Cities Park near Logan Square, a wellreceived Center City District project. Photograph by Chris Sembrot
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Who would have thought a plain old boring boardwalk — one that’s only 2,000 feet long, hovers overthe brownish Schuylkill, and gives a great view of, um, I76 — could have caused so muchexcitement?
Take one step on it, and you’ll get it, too — the Schuylkill Banks Boardwalk, which debuted last fall, ispretty special. For decades, many public city spaces were left to age. But in the past few years, there’sbeen a serious push to revive them, with civicoriented nonprofits — Center City District, UniversityCity District and others — leading the charge. These groups can accomplish goals with littlegovernment interference (although with some public money). They know that to keep our populationgrowing and happy, our parks, squares and circles need to be more appealing, and that civicdevelopment spurs private development.
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Courtesy of Bryan Hanes; halkin|mason Photography
The dogged Paul Levy and his CCD have been in the forefront, moving the Parkway closer to a trueChampsÉlysées, creating the sweet Sister Cities Park and constructing City Hall’s Dilworth Park, toname a few projects.
But that’s just the beginning. We’ll continue to see a focus on our rivers; the Delaware RiverWaterfront Corporation has plans to revive piers every half mile (like South Philly’s Pier 68, which willencourage fishing), and for a new waterfront trail that will lead into an allnew Penn’s Landing. (At$250 million and with plans to cap I95, this is a bit of a longerterm vision.) The Schuylkill RiverTrail will continue southward, connecting the boardwalk to new developments from CHOP and Penn,and will extend to Bartram’s Garden via a repurposed railroad bridge. Near North Broad, theReading Viaduct project, slotted to break ground this year, will transform an overgrown span ofelevated railroad tracks into a High Linelike public park. If City Hall can agree on anything, LovePark will be redesigned, and the trolley terminal at 40th Street in West Philly will become an excitingtransportation hub, business corridor and park.
And this isn’t just diganddash. As the DRWC’s Spruce Street Harbor Park proved, consistent,quality programming (chefy food, craft beer, music, popups) is an integral element of each planand will keep our newly verdant spaces from becoming all that was wrong with the old ones.
A Q&A With Bryan HanesThe landscape architect behind the Reading Viaduct and more of Philly’s publicspaces. Interview by Holly Otterbein
What’s driving the sudden revival ofpublic spaces in Philly?It has to do with the resurgence of the city asa great place to live and work. All of a suddenwe saw an influx of young people movingback into the city, particularly the youngcreative class. As long as they’re here, there’sgoing to be a demand and a desire for newpublic spaces.
How have our spaces changed overtime?William Penn’s five original squares were away to get away from the hustle and bustle ofthe city. They were about promenading andshowing off your wealth. Now we’reinteracting with public spaces in differentways. Look at Clark Park in West Philly. It was a big, empty space with a bunch of big, beautiful trees,
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and we filled it with gravel, tables and chairs. That liberated people and made them able to use thespace in any way they wanted. It’s more open to interpretation.
Is there a public space in Philly you’d like to completely redo?We have our hands on it: the Reading Viaduct. One of the things we noticed right off the bat in theCallowhill and Chinatown neighborhoods is not only is there no public space, but people are living inconverted industrial buildings. They don’t have a front stoop or a backyard to hang out in. So we’reexcited about what a new green space would mean not only for the city, but also for thatneighborhood.
What’s your design philosophy?If a public space can contribute economically to the city, that’s great. If we can contribute to a betterecology, that’s huge. But probably more than anything, we’re looking for ways to engage people andto create social environments … like a living room where people can come together.
Behind the Boom: Public SpacesThe Hot Ticket: David Fierabend
The principal of Groundswell Design is the talent behind the buzziest landscape and design projectsyou saw this year, from popups (Spruce Street Harbor Park) to permanent work (FringeArts;Independence Beer Garden). Now everybody wants the Fierabend magic; upcoming projects includeChinatown’s Pearl Street and a “sea garden” at CHOP’s Karabots Pediatric Care Center … just forstarters.
The Sultan of Center City: Paul Levy
If there’s a face — or a voice — of the publicspace revolution in Philadelphia, it belongs to Levy. Aspresident and CEO of the Center City District, he’s been turning dead space into civic gems since 1991.His latest (and his greatest) hits? Sister Cities and Dilworth parks … though his forthcoming ReadingViaduct project is shaping up to be a gamechanger, too.
The Riverfront Revolutionary: Tom Corcoran
Race Street’s and Morgan’s piers, Washington Avenue Green, Spruce Street Harbor Park … there’s noshortage of reasons to hang out near the water ever since the Delaware River WaterfrontCorporation, helmed by Corcoran, started rolling out its cool, userfriendly transformations on theonceirrelevant sixmile stretch. Philadelphians are enamored. Hey, developers? Are you listening?
The Money Man: Shawn McCaney
Behind nearly every quality publicspace project in the city is the William Penn Foundation (and itsmoney). That’s largely thanks to McCaney, the foundation’s program director for creativecommunities. A powerful behindthescenes cheerleader with a background in urban design, he’s on
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an idealistic mission to spread the publicspace love into all Philly neighborhoods. And did wemention the piles of cash?
>> Click for Trend #2: West Philly Rising
Trend #2: West Philly RisingNo other part of the city — or region — is changing as rapidly as West Philly. in thepast two years, the big institutions (Penn, Drexel, CHOP, HUP) and privatebuilders (who are pouring more than $1 billion into nearterm development) havebeen moving at breakneck pace to create more of ... just ... everything. Here, 21 ofthe bigmoney, highimpact, skylinealtering projects we’ll see popping up in thenext few years
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Illustration by Pietari Posti
1. 3.0 University Place will be a five or sixstory privately developed office building with retailspace. Target completion date is summer 2016.
2. Hub 3939 is the second phase of a privately built, Pennowned sevenfloor building withapartments, retail and offices.
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3. 3601 Market Street: Southern Land Company is building a 28story residential complex for theUniversity City Science Center’s community — a first for the growing nonprofit, and part of a masterplan to bolster campus life. The building will have groundfloor retail, 363 apartments, a fitnessstudio and a pool. The project is set to finish this summer and is estimated to cost $110 million.
4. The Pavilion for Advanced Care, a justcompleted 178,000squarefoot criticalcare centerfor Penn Presbyterian Medical Center, comes with a helipad and cost $144 million.
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5. 3737 Chestnut Street is a partnership between Radnor Property Group and the PhiladelphiaEpiscopal Cathedral. The 25story residential apartment tower (scheduled for completion this year)will have 6,000 square feet of retail.
6. The University City High School site is 14 acres that Drexel and Wexford Science &Technology plan to develop into offices and research and lab space, with residential units andpossibly an elementary school. Dates and specific plans have yet to be announced.
7. The Summit at University City, a privately built 550,000squarefoot residential tower onDrexel’s campus, is full of amenities and will have retail on the ground floor; completion isanticipated for the fall of 2015.
8. The Raymond G. Perelman Center for Jewish Life is Drexel’s first Jewish student center,with 14,000 square feet of event space, study areas, offices and a kosher kitchen; expected opening is2016.
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9. The Study Hotel at University City: In conjunction with Drexel University, private developerHospitality 3 is constructing a 212room hotel with banquet space and a groundfloor restaurant andbar. Projected construction cost: $50 million.
10. New College House at Hill Field will have 190,000 square feet of housing and dining forPenn students next to a big campus lawn; projected to be complete by the fall of 2016 and cost $127million.
11. Innovation Neighborhood is a Drexel and Brandywine Realty Trust project that will create a12acre campus to foster tech, business and other creative ventures. The larger master plan couldinclude transportation improvements for Amtrak and 30th Street Station.
12. Cira Centre South: Brandywine Realty Trust is developing two separate towers, plus a
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greenway between them, known as CCS. The first phase of the project, Evo, is a recently completed33story tower of highend apartments, study areas and a rooftop pool. Next up is the FMC Tower(projected completion: 2016), with 49 stories of rental units and groundfloor retail. Total estimatedcost for both projects is around $475 million.
13. Schuylkill Avenue Project, a CHOPowned area on the eastern side of the river, will have a21story highrise primarily dedicated to nonpatient offices, to be completed in the spring of 2017.
14. Center for Advanced Cellular Therapeutics: This 30,000squarefoot research facility isbeing constructed atop the justopened 115,000square foot Henry A. Jordan Medical EducationCenter (which cost $38 million), adjacent to Penn Med’s already impressive Perelman Center forAdvanced Medicine. Researchers will expand on the cancercell therapy breakthroughs of Carl June.
15. Unnamed Hospital of the University of Pennsylvania patient pavilion, being designedby architect Norman Foster’s London firm, is reported to cost more than a billion dollars; timeline notavailable yet.
16. The Buerger Center for Advanced Pediatric Care: Slated to open this summer andcosting about $450 million, this building is CHOP’s most significant project since it began a $2 billionexpansion in 2011. The 700,000squarefoot center will have pediatric outpatient services, clinicalcare facilities, and a 14,000squarefoot green roof and garden.
17. The Neural and Behavioral Sciences Building will bring Penn’s psych and biologydepartments (and a few other programs) under one 77,000plussquarefoot roof.
18. Perelman Center for Political Science and Economics will house those areas of study atPenn in a 100,000squarefoot building, with offices and an auditorium; targeted completion is 2018.
19. Perry World House will be a 17,000squarefoot gathering place for international events anddiscussions on Penn’s campus, to be completed in 2016.
20. The Woodlands is a 54acre riverside park and National Historical Landmark District that,with some funding from the William Penn Foundation, will begin to restore and preserve its treasuresthis year.
21. Pennovation Works: Penn is extending its reach to the eastern banks with this 23acreproject, which aims to lure privatesector businesses focused on innovation and will house a fewuniversity labs and offices. Existing buildings currently under renovation include the 52,000squarefoot Pennovation Center (a firstphase project), which will house labs and coworking space.
Behind the Boom: West Philly
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The PlaceMakers: Matt Bergheiser and Prema Gupta
Bergheiser, the executive director of the University City District, and Gupta, his economicdevelopment guru, have tapped into the importance of “placemaking” with gusto. Their Porch at30th Street project turned a drab block of concrete into a fully programmed public park that pulls ina great lunch crowd, and their Project Rehab is turning ugly, brokendown properties into attractive,useable assets for the community. But mostly, they’re filling in the holes between all the massive, shinyprivate and institutionbacked development so that University City continues to feel like a beautiful,accessible, appealing neighborhood.
The Powerhouse: Gerard Sweeney
One might say that most of West Philly’s inroads lead back to Sweeney, head of Brandywine RealtyTrust. To wit: his swanky twotower Cira Centre South project; the planned megareinvention of 30thStreet Station; and his vital role as chairman of the board of the Schuylkill River DevelopmentCorporation, the group responsible for that jaunty new boardwalk.
The Behemoths: John Fry, Ralph Muller, Amy Gutmann and StevenAltschuler
Under the leadership of Fry (Drexel), Muller (Penn Med), Gutmann (Penn) and Altschuler (CHOP),the West Philly of 2015 bears little resemblance to West Philly just five years ago. (See the map onpage 68 for the medsandeds’ brave new world.) Development of this scale takes a helluva team ateach shop to dream big and execute fast. But what really stands out is the amount of interinstitutional collaboration across the board, which has spawned such exciting current and futureprojects as the Drexel and Amtrak Innovation Neighborhood plan and the Penn Med and UniversityCity Science Center tower at 3737 Market Street. A shared vision of greatness — built around hugeamounts of institutional and private funding — is creating a city within a city that will have more andbetter retail and restaurants, a new hotel, the kinds of school improvements that keep studentsexcited, more accessible health care, plus elevated design and architecture. Could such a robustsymbiosis between Philadelphia giants exist anywhere outside of West Philly? We dare to dream. …
>> Click for Trend #3: The Luxification of Center City
Trend #3: The Luxification of Center CityThe suburbs aren’t dying; they’re simply moving to town. A look at five (of themore than 75) milliondollarplus city homes being built right now — for all theEmpty nesters and parents who want space, garages and yards. By AngellyCarrion
111 Walnut Street
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These four townhomes on the edge of Society Hill — being developed by Tom Kelly and designed byMoto Designshop — are stunners with lots of natural light and glasswalled master baths that lookinto an interior courtyard. All are priced between $2.5 million and $3 million; two have sold.
7 in Spire
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Along with huge lots (20 feet wide and 71 feet long), these seven Old City townhomes priced between$1.65 million and $1.85 million have roomy finished basements, garages, and clear views of the BenFranklin Bridge from the roof deck. The architect, Shimi Zakin of Atrium Design Group, is also one ofthe developers.
Parke Place Townhomes
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Steps from Broad Street in Bella Vista, developer Donovan Clarke has completed 10 townhomes thatstart at $1.25 million, with 12 more on the way. The 4,000squarefoot homes are split over sevenlevels, with airy basements and garages.
The Eight on Race
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These eight Logan Square townhomes being built by Matzi BenMaimon cost between $1.8 millionand $2.4 million and boast 5,000plus square feet of space. A coveted 23 feet in width, they have twocar garages and elevators.
500 Walnut
Tom Scannapieco, the man behind therenowned 1706 Rittenhouse residences, is setto break ground on his next onepercenterproject: a 26floor glass tower overlookingIndependence Mall. The 37 large units pricedbetween $2.5 million and $8.5 million — plusa $17.6 million penthouse — are totallycustomizable and have amenities galore, like arobotic car retrieval. More than $75 million inpreconstruction reservations have beenmade.
>> Click for Trend #4:Market East Gets Shiny
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Trend #4: Market East Gets ShinyAfter years of debate (and an almostcasino), some visionaries are finally makinga go at revitalizing Market East, starting with the $200 million East Market Plan(first step: new name). Daniel Killinger, managing director for National RealEstate Development — the company that’s pulling together all the pieces — walksus through the megaproject.
©BLT Architects
1. Site Overview: East Market is a fouracre parcel between Market and Chestnut and 11th and12th. “We’re breaking the site into three smaller blocks. The interior streets — like Ludlow and Clover— will be cleaned up, dumpsters will be removed, and the streets will be redone with cobblestonelikepavers.”
2. Family Court Building: “This will be a very modern openplan office space with 14foot ceilingsand concrete floors. We will lease out offices — the whole building is 160,000 square feet — targetingtech and creative companies.” Around the corner on 11th Street will be a MOM’s Organic Market with55 complimentary parking spaces for shoppers.
3. New Walkway: The 30footwide pedestrianonly walkway will have restaurants and retail. “It’simportant to have new operators from places like Chicago or L.A. come to Philly … and also to bringin existing restaurant owners and Philly BYOBs. It needs to be authentic, but it needs to be bold andnew.”
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4. The Convention Center entrance on Market Street.
5. New Residential Building: This Lshaped tower, on the corner of 11th and Market, will have322 mostly onebedroom rental units. The parking will be below the building. Amenities include athirdfloor roof garden with grills and seating, a demo kitchen, a gym and a business center.
6. Retail: This will be a huge twostory retail unit with multiple shopping and restaurant tenants,swooping all the way around to the corner of 12th and Market.
Behind the Boom: Center CityThe Retail Revitalizer: Michael Salove
When highprofile landlords and institutions like Drexel want the ideal mix of commercial tenants,they look to MSC founder Salove and principal partner Douglas Green. Their staffers are adept atturning boring city blocks into dynamic communities. Last year alone, they played real estatematchmaker for Uniqlo, Under Armour, Independence Beer Garden and more.
The Showoff: Carl Dranoff
Dranoff, a stalwart developer with a history of building spaces that connect neighborhoods to eachother, is set to break ground on a pair of projects that will expand Philly’s swanky side. The towerplanned for Spruce and South Broad streets is 47 stories of luxe residential units and a fancy SLShotel, while One Riverside in Fitler Square will be the first highend condo tower built since therecession.
The LongAwaited Rejuvenator: John Connors
Connors — Brickstone Realty’s local managing partner — has been snatching up properties (four justrecently) in the Midtown Village/Market East area, kicking the turnaround efforts into high gear. Onthe books: capping Lit Brothers with an enormous (controversial) electronic billboard and adding amixeduse tower on the building’s backside, which will move our skyline east.
The Kingpin: Allan Domb
Condo king? Please. Domb’s dominion stretches way beyond condos — the developer/realtor is CenterCity’s de facto planner. He’s head of the Greater Philadelphia Association of Realtors, and his prodevelopment voice carries real weight at City Hall, while his own projects continue to elevate swathsof Rittenhouse — he’s set to add more fancy rentals and custom homes soon.
The Quiet Transformers: James Pearlstein and Reed Slogoff
Together, the powerhouse duo runs Pearl Properties, a fullservice local development, leasing andconstruction company. Their portfolio is evergrowing; they own impactful buildings in hightraffic
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Center City zones like Walnut Street (leasing to tenants like Di Bruno Bros., Chipotle and Amis). Butlately they’ve been flexing their developmental arms: They built and quickly sold the modern Granaryapartments that are cattycorner to the Barnes; they built a highend apartment complex on the 1600block of Sansom that houses Abe Fisher and Adolf Biecker Spa/Salon; and they now own a chunk ofChestnut Street between 19th and 20th, where they have plans to build a 26story residential towerand do something (anyone’s guess!) with the old Boyd Theatre — a hotly debated undertaking.
>> Click for Trend #5: The Hotels Cometh
Trend #5: The Hotels ComethThe city’s longmissing hospitality element is finally here. By James Jennings
A rendering of the lower portion of the proposed SLS Hotel.
This month marks the 15th anniversary of the first time we didn’t get a W Hotel. As you may recall,Will Smith purchased a swath of land in Society Hill with plans to bring a glowy W Hotel to hishometown. The project was dead a year later, and Smith sold the site and fled way past West Philly tohis adopted SoCal home.
Despite that episode, 2000 was actually a hallmark year for the local hospitality industry — theRepublican National Convention came to town, and the Loews, RitzCarlton and Sofitel all opened.
But since then? Meh. A few projects have debuted over the decades, most notably the Kimptons in
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Rittenhouse and Old City, which, while not trendsetting, brought some panache to our rather staidhotel scene. Now, all of that appears to be changing. A total of seven hotel projects have beenannounced in Center City (plus one in University City), and some of them are pretty captivating.
“Hotels define a city,” says developer Carl Dranoff, who is set to bring the most significant new one totown: a 47story glam SLS International Hotel on the corner of Broad and Spruce streets. “Whenpeople visit a city, they know it by their hotels. Philadelphia is emerging as a global city. It’s our timeto shine.” The operators of the SLS were actively looking to open up a Philly branch — they didn’tneed to be lured in. Currently there are only three SLS hotels in the world (in Beverly Hills, SouthBeach and Vegas), while a few others are planned for cities like Beijing and Manhattan.
The SLS is set to be joined by another Kimpton, a Hudson Hotel, a new Four Seasons at the top of thenew Comcast building, a luxury replacement for the old Four Seasons, and, wait for it … a W Hotel(although the brand doesn’t quite have the swank factor it did a decade ago). Developer BrookLenfest will pair the W up with the more budgetfriendly Element Hotel brand that — with aproposed plan for a combined 755 rooms — will sit on 15th and Chestnut streets, towering over itsnew neighbor, the Ritz.
The turnaround can be attributed to our growing global status (thanks, Barnes!), a boomingeconomy, and banks that are lending again. Plus, according to Jack Ferguson, president and CEO ofthe Philadelphia Convention and Visitors Bureau, the dynamic management changes at theConvention Center helped to make 2014 the strongest year for future bookings in a decade, with a 47percent increase in new business from 2013 to 2014. And with that comes a demand for rooms — thecity’s hotel occupancy rate was 76 percent in 2014, the highest it has been since 1949.
However, this is still Philadelphia, so we shouldn’t quite forget all the projects that never were. The WHotel’s tax subsidy was approved in 2013, and we are finally, just last month, seeing someconstruction vehicles on the property grounds — but no timeline confirmations. “It’s not a sexyproject without a hotel component included,” says Ed Grose, executive director of the GreaterPhiladelphia Hotel Association. “I don’t consider them real until I see a shovel in the ground.” So let’sjust agree to be cautiously optimistic. We’ve waited 15 years; what’s a few more?
>> Click for Trend #6: A New Kind of Business
Trend #6: A New Kind of BusinessThe new Comcast building is going to change everything. By Liz Spikol
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A rendering of the Comcast Innovation and Technology
Center, which is already under construction. Foster +
Partners/Comcast Corporation
Philadelphia’s architectural innovation isoften more easily recognized in hindsightthan in the moment. We can see now, forinstance, that City Hall is a uniquely exquisiteexample of French Second Empire design, butwhen it was built — and for decadesthereafter — there were calls to demolish it bythose who found it too ornate. Similarly, it’sunlikely any of us stopped Louis Kahn for anautograph when he was trudging to hisWalnut Street office in the late 1950s, or evenknew in the ’60s if we passed Robert Venturiand Denise Scott Brown on the street. Now allthree of them are a proud part of the city’sarchitectural DNA.
Eventually, we learned. The completion ofOne Liberty Place in 1987 finally “gave thecity’s skyline a distinctive profile,” as Timesarchitecture critic Paul Goldberger put it. By2007, when Comcast erected its first glasstower — one of the 20 tallest in the U.S. — werecognized it for what it was: a triumphantblend of style and sustainability, and abroadening of the city’s architecturalpossibilities.
Those possibilities were realized just seven years later when plans were announced for the NewComcast Building. (Despite its official title as the Comcast Innovation and Technology Center, it’llalways be referred to as the “New Comcast Building.”) And this building — of all the things currentlybeing constructed in this city — is truly revolutionary. Yes, it will be the newest and biggest (actually,it will be the tallest building in the country outside of New York or Chicago), but that’s not what sendsour superlatives into hyperdrive. First, there’s its pedigree: It’s being designed by Londonbasedarchitect Norman Foster — the man who has created a bevy of spectacular buildings that keep citieslike New York and London looking like modern superpowers — marking the first time the city hasgotten a skyscraper from someone who’s won a Pritzker Prize and the AIA Gold Medal and is a lordand was knighted. “The building is, as a tower, like nothing that has happened before,” Foster hassaid — and given that one of his most famous towers is nicknamed “Gherkin” because of itsresemblance to a giant pickle, we believe him. (Foster’s firm is also designing a building for Penn.)The interior will be designed by San Franciscobased blockbuster firm Gensler, which recentlycompleted the Shanghai Tower in China.
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Then there’s the way Comcast II is changing Philadelphia’s perspective by including a glasswalledtopfloor restaurant and Four Seasons hotel 900 feet above the city. That’s 400 feet higher than anyview of Philly we currently have. Finally, there’s the ownership: Comcast — a company that once feltas homespun as souvenir flags at the Betsy Ross House — is now the world’s largest mediacorporation, with an international profile to match. It plans to use the new building not only as acenter where innovation happens, but as a model of it; the “vertical campus” will combine entitiesthat don’t typically sit cheek by jowl, including a luxury hotel, TV stations, gardens, startup space,and a public gathering area that will connect to underground transportation — all of which, if itworks, could serve as a template for future highdensity building. (The mix of people in the buildingwill be novel, too: Programmer types in hoodies will find themselves mixing it up with suitedupbusinesstypes.) As buildings go, there’s nothing in Philadelphia like it. Let’s recognize this moment inarchitectural innovation and singularity of use for what it is — it will give the din of city constructiona frisson you didn’t know it could have.
Behind the Boom: BusinessThe Booster: John Grady
It’s not just the halfbilliondollar portfolio that gives Grady more clout than the CommerceDepartment. As president of the Philadelphia Industrial Development Corporation, he’s got a hand inalmost every economic bright spot in our city — from StartUp PHL to potential development on theSchuylkill. But Grady’s crown jewel remains the Navy Yard’s transformation into a corporate campuswith 11,000 jobs. It might be the best turnaround we’ve seen since the Rendell era.
The Comcast Darling: Bill Hankowsky
Hankowsky owns an impressive amount of office spaces around the world, but it’s the stateoftheartsymbolism (see: the Comcast Tower) that defines his tenure as Liberty Property Trust’s CEO. At theNavy Yard, LPT helped pull together the master architectural plan. With Comcast II (and maybeIII?) under way, Hankowsky continues to push the city’s rents, techinnovation scene and sky limitseven further.
The City Hall Muscle: Rina Cutler and Alan Greenberger
Elegance and practicality are tough to marry when it comes to urban renewal. But former architectGreenberger, Nutter’s economicdevelopment and commerce guy, has been officiating projects thatdo just that. From revitalizing the Market East area to the Delaware River Waterfront to DilworthPark, he’s the man pulling all the pieces and people together. Cutler, as czar of transportation andutilities for the city, has overseen the beautification of some key projects that have had immediatecommunity impact, like the Manayunk Bridge Trail and the Porch at 30th Street Station. She’s alsoworking to overhaul the 40th Street Trolley portal, which should improve transportation and spurdevelopment.
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>> Click for Trend #7: The Navy Yard Is Unsinkable
Trend #7: The Navy Yard Is UnsinkableThis flourishing business zone is actually just getting started.
A rendering of the projected Navy Yard development. Neoscape for Robert A.M. Stern Architects
2000–’05 2006–’14 2015–’25*
# of new and/orrenovated buildings
2 new projects;# of renovationsunknown
41 30
Occupied squarefootage
4.6 million 7 million 13.5 million
# of businesses 65 150 300
# of employees 6,000(estimated)
11,000 25,000 to 30,000
# of hotels andresidential units
0 1 hotel; no residentialunits
2plus hotels; 1,000plus residential units
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Notablebusinesses/projects
Urban OutfittersInc., AkerPhiladelphiaShipyard, U.S.Navy
GSK (GlaxoSmithKline),Iroko Pharmaceuticals,RevZilla motorsports,Tasty Baking Company
Franklin Square CapitalPartners, Mercer Café, apotential Broad StreetLine extension
*Information provided by PIDC based on estimated plans
>> Click for Trend #8: The Changing Neighborhoods
Trend #8: The Changing NeighborhoodsWhat recession? As Center City roars back, the neighborhoods near it do, too. Here,a detailed look at how each section is faring, and the places where buyers are goinggaga.
Marathon Farm in Brewerytown. R. Kennedy for GPTMC
Select Neighborhood Stats
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*Price and transaction data derived from HomExpert Market Report, a product of theBerkshire Hathaway HomeServices Fox & Roach Research Division. Demographic informationfrom the Census Bureau’s 2009–2013 American Community Survey.
From Hot Now to Hot NextHot Now: Point Breeze …
Why: This neighborhood continues to grow into its own — a direct shot to Rittenhouse and agrowing restaurant and bar scene add to the appeal. The realtors say: “With so many rehabs andnew construction projects, this area is rapidly exploding. There is still a lot of stock available for fixeruppers. What I saw last year selling for $100,000 is selling for $200,000 this year,” says local realtorMike McCann. Of note: Easy access to the subway and a changing Washington Avenue.
… Hot Next: Grays Ferry
Why: Just west of Point Breeze, Grays Ferry is ripe with investment opportunities. The location nearthe river, Grad Hospital, Rittenhouse and University City is a bonus. The realtors say: “PointBreeze still has a lot of room to grow and a lot of land to be improved upon. Grays Ferry is bound tofollow in its footsteps,” says Karrie Gavin, of Elfant Wissahickon. Of note: Prime locations next tothe expanding Schuylkill River Trail, which will be bolstered by developments from Penn and CHOP.
• • •Hot Now: Fairmount …
Why: With characterladen houses and an elementary school that’s on the upswing, Fairmountcontinues to attract buyers. The realtors say: “This neighborhood has a great location and is a very
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desirable place to live. There’s lots of development happening of all types,” says McCann. Of note:The upcoming Reading Viaduct project, Pizzeria Vetri (and many other great restaurants), Mi Casita(the region’s first Spanishimmersion preschool), plus a quick shot to Fairmount Park and I76.
… Hot Next: Brewerytown
Why: As the areas near Fairmount continue to change (see the upcoming Rodin Square apartmentproject that will have a mega Whole Foods) and housing prices rise, those wanting an oldschoolneighborhood with lower price points are migrating north. The realtors say: “Brewerytown is greatfor the firsttime home buyer and young couples who are willing to put in some sweat equity,” saysMcCann. Of note: Aggressive residential developments from MM Partners.
• • •Hot Now: East Passyunk …
Why: EP is all about quality eats, bars and shopping. There are Center City workers, artsy types,strollerpushing parents, and Nonna sweeping her stoop. The realtors say: “This is whitehotbecause it’s an established area that still feels diverse and young, with a real sense of community. Newconstruction is already around that $500,000 price point,” says McCann. Of note: Restaurants, barsand indie retail galore, plus easy access to the Broad Street line.
… Hot Next: Pennsport
Why: Pennsport — situated between EP, Queen Village and the river — continues to feed off thosesolid neighborhoods. There are new construction and rehab projects, but it still maintains that knowyourneighbor feeling. The realtors say: “Pennsport has no choice but to get hot. It’s a great way tobe close to the action at a reasonable price point,” says Gavin. Of note: Burgeoning restaurant scene,great parks, and a soontobeimproved Delaware waterfront.
• • •Hot Now: Fishtown …
Why: Fishtown is our Williamsburg — where all the most trendsetting, rulebreaking stores, bars andrestaurants are opening. And with all of that comes the creative class. The realtors say: “Clientsare moving to Fishtown from places like Bella Vista because of all the life there. It’s still reasonablypriced but on its way up fast,” says McCann. Of note: Young, artsy residents and firsttime homebuyers mix it up with neighborhood lifers, adding to the authentic feel. Great shopping, drinking andeating.
… Hot Next: Kensington
Why: Fishtown is actually a pocket neighborhood within Kensington, and as the amenities onFrankford and Girard avenues grow, patient firsttime home buyers are finding major deals a bitfurther afield. The realtors say: “We are seeing a real trickledown situation because Fishtown hasincreased so rapidly,” says McCann. Of note: Large spaces ripe for renovations, artist cooperatives,
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and popular community events like the Kinetic Sculpture Derby and Trenton Avenue Arts Festival.
What’s in a Name?As our neighborhoods rapidly change, so do their identities. What does that sayabout us? By Liz Spikol
I have a confession to make: Though I was born and raised in Philadelphia and have lived here formost of my adult life, there are at least five neighborhoods in this town that I had never heard of untilI reached my 30s. It’s a shameful thing, but if someone had put a gun to my head 10 years ago andsaid, “Tell me about Yorktown!,” I would have assumed I was being drilled on my knowledge of theAmerican Revolution. I would have been equally clueless on the subjects of Hawthorne and Whitman(I always thought those were famous authors) and Stanton and Newbold. And up until about a yearago, I certainly would have blanked if asked about 2015’s secondhottest neighborhood in the entireUnited States, Dickinson Narrows.
That’s right: According to online real estate portal and brokerage Redfin, potential home buyerslooking for neighborhoods that offer the most bang for the buck should run to Dickinson Narrows.Redfin puts it ahead of Northern Liberties, Girard Estates, Fairmount and Kensington — all of whichI’d heard of by the time I reached high school, thank you very much. What we at Philly Mag learnedby covering the Dickinson Narrows bombshell online is this: There are people who live in DickinsonNarrows — which is somewhere in South Philly — who don’t even know where Dickinson Narrows is.
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Neighborhood names and boundaries are tricky business in Philadelphia. Residents get quite agitatedwhen they’re not categorized properly, but people who live next door to each other can (and oftendo) disagree about what ’hood they occupy. Why? Because where you live in this city really sayssomething about you. When I lived in Cedar Park, I could say I lived in West Philly, or in UniversityCity, or in Southwest Philly. Each of those statements came with a different connotation, and I admitto identifying myself differently according to my interlocutor. If I was talking to an activist, forexample, who was suspicious of my journalistic motives, saying I lived in West Philly generally relaxedthat activist. But if an older relative was worried about my safety late at night, I’d say, “Oh forheaven’s sake, I live in University City,” as if to say, “Please, Amy Gutmann isn’t going to let me getmurdered.” When I was doing social work and was met with skepticism by clients from lowerincomebackgrounds, saying I lived in “Southwest Philly” put them at ease. It’s the kind of shapeshifting weall do in different areas of our lives: Sometimes I blowdry my hair to look more polished and grownup; other times I cultivate bedhead and smear my eyeliner. In New York, everyone knows what“uptown” and “downtown” mean, but you can’t live in both at the same time. In Philly, you can.
There’s no official list of neighborhood boundaries in Philadelphia because of the city’s inherentcontradiction: It’s an old city that ceaselessly evolves. It’s a place that was mapped out hundreds ofyears ago but is being shaken up by rapid change. So as Point Breeze (a name minted, it seems, in the19th century) morphs into Newbold (a coinage of neighborhood real estate developers around 2007),who gets to decide? It’s not always clear.
Sometimes we look to local community groups for direction. There are civic associations, which canbe organized by census tract, police district or blockparty preference. Take Passyunk, for example. Iused to edit a real estate website that had a competition in which people could vote for the bestPhiladelphia neighborhood. I didn’t pick the contenders myself; I simply put out a request and thenmatched up all the submissions in a bracketstyle voting contest. Of course, in the end the finalbracket was … Passyunk Square vs. East Passyunk Crossing, two neighborhood groups that arebasically in the same neighborhood, although they oversee parts of different zip codes. I thoughtpeople were going to come after me with pitchforks. How dare we feature two places that are,according to many Philadelphians, the same neighborhood? How can they be facing off against eachother when they actually are just across the street? Luckily, the groups decided to take thecompetition in good fun and made a deal: The runnerup would bring vittles to the firstplacefinisher’s next meeting — which morphed into a (one) neighborhood party with food courtesy of localrestaurants.
Sometimes a neighborhood name makes people angry — to the point of printing up bumper stickers.When the University of Pennsylvania pushed “University City,” stickers began popping up: “UniversityCity is a marketing scheme.” But I recently saw an online comment in response to those stickers. Itsaid “‘University City is a marketing scheme’ is a marketing scheme.” The metagentrification sharkhad officially been jumped.
Realtors also get into the boxing ring, by being seriously flexible with boundaries. It shocks me to see
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Photo by Juliana Rausch
homes listed as being in Northern Liberties when they’re clearly in Kensington — which is itself anespecially bedeviling neighborhood. Let’s just look at the nevernever land Kenzos live in for amoment.
According to many maps and books, Kensington is bounded by groups of blocks that clearlyencompass other neighborhoods. I once wrote about a development in Kensington, as opposed to“South Kensington,” and was upbraided by phone and email. There are likewise people who advocatespecifically for Olde Kensington, or East Kensington. So you see, it’s not enough to say “Kensington.”In fact, that’s just a starting point. Because, dear God, Fishtown has to get in there, too.
Not long ago, I was describing some very happy days I had living in Bella Vista back in the ’90s, anda listener told me I’d actually been living in Hawthorne. What? How could this be? I’d never heard ofthat name till this year. Further research has led me to believe I was living close to Hawthorne, butnot in Hawthorne — which shouldn’t matter anyway, as my experience of the neighborhood was thesame. And yet I was quite attached to my memory of Bella Vista as Bella Vista. Don’t take that awayfrom me!
Do you know where you live? Are you sure? You might live in the hottest neighborhood inPhiladelphia, actually. I think it’s called Waterson Court. Let me know if you find it.
A Q&A With Jared BreyThe PlanPhilly reporter on why zoning really matters. Interview by JamesJennings
How has the zoning code recentlychanged?City Council adopted a new zoning code in2012. Now it’s shorter and there are new rulesrequiring developers to meet with communitygroups when they’re seeking an exception tothe code. The ongoing work is updating thezoning maps for every neighborhood in thecity.
What is “councilmanic prerogative”?When a district Council member introduces abill that affects only his or her district, theother 16 Council members routinely agree notto interfere. This essentially means that adistrict Council member has the only decision
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that matters. Theoretically, this new forwardlooking zoning map would mean there would be no need to rezone properties one at a time in CityCouncil. In reality, developers are always going to want to do something beyond what’s allowed. Aslong as that’s the case, and until we get a Council full of people who are fond of debating proposalson their merits, councilmanic prerogative is still going to be impactful.
What is an “overlay”?It’s a specially carvedout area with its own rules about building size and property uses. There’s anoverlay on Germantown Avenue, for example, that specifically prohibits beauty parlors, cellphonestores, dollar stores, and certain other types of businesses.
Explain the significance of “floor area ratio” and what it means to builders.Say you have a bottle of whiskey. You can pour it into a few wide and shallow bowls, or you can pourit into a tower of shot glasses, but you won’t get any more whiskey. That’s more or less how floor arearatio works. If you have a 1,000squarefoot property with a floor area ratio of five, you can build afivestory building that covers the whole lot, or a 10story building that covers half of the lot. You canalso earn bonuses — extra whiskey — for including elements that serve a public interest, like lowincome housing units or energysaving solar panels.
The terms “corrective rezoning” and “spot zoning” were thrown around a lot in therecent debates over the Hudson Hotel proposal. What are those?“Corrective rezoning” usually refers to a change that brings a property’s zoning classification into linewith the wider neighborhood plan. “Spot zoning” usually means that a property is being rezoned tobenefit a certain project, and in a way that doesn’t jibe with the plan for the surrounding area. Peopleusually get pissed about the latter.
Behind the Boom: The NeighborhoodsThe Southern Crusaders: Ori Feibush and John Longacre
You can’t talk neighborhood turnarounds in this city without talking about Point Breeze andNewbold. Between developers Feibush and Longacre, the southside makeover has meant hundreds ofresidential projects, plus a handful of coffeeshop hangs and neighborhoodmaking pubs. Longacrerecently purchased an outofbusiness theater and will announce plans for a mixeduse project laterthis month. The fruits of the two men’s independent labors have blossomed into one remarkabletransformation, ripe with new business, new energy and, yes, new buyers in the oncedecrepit area.
The Frankford Phenom: Roland Kassis
You know those Frankford Avenue warehouses that make Fishtown so cool? Kassis pretty much ownsthem all. He spends his time luring in the types of businesses (and rejecting some) that build acommunity: restaurants, coffee shops, yoga studios, gyms. Next up: two apartment complexes and,
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eventually, a hotel.
The Northern BlockBuilders: Aaron Smith, Jacob Roller and DavidWaxman
This founding team of MM Partners are the main players and planners right now in Brewerytown —Fairmount’s fastchanging northwestern neighbor. The trio is leading the charge — and having asignificant impact — by conceiving, rehabbing, building and leasing modern residential units likeapartments, townhomes and condos, some with private parking and most with a cool industrial, lofty feel. Plus, they recognize that any great neighborhood needs more stuff and so are building outspaces for retail and restaurants (such as neighborhood social hub Rybrew, the sandwich/beer shopmashup). They’re literally building up the newly hot ’hood, one project at a time, and there’s no signof slowing down — they have plans to invest another $60 million in mixeduse projects over the nextcouple of years, including the ambitious Girard27, a development at, yes, 27th and Girard that willhave 68 apartments, 10 townhomes and 15,000 square feet of retail space.
Read More About: Drexel, Philadelphia Industrial Development Corporation, PhiladelphiaSunday, Real Estate, University of Pennsylvania
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• Reply •
Webster • 5 days ago
I hope those of you who live in Philadelphia realize how lucky you are. Those of us who hadto move away (and would barbecue our dear old grandmama to be able to move back!) areconsumed with unending envy. Appreciate what a treasurehouse of history and beauty youlive in.
4
• Reply •
George Lee • 4 days ago> Webster
The only thing New York beats Philly is QUANTITY and having big egos. I wouldn'ttrade Philly for Manhattan.
2
• Reply •
Mark Neil Silber • 5 days ago
As a Philadelphian this extravaganza (what else can I call it ??!) of activity, construction,upgrading and booming markets is exhilarating. My grandmother would say "Oy! I'mkvelling!!!"
2
• Reply •
crateish • 5 days ago
But how do you get a decent job here? We moved into Center City, and the only professionaljobs I can get are a hour's drive away. Probably going to move back to the 'burbs.
2
• Reply •
NDJ • 4 days ago> crateish
That is a great question and will need to be addressed if the city's growth is to besustained.
1
birdadoo • 5 days ago
I thought there was a lot of interesting information to take away from the article and theway it was laid out was very easy to navigate. I agree that the “boom” is real and have beenparticularly excited about the focus on public spaces. We as a city have made great strides inthe past decade rethinking our parks, parklets, beer gardens, etc. and it’s worth it. Keepgoing Philly! One thing I thought was a huge oversight is that you had zero mention of theNorthwest neighborhoods. Germantown is seeing huge changes and renovations andwinning a lion’s share of community grants. Germantown is breaking ground this week on amillion plus dollars renovation to Vernon Park (the epicenter of the neighborhood),Maplewood Mall by the end of 2015 is also undergoing a millions of dollars restoration,
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• Reply •
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Waldorf School is moving their campus into a newly restored turn of the century FrankFurness designed church at Wayne and Harvey Avenues this June. Wayne Junction iswrapping up a massive restoration making it a gorgeous transportation hub for present andfuture residents. Germantown United CDC also raised $30,000 through a community onlinefundraiser to procure a commercial corridor manager. And since you mentioned in the firstcouple paragraphs the importance of remaining concerned of the state of our publicschools, two Germantown schools, Kelly and Lingelbach, are both in the midst of notableefforts, Kelly School raising over 20,000 dollars for creating a modern playground and greenspace and Lingelbach (known recently for being featured in the NY Times for it’s shameful
2
• Reply •
Rand • 5 days ago
We have a great gem that has been so overlooked, poorly funded and maintained and notimproved in many years.... Fairmount Park! The time is ripe to augment Memorial Hall (PTM) on the concourse across from it with perhaps a new Natural History Museum & EcoLearning Center like( San Francisco's). Septa should seriously look to expanding a trolleyline extension INTO the park to connect the Zoo, PTM, Mann Center, Shofuso and gardensThe Horticultural Center / Gardens also could become a bigger tourist desination with acollaboration with Longwood Gardens type planning and facilities! After all we are thehorticultural center of the US and should be capitalizing on it much more than just the 2week Flower Show! I would even go so far as proposing a mid size ( Tivoli Gardens ) typeamusement park for children in Fairmount Park .And how about truly twisting the Calder Foundations arm to support a Calder Museumeither on the parkway or in Fairmount Park to display his large sculptures? All these newand existing desinations could generate sorely needed revenue for the Park maintenanceand preservation. Even a new restaurant with a great unique architectural design ( designcompletion ) within the park with outdoor dining, etc would be a good start! We have tostart thinking out of the box to propel this city!
1
• Reply •
kclo3 • 3 days ago> Rand
I have serious doubts whether municipal agencies themselves will truly be able to joinin the boom anytime soon; Parks & Rec, Streets, SEPTA have not received anywherethe level of funding to expand current services, and the future outlook isn't anybetter. As much as private and citizenled initiatives have advanced, the city mustalso consider its public assets.
• Reply •
Justin B • 5 days ago
What a terrific synthesis of all the changes taking place here!
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Eagles WakeUp Call: Is Sports ScienceWorking?320 comments • 7 hours ago
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ALSO ON PHILADELPHIA MAGAZINE
• Reply •
George Lee • 4 days ago
Let's laugh at the idiotic Delaware County suburbanites who think their crappy towns arebetter than Philly. Enjoy your boring lifeless hellholes while Philadelphians live the mostexciting city in the U.S. for now and the future. Same with the folks who ditched Philly forNYC, DC, etc. Sooner or later they'll realize they made a bad decision.
• Reply •
TRITONE2 • 5 days ago
60th will be the next kool place...
• Reply •
birdadoo • 5 days ago
what kind of job are you looking for?
• Reply •
Webster • 5 days ago> birdadoo
I'll take anything you've got to offer if it would enable me to move back to the magicthat's Philadelpia...
• Reply •
birdadoo • 5 days ago> Webster
what is your area of knowledge, passion, expertise, expected income, do youhave dependents? desired rent/mortgage? so many factors...
• Reply •
Webster • 5 days ago> birdadoo
I'm a retired book publishing executive14 of the happiest years of mylife were spent in PhiladelphiaI ache to return. I know writing, a lotabout both trade and academic publishing: marketing and editing, butI wouldn't be overly fussy about what the work was as long as it putmy feet back on the streets of the city I love. I can dream, can't I? (AndI do...I do.)
• Reply •
yougotit • 5 days ago> Webster
google: elsevier
WHAT'S THIS?
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