Philadelphia's First LGBT Affordable Senior Housing

The Dr. Magnus Herschfeld Fund, an LGBT advocacy group, and Pennrose Properties, a local development and property management firm have teamed up to build the William Way Senior Residences at 249-257 S. 13th Street.  They hope to begin construction of Philadelphia's first lesbian, gay, bisexual and transgender- friendly affordable senior housing this fall.

The project took a big step forward with a unanimous passing by city council of a resolution introduced by first district councilman Mark Squilla authorizing the city's Redevelopment Authority to sell the property to the development team for about $1.5 million.  The building was previously used as a storage facility by RDA.

This process is a major step for the Philadelphia LGBT community, notes gay rights activist Mark Segal, dhmf Board President.  Segal explained, while there are many demographic studies on seniors in Jewish, African American, Protestant and a host of other communities, there aren't many on gay seniors.  "It's a new frontier, "he said. "But what we've seen in city after city after city is that LGBT people have the same problems as anybody else.  So what we're doing is creating a community for elderly LGBT people where they can feel safe, secure and grow old, and have a very decent form of life.

The 56-apartment project will cost $19.1 million.  This includes purchasing the property, tearing down the existing warehouse and constructing the six story building.  All 56 apartments will be one-bedroom units. the ground floor will have 1,800 sq feet of commercial space.  Some of the spacew may be available for community purposes like a theater.  The goal is to have the building completed by the end of 2013

Old Trenton Ave Police Station

Construction renovations continue over at the old Trenton Ave police station.  Most of the interior floors and walls have been replaced and almost all windows except those prone to vandalism have been replaced.  The project will likely see completion by late summer / fall of 2012.  The has always been a beautiful building with tons of character.  There was a for sale sign out front for years, it was only a matter of time before the right developer saw her potential.  The corner commercial retail space will likely go to a local Bank, giving the desolate corner some added daytime life.  Hopefully someone will buy out the horse stable across the street and turn the unique triangular lot into beautiful apartments, possible name "stable house" , "Barn Lofts", "Trenton Stables", or "the Horse Shoe".  Just a thought.  Someone Please Develop that site. Do those poor horses a favor and encourage the owners to move them to more sanitary and healthy quarters.

Norris Point

New Construction is underway at the corner of Trenton Ave. and E. Norris Street.The property was sold by The Somers Team, but no sure if the are in fact also the developers of the property.  The project plans for 10 modern 3 bedroom town homes with 2.5 bathrooms and private off-street parking.  The project also features roof decks with skyline views, completed full basements and rear patios.  New Home buyer can also take advantage of a Ten Year tax abatement.

The Modern design of the house seems typical of the new construction in the Fishtown, Kensington area, but it does appear more throughout and original than the new rentals homes recently completed next door lining Trenton Avenue.

Mid-rise Development at foot of Ben Franklin Bridge

Finally after almost 10 years since the last proposal a new development is planned for the large vacant lot adjacent to the north side of the Ben Franklin Bridge.  Owners, Ensemble Real Estate previously proposed a development called Marina View Tower, which was going to be a high-rise.  It is now set to be a mid-rise, more than 120 feet tall, slightly shorter than the stone pier of the bridge at 11 stories.

While shorter than it previously was, the apartment building is higher than the 100-foot height limit called for in the draft of the Central Delaware Zoning Overlay.  Ensemble Real Estate has applied under the terms of the current zoning code, and so it needs no variances.

The proposed building would be a "giant L" along Delaware Avenue and Vine.  Parking would be behind the L, and not visible from Delaware Avenue.  Because the development is in a flood plain the builder has proposed a five-foot retaining wall, to help meet a zoning code requirement.

City to River Connections Underway

The city is continuing progress on better connections to the waterfront with three major focus projects currently in the planning phase and nearing construction of continuous phases.  These project will tackle improved pedestrian and bicycle access, lighting, landscaping and signage.  The three focal corridors are Race Street Connector, Columbia Avenue Connector and Spring Garden Street Connector.

Race Street is the project that's farthest along, with the south side portion of the project already completed.  Planning for phase II is underway, and it's been considerably more complicated.  PennDOT and the city's transportation and utilities department have agreed that a multi-purpose sidewalk/bike path can cross over the I-95 on ramp that compromises the project.  Perhaps a traffic light will solve the problem.

Design work for the underpass section of the Columbia Avenue Connector, which will link Fishtown to the waterfront, has been completed by Studio Bryan Hanes.  Designs have been given to PennDOT, but due to a long bidding process it will take 18 months to 2 years before we see any changes.  The design includes LED lighting and decorative imprint in the concrete.  Underpasses at nearby Marlborough and Shackamaxon streets will get the same treatment. The section of Columbia between highway and Penn Treaty Park includes landscaping and a public art component.

Spring Garden Street, connecting Northern Liberties to the waterfront.  Discussions have been ongoing concerning placement of bike lanes as well as the crucial redesign of the entry ways and egress to the subway station. Redesign is crucial to the success of the connector as well as nearby future development, including plans to attract mixed-use development to the Festival Pier at the foot of Spring Garden.

Pier 9

The fate of Pier has been in the latest discussions at the DRWC board meetings.  According to a new Delaware River Waterfront Corporation feasibility study it would take about $3.5 million to stabilize the structure of Pier 9 to prevent further deterioration, and an additional $1.2 million to add emergency egress, public restrooms, a new roof and other items necessary for regular public use.  The board must first decide whether to make the initial investment to stabilize the structure, and if so how much more work it wants to do alone or with other public or private partners.

The 33,000-square foot space with over 20 foot high ceilings and clearstory windows is used as a garage and storage space for DRWC.  Last year it was used for Philly Fringe's Festival event.  With an expense of just over $11 million, the facility could become a "highly flexible, programmable space" utilized to its full potential, according to the report compiled by consultant Bohlin Cywinski Jackson.  the study identified a list of potential uses, including art exhibits, performance space, bowling alleys, winter or other gardens, rock climbing, farmers markets and restaurants.

The study says that the $3.5 million stabilization of the 93-year-old structure "will reinforce the pier's existing concrete deck and steel superstructure, while restoring the elegant concrete head houses at its east and west ends.  Elements whose condition is beyond compare are the roof, roof deck, monitor windows and side doors.  They will be removed, exposing the sheds structure's beautiful steel trusses.  Completing the work to this phase alone would turn the pier from a liability to an asset and allow DRWC "to aggressively market the building for potential private funding/investment," the study says.

Town Home Development on Front Street near Delaware Avenue

Developer David Perlman plans to make his mark on The Delaware Ave. construction scene with a proposed town home development he has for 412 N. Front Street in Old City.   Perlman told city planners Tuesday that he hopes to build a 38-unit townhouse development with green roofs, outdoor space for each unit, and a mix of surface-lot and garage parking.

Front and Willow Street

Units would have 3 bedrooms and 2.5 baths and range in size from 1,700 to 1,900 square feet.  Most would be three stories tall, with the exception of two "carriage house" developments that would have ground level floors, to allow access to parking in the interior of the project.  The parking garage will rest up against an I-95 ramp at the corner of Front and Willow Streets.

Old proposal of World Trade Center site near Willow St.

Project architect Jose Hernandez said the town houses will be faced with stone, brick and two colors of fiber cement.  Landscaped areas will include an interior courtyard and private green space for each unit, and also street trees and planters.  Units will have views of the Delaware River and Benjamin Franklin Bridge.