Category manayunk

New anchor project is coming along in Chestnut Hill

Past rendering of 8200 Germantown

 
It’s not everyday that I can talk about large-scale development in Chestnut Hill. The same could be said for other popular Philadelphia neighborhoods like Rittenhouse Square, Society Hill, Washington Square, etc.

Why, you may ask? Well, there really isn’t any land available to develop in Chestnut Hill.

Enter, urban infill.

The old Magarity car dealership (which for some odd reason, people ask if they are my relatives; Garrity … Magarity … anyway) has made way for a new mixed-use project in one of Philadelphia’s most established neighborhoods, Chestnut Hill.

Now enter, Bowman Properties.

For years, BP worked with local neighborhood groups to approve a sensible project for this site; mixed-use on a busy commercial corridor. It took some time, as well as compromise from both sides, but it was officially approved about a year ago. Not only will this project add a much needed/walkable grocery option to Chestnut Hill, but it will also incorporate a residential element to the plan; currently calling for 17 condos.

Although some local neighbors were not in agreement with the scale/density/parking/traffic, the Chestnut Hill Community Association (CHCA) helped both parties reach an agreement and is in full support of the project.

“It is an important development and significant to the continuing upgrading and economic health of the avenue,” stated Will Detwiler, who is President of CHCA.

Personally, I agree with Detwiler. This is a great project for Chestnut Hill.

In a city like Philadelphia, with the amount of history and density we have, new construction development (whether it’s residential, commercial, or industrial) always requires a lot of due diligence.

Why, you may ask? Well, there are a few reasons.

First and foremost, land is scarce. Most of Philadelphia’s new development is considered dense/urban infill. Meaning that someone is building where something used to be, or someone is building in close proximity to surrounding neighbors/businesses. Philadelphia doesn’t really have huge swaths of raw land just sitting around waiting for developers to come by and buy it. Most of Philadelphia’s land (even larger parcels) has been bought many times over, been reimagined more than once, or is being prepped for the next visionary.

Second, Philadelphia is a provincial town. So much so, that locals still even refer to Philadelphia as a town (like I just did myself). Generations of Philadelphians have been born here, have raised families here, and have passed on their assets/wealth to their heirs. Sometimes it’s a good thing, and sometimes not; as not everyone wants to be involved in real estate. Bottom line, there are many people in Philadelphia who are resistant to change due to our city’s storied history and localized culture.

Finally, there is a major renaissance taking place in Philadelphia today. Lots of new people have moved here from all over the world, and they want to create positive change in the city; many times, through development. Real estate in Philadelphia is considered inexpensive when compared to similar metropolitan areas of both size and location (namely Boston, New York, and Washington DC). Philadelphia’s affordability and ideal location has sparked interest from global investors who may not always have the public’s best interests in mind; it’s a number-based decision for them. This has caused some neighbors to resist new development in Philadelphia.

So in an established/historic neighborhood like Chestnut Hill, where there is not much land to be had for projects of this size/magnitude, it’s understandable why the local community wants to have input. As this project has shown, neighbors and developers can work together for both the pursuit of profit as well as the greater good.

I look forward to seeing it completed.

Two luxury hotels will bring more life to the area around “Centre Square”

 
So, what the heck is Centre Square, you may ask? Well, it’s actually the original name given to where City Hall sits today.

When Billy P (aka William Penn) founded Philadelphia back in 1682, he created one of the first major grid systems in the US. The purpose of using a grid plan was to create wide streets (which are considered narrow today) with right angles, for ease of planning and to avoid overcrowding. The planning aspect definitely held up, but overcrowding did not; just like it did not in New York, Boston, etc.

Anyway, with Billy P’s master grid plan also came Philadelphia’s 5 Original Squares: 1) Southwest Square, 2) Northwest Square, 3) Southeast Square, 4) Northeast Square, and 5) Centre Square. You now know them today as: 1) Rittenhouse Square, 2) Logan Square, 3) Washington Square, 4) Franklin Square, and 5) Philadelphia City Hall.

There’s your free history lesson for the day, and from someone who is not certified to teach it.

Okay, back to the luxury hotel project at 15th St & Chestnut St.

If you are not familiar with where this is exactly, it’s the surface parking lot directly behind the Ritz Carlton Residences (just across from City Hall). The parcel sits on the northeast corner of 15th & Chestnut, to be exact.

The reason I feel that this project is significant is not just for tourism, but for everyday street life. It fills a missing gap in a busy Center City block (surface parking lots are very 1980s these days), makes great use of density/scale, brings 2 new names in luxury hotel living to Philadelphia, and will have ground floor retail for all to enjoy.

And since Philadelphia has gotten better at planning over the past few years, with the new zoning code and all, it appears that most developers are putting forth projects that offer “smarter” features (e.g. mixed-use, underground parking, sustainable design, etc).

Now that Dilworth Plaza Park plans to cut the ribbon on 9/4, Centre Square City Hall will now have a suitable public space for both residents and tourists alike. Just like it was intended to, over 300 years ago.

How does Philadelphia truly become a global city?

 
For starters, let’s define what the term “global city” actually means.

Here are a few different definitions I found:

A city in a position to realize the economic coordination of complex activities at a global scale. It is through economic coordination that a city will gain a strategic position in the global economy, and the concentration of this function makes it different from other cities. – Research Gate

What constitutes a global city, is an emphasis on the flow of information and capital. – Saskia Sassen

A city generally considered to be an important node in the global economic system. Globalization can be understood as largely created, facilitated, and enacted in strategic geographic locales according to global finance and trade. – Wikipedia

Although it may seem a bit complex after reading those textbook definitions, the concept is relatively simple.

Does Philadelphia play a role in the global economy? Some say “yes,” others “no.”

The article that inspired this post was from the Philadelphia Business Journal, and it discussed how Philadelphia needs to get better at retaining its talent. The article states:

“Home to some of the world’s best universities, medical institutions, arts and cultural organizations, research centers, booming legal, business, finance sectors, and a steadily growing tourism industry, Philadelphia is the perfect place for talented young graduates. They can give back to the city that nurtured them while they pursued their educational dreams and interests. Opportunity abounds!”

Okay, so what’s the problem then?

If we already have enough opportunity, and are already attracting young talent through the aforementioned channels, why are we not a global city today?

Well, there are 2 general issues Philadelphia has been up against.

– Education Crisis: If you have not heard about Philadelphia’s public school system woes as of late, you must not watch TV, listen to the radio, or read the news. Our public school system is struggling, and the main issue all 3 media sources focus on is funding. I could show you stats, budgetary items of concern, and share articles from local experts, but that’s not going to help. Until Philadelphia’s local political system and PA’s state political system get on the same page with a well thought out plan, the problem will most-likely persist. If the problem persists, how can Philadelphia retain global talent?

– Workforce Gaps: Philadelphia can sometimes be looked at as a tale of two cities, the “haves” and the “have-nots.” I know that this is also common in other big cities, but Philadelphia is at the forefront. It’s not that people in Philadelphia cannot find work, it’s that they have to go outside of Philadelphia’s borders to find it. Although many people live in Philadelphia, many of them also have to commute to the suburban metro area for their jobs; and vice-versa. Why is that? I could get into wage taxes, business taxes, pensions, city council, and politically-fueled union issues, but that’s not going to help. Until Philadelphia’s local political system and the private business community can come together on big issues, the problem will most-likely persist. If the problem persists, how can Philadelphia retain global talent?

Please do not take my points/opinions as the “be all, end all,” but rather look at them in your own way and think about ways to improve upon them. These are issues that I see, nothing more.

I do not have the answers, but as someone who grew up in Philadelphia’s suburbs for 18 years, and has lived in Philadelphia for 17 years, I can tell you that the strategies, communication, and mindset of both locales are different. Which may be why Philadelphia’s suburbs have grown most of the local jobs, and Philadelphia has lagged behind for decades.

I truly believe Philadelphia has all of the tools necessary to become a successful global city. We just need to utilize those tools in a more cohesive way, and give all of the global talent that comes through our great city more reasons to stay.