A new chapter began last night in the ongoing saga of 400 S. 40th Street, the contentious property on the edge of the University of Pennsylvania’s growing footprint that includes a historic mansion that community members, developers and Penn officials have been quarreling over for a decade.

Developers presented preliminary drawings last night to the Spruce Hill Community Association zoning committee for a graduate housing complex that keeps the original mid-19th Century Italianate mansion, strips away the hideous concrete block additions added when it was a nursing home and adds a detached five-story, L-shaped housing complex aimed at graduate students.

Residents look over a preliminary drawing of a new proposal for 40th and Pine last night at the Spruce Hill Community Association zoning committee meeting.

“We’re hoping to build support for this approach and avoid a couple more years of litigation,” said Jonathan Weiss of Equinox Management and Construction, the developer behind “Azalea Gardens.” “We’re trying to find a way forward.”

The developers and officials from Penn, which bought the property at 40th and Pine streets in 2008,  presented the plan as a compromise to  head off a lawsuit filed by the nearby Woodland Terrace Homeowners Association after the city’s Zoning Board of Adjustment (and the Philadelphia Historical Commission and SHCA) approved a plan last November that would have demolished the mansion to make room for a five-story structure. Penn officials argued that the mansion presented a hardship for any plans to develop the property.

That five-story structure without the mansion was proposed after many residents balked at a previous plan for a seven-story structure that kept the historic mansion intact. That proposal came after a plan to build an 11-story, long-term stay hotel (which was eventually built on the 4100 block of Walnut) was abandoned.  Continue Reading

Early this year, it was revealed that a mixed-use high-rise tower would replace two historically designated brownstones on 38^th and Chestnut Streets, with construction completing in 2015. It seems that demolition of those two brownstones, formerly Philadelphia Episcopal Cathedral’s parish house, is fast approaching, Hidden City Philadelphia recently reported.

According to Philadelphia License & Inspection records, a demolition permit was secured for the brownstones, located at 3723-25 Chestnut Street, on September 27 and updated on November 1 with an amendment for inclusion of a revised work plan. Once demolition completes, construction will begin this year on the $97 million project, developed and overseen by local firm Radnor Property Group (RPG) in partnership with the Philadelphia Episcopal Cathedral. The end result will feature a 25-story residential tower offering 276 apartment units, retail on the ground floor, and a fitness center.  Continue Reading

University City Chinese Christian Church.

It’s a big day tomorrow in Spruce Hill – the day for the Spruce Hill Annual Meeting where residents are invited to “mingle, vote, and discuss developments in the neighborhood.” The meeting will be held at a new location – the recently completed University City Chinese Christian Church at the northwest corner of 45th and Walnut. The church building is also used as a community space.

This meeting is an opportunity for neighbors to ask questions and offer comments about the future of the Spruce Hill neighborhood, which covers an area from 40th to 46th street and Market to Woodland avenues, and also a chance to renew your dues. By the way, all new and recurring SHCA members will receive a free Spruce Hill door decal while supplies last.

Martine Decamp, Philadelphia City Planning Commission’s new planner for the University City/Southwest and Lower Southwest region, will be the featured speaker at the meeting. Since the new zoning code went into effect in August 2012, Decamp will talk about the city’s remapping and rezoning efforts. She will also provide some insight into the Commission’s thinking as it developed its recommendations for future development in the Spruce Hill neighborhood.

Voting is a very important part of the meeting. Here is a list of candidates for the SHCA Board of Directors:

• Monica Calkins – president.
• Andy Cole – executive vice president.
• Mark Wagenveld – vice president (operations).
• Marie McCullough – secretary
• Judy Powers – treasurer.

Overall, 10 seats on the 20-member board are up this year and the Nominating Committee is recommending five newcomers and five incumbents. To see the full list of candidates, please follow this link: http://www.sprucehillca.org/shca-annual-election.

For more details about the meeting and to let your neighbors know that you’re coming, visit the event’s Facebook page.

The meeting begins at 7 p.m.

The Croydon (Archived Photo / West Philly Local)

As promised, we checked into a few other developments in the area for round two of our real estate updates (you can read Part I here). We’ve received somewhat definitive answers for some projects—others were harder to chase down. We’ll update this post once we learn more information.

• The Croydon, at 241 S. 49th Street, seems to be shaping up nicely. According to a receptionist for the Orens Brothers, property owners of the 127-unit building, the Croydon is still under renovation, with possible occupancy starting in February. (To this end, Philly.com reported earlier this month that about 30 of the 127 apartments will be available beginning in January.) The project, however, will be completely renovated by June 2014, with occupancy projected to begin by this date, according to the University City District’s The State of University City 2013/2014 report.

• In August, we reported that Friends of Clark Park (FOCP) released a statement in favor of the design plans proposed for 4224 Baltimore Ave, the project under construction at the lot on 43^rd Street and Baltimore Avenue. That seems to be the last we’ve heard about the proposed project—4224 Baltimore’s website and Facebook page haven’t been updated since September, when Philly.com ran an article on Omar Blaik of U3 Ventures, owner of the development firm acting as liaison for the project. According to the article, since 4224 Baltimore’s projected design calls for a five-story building–two more than allotted per current zoning–Blaik has to “persuade” City Council to change zoning for the site. We were unable to reach U3 Ventures for further detail by the time of publication.

• In August, we also reported that Kensington-based Greensgrow Farms is eyeing the empty lot on 51st Street and Baltimore Avenue as part of their search for a West Philly hub, but its interest was in the proposal stage. According to Greensgrow’s Design and Media Coordinator Bryn Ashburn, they’re still in the proposal stage. Ryan Spak, owner of the lot, confirmed as much, saying more details have to be hammered out before they could move forward with anything official.

• It’s been a year since the old West Philadelphia High School was sold to New York-based developer Strong Place Partners and it has been radio silence since. Even a quick Google search yields little information since the sale of the building, which was sold for $6.5 million, was announced in late 2012. Rumor has it, though, that the sale fell through (or at least, didn’t close). We couldn’t confirm that gossip with Strong Place Partners, but a property assessment search still lists the School District of Philadelphia as the owner. We’ll post an update once we’re able to get more information.

–Annamarya Scaccia

The Spruce Hill Community Association’s (SHCA) Business Association Committee was formed earlier this year to work on several things in support of SHCA’s efforts to improve the quality of life in the neighborhood. These efforts include figuring out what the neighborhood wants and doesn’t want in terms of storefronts. To get a better idea of your interests and opinions, the committee is conducting a survey of retail preferences in the neighborhood and inviting community members to participate. Later this month, SHCA will be distributing a newsletter to every resident in the neighborhood that will include an invitation to participate in the survey, according to Lee Huang, the committee chair.

The 10-question survey is now available online. Residents can also email shca.bac@gmail.com to request a copy of the survey.

Some of the survey questions include: What kind of retail would you like or not like to see in the neighborhood? What is your favorite business? What retail locations need the most improvement? For more information about Spruce Hill, including its borders, visit: http://www.sprucehillca.org/about/

The building that housed Gary’s Nails Salon was damaged during demolition of Elena’s Soul Lounge in December, 2012. (Archive photo/West Philly Local)

After nearly a year of no movement, it seems that the site that was once home to Gary’s Nails Salon at 4910 Baltimore Avenue is now buzzing with renovation work.

Like Cedar Park Cafe, Gary’s Nails was extensively damaged during demolition of neighboring Elena’s Soul Lounge in December of last year, causing the nail salon to shutter its door. (The owners were cited with a violation on December 28, 2012 that claimed the property was “imminently dangerous.”) While Cedar Park Cafe reopened its doors at 4912 Baltimore Ave. mid-August, there was still no word on Gary’s Nails until a few weeks ago when construction work began on the building.

According to one worker at the scene, Gary’s Nails is only undergoing renovation on its roof. In particulars, that means the erection of roof framing and installation of a low-slope built-up roof assembly, describes an active alternation permit issued by Philadelphia License and Inspections on June 21, 2013. The active permit, which was updated October 8, also calls for the partial construction of a masonry wall.

While, according to the Board of Revision of Taxes, the property that once housed Gary Nails is still owned by Ye Me Chi, there is no indication if Gary’s Nails will return as a business  (the property’s exterior condition is listed as “vacant”). West Philly Local was unable to get in touch with the owner for confirmation. We’ll post an update as soon as we have more information.

–Annamarya Scaccia