In an effort to keep the West Philly community up-to-date on happenings in the area, West Philly Local followed up on some projects we have followed over the last year. Here’s what we found so far:

First, for the most important update, Taco Angeleno is open for business! The outdoor taco joint, located at 5019 Baltimore Avenue, officially opened on Thursday, May 8 after months of delays and red tape. The grand opening party is this Friday (May 23), from 5 – 9 p.m. If Taco Angeleno’s Facebook page is any indication, it seems business is so far going well for owner Vanessa Jerolmack—even selling out of food her first weekend open. To satisfy those taco cravings, stop by Taco Angeleno from 5 p.m. to 9 p.m. Thursday through Saturday.

In other local food related news, the guys from Pitruco Pizza, the popular wood fired pizza truck often seen on the Drexel campus, who are also serving their signature fare as Enjay’s Pizza at Smokey Joe’s on 40th St, recently started a delivery service out to 50th Street for a $2 charge. “A real nice service for the neighborhood,” writes West Philly Local reader and Pitruco/Enjay’s fan Louis Tannen.

Gush Gallery co-founders Sarah Thielke and Stephanie Slate (Photo courtesy of Thielke and Slate).

This summer, Taco Angeleno will have a new neighbor, Gush Gallery. The art gallery space, which West Philly Local profiled in January, will open Friday, Aug 1 at 5015 Baltimore Avenue, which is currently home to a local barber shop (owners Sarah Thielke and Stephanie Slate get the keys to the space on July 1). On opening day, which is also a First Friday event, the duo will premiere their first group exhibit, “Embark,” which will feature local artists. There’s a chance they may open a week earlier than the exhibit’s launch date, but don’t hold them to it.

In real estate news, it seems construction of the Sedgley Apartments (pictured right) will finally be finished by next week and available to rent in June, Noah Ostroff, principal at 400 S. 45th Street, LLC., told West Philly Local. This is different than what he told us in September; when asked about the six month difference, Ostroff said there weren’t any delays, but “construction took longer than expected.”  Continue Reading

Photo by Annamarya Scaccia / West Philly Local

Earlier this month, a reader reached out to West Philly Local inquiring about the vacant lot on 46th and Sansom Streets. According to the reader, it seems a sprinkler-type system has been installed and dampening one of the lot’s holes, which were excavated earlier this year. “What is the story on that lot?” the reader asked us.

So we stopped by the fenced-in lot to find out exactly what’s happening on the site. Unlike our reader, we didn’t notice a sprinkler-type system on the grounds, but did see that the land is clearly undergoing redevelopment work. And our research confirmed this—according to a March Naked Philly post, the lot’s owner, Sansom Street Development LP, is in the process of constructing several rental units in the area.

In 2002, several run-down buildings on the parcel, encompassing 128-138 South 46^th Street, were demolished as part of the Philadelphia City Planning Commission’s 45th and Sansom Redevelopment Plan established that year. According to the plan, 128-38 South 46th Street, along with 4611-21 Sansom Street and 4610-20 Sansom Street, were to be torn down to make way for new or “interim open space and possible future residential development.” Over the last decade, Philadelphia Licenses and Inspections has issued a number of violations for the vacant 128-138 parcel, mostly for the lack of lot maintenance (in spite of the plan’s intention, which stated the open space should be “well maintained, preferably under the stewardship of a local community-based organization”).

Minutes from a May 8, 2012 Philadelphia Redevelopment Authority meeting revealed that the PRA Board approved a resolution authorizing Sansom Street Development as the redeveloper of 128-138 S. 46th Street, in addition to other properties along the 4500 block of Sansom Street — all located in the 45th and Sansom Street Urban Renewal Area. As noted by Naked City, the minutes show Sansom Street Development plans to build on the 46th Street lot six units containing four two-bedroom, market rate rental apartments. They will be known as the Sansom Street Flats, according to the redeveloper’s economic opportunity plan, West Philly Local has found.

According to public records, Sansom Street Development current property licenses for the 128-138 S. 46^th Street site expire at the end of February 2015.

In 2011, Sansom Street also completed construction of a multi-family home at 4534 Sansom Street under the business name Sansom Street Development SSD1, LP. It was one of two plots conveyed to the company by The Partnership CDC, done so without PRA’s consent (PRA approved a redevelopment agreement with the Partnership for 4530 and 4534 Sansom Streets in 2004). During a August 14, 2013 meeting, the PRA approved Sansom Street Development 1 as assignee of the redevelopment agreement for those properties.

–Annamarya Scaccia

Rendering of 4619 Woodland Avenue, courtesy of HOW Properties.

More apartment buildings are in the works on Woodland Avenue. West Philly Local already wrote about the plans to rehab the vacant Wilson Elementary school building at 46th and Woodland and turn it into a residential complex. There is another construction going on a little further west on Woodland, near 47th Street (thanks to readers who alerted us about it). So here’s what we found out about that project.

HOW Properties, a locally owned and operated real estate management firm, is constructing a three-story, 16-unit building at 4619 Woodland Avenue that will primarily serve the living needs of University of the Sciences’ (USP) students, HOW property manager Ashley George told West Philly Local. The 20,000 square foot complex will have a mix of two-, three-, four-, and five-bedrooms, with only one studio (and no one-bedrooms) available that range from $800 to $3,200 a month, although those prices may alter next year.

According to George, the company did not include one bedrooms in the Woodland Avenue complex based on feedback it received while conducting research prior to starting the project, which launched in February. Students, she said, expressed a want for units with multiple bedrooms.

“Our vision for building in the University City area is to bring a higher quality of housing to neighborhoods, which may be in need of additional housing options,” George told West Philly Local. “There is not an abundance of student housing in the University of the Sciences West Philadelphia corridor.”

There is also one commercial retail space available on the ground floor. HOW Properties currently does not have a tenant marked for the space, but they are hoping to work with USP to “find a beneficial tenant for the area and the residents of the building.” ” We would also like to contribute great retail/commercial space to the areas and create opportunities for small businesses to succeed,” George told West Philly Local.

The project was originally slated to finish this August, but HOW decided to delay completion until next summer after hearing student feedback during an information session on USP’s campus last week. According to George, while the feedback was “responsive and excited,” many students also noted that they already signed leases for the 2014-2015 school year. HOW realized there was potential for not leasing apartments to students in time for August 2014, George said.

HOW Properties are also constructing other buildings in the University City area:  complexes at 3862 Lancaster Avenue, to be complete in August 2014, as well as 3221 Spring Garden Avenue and 4812 Baltimore Avenue, which will both be complete beginning of next month.

–Annamarya Scaccia

Say goodbye to Toviah Thrift Store (Photo by Annamarya Scaccia / West Philly Local)

After four decades of service, Toviah Thrift Store at 4211 Chestnut Street has shuttered its doors for good this month, and will soon be the new home of its neighbor, Dana Mandi International Foods and Spices.

When we stopped by Tuesday evening, workers from Dana Mandi at 4205 Chestnut Street were in the process of cleaning out Toviah Thrift. Its front room was mostly emptied of its low-priced products and furniture, with remnants scattered unevenly across the space. The next morning, when we returned in hopes of speaking with Dana Mandi’s owner, Toviah Thrift was cleaned out even further— a shell of its former glory.

(Photo by Annamarya Scaccia / West Philly Local)

According to local blogger Mark Krull, the owners of Dana Mandi recently bought the property from Reverend Larry Falcon, founder of Toviah Thrift, and will soon move into the shop. A worker named Suny confirmed this information to West Philly Local over the phone, but noted he didn’t have a confirmed date for the move. He did say, though, that it wouldn’t happen prior to May.

City of Philadelphia records show that Dana Mandi, under the name Asian Spice Food Inc, owns both 4205 and 4211 Chestnut Streets, which totals to over 3,000 square feet.

Toviah Thrift is a significant part of West Philly history. Around since the late 1970s, the Christian nonprofit acted as a self-declared “safe haven” for community children while funding Rev. Falcon’s Covenant Community Church through its second-hand store. The small, welcoming ministry was housed in one half of the building, while out of the back operated The Jubilee School—Toviah’s inexpensive private elementary school serving kids in West and Southwest Philly.

Opened between 11 a.m. and 5 p.m., for the last three decades, locals could stop in and purchase a mishmash of donated items that were priced inexpensively. It wasn’t a perfectly coifed space—often a disorderly grouping of products—but Rev. Falcon’s agenda of “love never fails” was apparent in its messy bones.

Much like the shop—and Rev. Falcon himself—reviews for Toviah Thrift are nothing if not interesting. One Yelper gave it one star in 2011, writing, “It looks dirty as a butt 3 days into a hippy music festival.” In 2013, another Yelper, who gave it two stars, compared the space to “an episode of Hoarders,” but noted Rev. Falcon was “nice and knowledgeable.”

Most of the other reviews echoed the same response, with one Yelper writing, “What makes this place outstanding is Larry, also known simply as Papa … Come in to meet this historian if nothing else; he’ll be happy to chat with you as you browse.”

–Annamarya Scaccia

The heart of Cedar Park (Photo by Annamarya Scaccia / West Philly Local)

Over the past 10 years, West Philly has undergone a semi-orchestrated revival, with the last five of those years seeing rapid — and, in some areas, dramatic — change. New businesses started popping up along the Baltimore Ave Corridor while young professionals and grad students began moving out further and further from the confines of 40th Street.

And, as with any other metropolis experiencing accelerated regrowth, West Philly has also seen an increase in housing and rental prices throughout those years. But nothing as dramatic as the spike in monthly rents that’s happened in the Cedar Park area over the last year: an 18 percent jump from 2013 to 2014.

As Technical.ly Philly reported last week, rental listings from the San-Francisco-based rental service Lovely showed that, in Southwest Cedar Park, the monthly median rent price went from $900 in January 2013 to the current $1,100 medium—the highest increase among neighborhoods in Philadelphia.

“It is troubling that the rents went up that high. I’m surprised to see that it went that high,” Michael Froehlich, president of the Cedar Park Neighbors association, told West Philly Local. Although he knew the rents were rising in the area, he said, he didn’t think they were “the highest” in the city. Continue Reading

The revised plan for 4224 Baltimore Avenue unveiled last night includes two sections – one five and one eight stories – a large restaurant facing Clark Park and a retail fitness center.

Property developers looking to build a residential complex with commercial space that would include a large restaurant and retail fitness club at 43rd and Baltimore (across from Clark Park) unveiled a revised proposal to about 75 residents last night and received mostly positive feedback.

The meeting was the first airing of the plan before the Spruce Hill Community Association’s zoning committee, whose job is to gather public input and make recommendations on everything from the type of retailers that are pursued to landscaping, lighting and building materials. Since the plan needs zoning variances to include retail and more stories than currently is permitted, it must go through the neighborhood and city zoning process.

Similar plans were the subject of several public meetings over the summer.

The glass, brick and stone panel building would include 132 mostly one-, two- and three-bedroom apartments and condos aimed at young professionals from the Children’s Hospital of Philadelphia (CHOP) and Hospital of the University of Pennsylvania (HUP), many of whom now live in Center City.

“It should be something that is friendly and broken up,” said architect Cecil Baker of the building which would use Nichiha exterior panels.

The plan drew some complaints that the building was out of character with the nearby Victorian homes.

“Our opinion is that you build with the technology of today, not to build something today that tries to look like it’s from 200 years in the past,” said developer and Spruce Hill resident Omar Blaik (whose U3 Ventures is working on the plan for the property owner).

Others complained that the neighborhood does not need more apartments.

“We do not need more high density housing in this neighborhood,” said one resident.

Concerns were also voiced about the large trees on the property. A plan on which trees would be saved will be available soon, the developers said.

Informal talks have begun with retailers to find tenants for the 17,000 feet of commercial space, which will likely include a large fitness center and a full-service restaurant with outdoor seating facing Clark Park along 43rd Street. Other retail options include a a dry cleaner. Blaik said Penn’s Vet School has expressed interest in opening a space that would be for a “neighborhood use.”

The plan includes 65 underground parking spaces and 50 indoor bike parking spaces.

Like the plan proposed this summer, the newest plan includes two connected sections. One, along 43rd Street, would be mostly owner-occupied condos. The section further east on Baltimore, which would be taller and include the first-floor 10,000-square-foot fitness center, would be apartments.

When pressed for likely rental and purchase prices, Blaik said condos would likely be in around $450 per square foot and apartment rentals would be between $1,700 and $2,000 per month.

“The question is, does that market exist in West Philadelphia?,” Blaik said. “We don’t know yet.”

The project grew out of a concern that the property owners, the Clarkmore Group, might build a “by right” residential complex that did not include retail or parking, which is permitted under current zoning. Some residents believe the threat of a possibly ugly project there is being used to scare residents into accepting the current project. “By right” projects are those that do not seek zoning variances if things like retail or parking are not permitted.

But Blaik and SHCA zoning chair Barry Grossbach assured residents that many similar projects in the neighborhood that were built “by right” used very little creativity or community input.

“More and more we have developers coming into this neighborhood saying to us, ‘we are going to do what we can as a matter of right because we don’t want to go through your zoning process,” Grossbach said.

The next step will be an SHCA zoning report based on the conceptual drawings released during Wednesday’s meeting. If the plan passes through the formal zoning process, which will require more detailed drawings and blueprints, construction would take 18-24 months, Blaik said.

More details on the proposals will be available here. – Mike Lyons