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

(Photo from www.pinkhouseon45th.com.)

Many of our readers probably know The Pink House, a beautiful three-story row-home and “homey hotel alternative” tucked in between other row houses on 45th Street between Baltimore and Larchwood. Some folks may have even had relatives or friends stay there. It was revealed yesterday that the de los Reyes family, who has owned The Pink House, located at 506 S. 45th Street since 2009, is relocating this summer and looking for a new owner.

They provided nightly rentals of the Guest Suite and the Studio at The Pink House, which were generating about $4,000/month. In addition to the two rental units, which are located on the ground level and first floor, the Pink House has a spacious owner’s unit on the 2nd and 3rd floors.

The sale price for the Pink House is $600,000, excluding buyer’s broker’s fee and 4% city transfer tax. This includes the 2100 sq ft row-house plus 700 sq ft finished basement plus assets associated with the owners’ rental business, such as trade name, websites, furniture, and more.

Open Houses are scheduled for: Saturday, March 15, 1-3 p.m.; Sunday, March 16, 1-3 p.m.; Sunday, March 22, 1-3 p.m. All offers should be submitted by March 28, 2014.

More information can be found here.

Representatives from The City School explain their plans to SHCA (Photo by Annamarya Scaccia / West Philly Local)

Last night, representatives from The City School unveiled plans to redesign the entry way of its Spruce Hill campus at 4115 Baltimore Avenue, building what they called “a more identifiable, uniformed” entrance that would better introduce the Christian academy in the neighborhood.

The Spruce Hill Community Association Zoning Committee considered The City School’s plans during a routine meeting Wednesday night. According to school representatives, the Spruce Hill campus redesign will include construction of a new facade that will build out the elementary school’s entrance right to the sidewalk. Currently, the frontage of the Baltimore Avenue site has multiple entrances for varying purposes, often confusing guests coming to the academy. Creating a singular front entrance, they claim, would rectify this issue.

As outlined at the meeting, the project would introduce a cedar wood terrace with iron wood brackets displaying the academy’s name, new black wrought iron gates, an art mosaic, and updated planting in the frontage.

The representatives did admit the redesign runs into property line issues, so once they hear the SHCA Zoning Committee’s feedback, they plan to seek a zoning variance within the next month in order to move the project forward. Jake Becker, head of The City School, said during the meeting that they hope to start construction in July and have it complete before the 2014 – 2015 school year starts in September.

Formerly known as the Spruce Hill Christian School, The City School’s Spruce Hill campus is one of three schools run by academy, which includes a middle school at 4501 Walnut Street and the former City Center Academy high school at 315 South 17th Street. In 2006, Spruce Hill Christian School merged with City Center Academy, but the unified school continued to operate under two names until last year.

“Being committed to the neighborhood is important to us,” Becker said at the meeting. “While we changed our name, we’re committed to being a good neighbor.”

During Wednesday night’s meeting, the SHCA Zoning Committee also heard from the owner of 517 South 41st Street regarding her application to convert her three two-bedroom apartments into six one-bedroom units, which she said she would market to graduate students and young professionals. In order to go forward, the owner, who bought the property in October, would have to seek a zoning change for the property, which is currently zoned as three-family dwelling. (The owner was already granted an interior alteration permit in January for renovations on the existing apartments.)

The plans received a lot of pushback from the Committee and other community members present, with one committee member suggesting creating smaller units “will not improve the urban condition on that block.” Committee Chair Barry Grossbach said plainly the owner’s desire to convert the house goes “against the grain” of what the SHCA “is encouraging,” which is the development of more single-family units. Grossbach and other members pressed to the owner that her building has existing features—like a large backyard and close proximity to transit—that would attract young families and couples as renters.

Grossbach said the Committee will get in touch with the owner about their opinion within the next few days. In the meantime, a zoning hearing is scheduled for the property on March 19.

–Annamarya Scaccia