Wednesday, March 25, 2015

Fill This Front: Bridals by Danielle

203 South 13th Street

               Ok, so its only been 1 year since this place has had an occupant-- but on 13th Street, other shit can't stay vacant for more than a months before someone else comes along (anyone know what's going on at the now papered-up Mamou?). The spot is not just on the 13th Street corridor across next to and across from some nice shit, its got 50 feet of street frontage, big ass windows on the front AND side, and is in a nice-looking building! What the fuck is wrong with this place? Why can't we Fill This Front!?! Well, from what I can tell, it might already be spoken-for.
       First of all, what a nice-looking building. Its an old office building that was built on spec in about 1915-1916. It later became a Stenography School and then, during World War II, a dormitory for servicemen working at the Navy Yard and stuff. The ground floor wasn't a storefront until about 1958, when a jewelry store moved in and stuck around for a couple of decades.
      In 1980, the place was vacant and looking like shit, just like the rest of 13th Street back then. The Redevelopment Authority took control of the place and had it renovated under the designs of architect William E. Cox, who would later become part owner of the place. The retail space became a laundromat and stayed that way after the building's current owner, the Daedalus Group Limited Partnership, took ownership in 1984.
       In 1989, the laundromat peaced-out and Speedy Sign-a-Rama moved in. They left 4 years later and the space then became the Both Ways leather shop, which evolved into a bagel/coffee shop called Franny's Place, which was a well-regarded Gayborhood hang-out spot run by Fran Price, who currently is the executive director of Philly Pride.
Photo of the interior of Franny's Place by Julia Lehman for a 1997 citypaper article
           In the 21st Century, the whole Tony Goldman renaissance of 13th Street was taking place and Bridals by Danielle moved in from around the corner, replacing a pharmacy that had briefly occupied the front after Franny's. In March 2014, they moved to 304 Walnut and the space has been empty ever since.

As it appeared in 2009 via the Google Streetview Time Machine
                 I get pissed off when such a nice-looking storefront in an awesome building has trouble getting filled... let me talk about it a little bit. This place is ~1,850 square feet with roughly 30-50 feet of storefront window out front and a whole bunch of other windows along the Chancellor Street side (ok, so they face a bunch of dumpsters). Its right in the midst of kick-ass Midtown Village 13th Streetness, right where lots of positive changes are finally coming to fruition. You have Green Eggs, Host, a new building under construction at the old Dewey's site, a hair salon that's been on the block for like 20 years, Woody's, and and even the kick-ass awesome Franky Bradley's further down the Chancellor Street. On its own block, it has Indeblue right next door, Bellevue Nails, 13th street Pizza, and the new Cappelli Brother Cigar Company which was packed as shit when I walked by it last Thursday night. THAT'S WITHIN ON FUCKING HALF BLOCK, I don't even have to mention the rest of the stuff that's even one block further. The area gets motherfucking assloads of foot traffic, has tons of residents and daytime workers nearby, and is accessible by multiple modes of public transport, including the Broad Street Line, Market Frankford Line, AND the goddamn PATCO!!!
          Sounds great, right!?!? Well, guess what? The listing for the space (which still calls this area B3 like its 2005), says "Off Market" and was last updated on July 4th, 2014. So is it even fucking available? The guy who's name it is on the RENT sign could not be reached for comment. If not, who picked it up? There aren't any permits in for alterations or anything like that, so is someone just paying the rent and sitting on it?
          Well, whoever you are, get your shit together and open something up here. Its about time we FILL THIS FRONT!!

Pretty decent-looking building too.

Monday, March 23, 2015

Parking Garage of the Week-- Avenue of the Arts Garage

1501 Spruce Street

               I'm coming back to doing Parking Garage of the Week just for this bitch-bastard of a behemoth right here. This juggernaut of automobile storage isn't the ugliest garage in town but as it ages, its just going to look more and more like trash. What's worse, its called Avenue of the Arts Garage even though its on 15th street!
               It sort of started in 1986 when Parkway Corp bought up an old surface parking lot and cleared even more cool old buildings until it stretched all the way to Latimer Street. Even back then, there were talks of a large public building replacing the shitty lots and buildings at the southwest corner of Broad and Spruce.. some said it would be a new Convention Center, others said it would be a the Regional Performing Arts Center that was promised as far back as 1963.

The old surface lot in 1950.
           In 1999, the Arts Center was the one that finally got built there, and while it was under construction, people started to crow about how this great new place was going to need some supplementary parking, even though an underground garage was planned for it (that underground garage is managed by Parkway). It was estimated that an additional 500-spacer would be needed to accommodate all these new visitors that were supposedly coming.
Excerpt from the Extending the Vision for South Broad Street report from 1999. Literally everything else from this plan, save the Kimmel Center that was already under construction at the time, didn't happen. Of course, at least 4 more above-ground parking garages were involved.
               Parkway was ready to roll. In the middle of the year 2000, they proposed a 668-space parking garage with roughly 15,000 to 16,000 square feet of ground floor retail space. The design was by Bower Lewis Thrower, whose work of the period was pretty crappy (I think their new design for East Market is pretty good, so maybe they're getting better).  The working name of the garage was going to be the Shops at Fifteenth and Spruce, kind of like the Shops at Liberty Place.
           After making adjustments for the ZBA and the CCRA, and getting some government cheese with Tax Increment Financing, construction began with a target opening date of January 2002. The place had no problem securing retail tenants... Buca di Beppo signed on for a five year, $31,875/month lease while the thing was still under construction. Fox & Hound and Starbucks were about ready to come in right when the big-ass garage opened.
          13 years later, the Kimmel Center isn't quite the draw people thought it was going to be, but this garage seems to nonetheless be doing shitloads of business. The Buca di Beppo announced that they would close after their lease was up in 2007 but ended up renewing and sticking around until 2012. They've since been replaced by the Philadelphia location of Howl at the Moon, a Chicago-based piano bar chain that finally came here after opening 15 locations in lesser cities.
        The other two original tenants are still going strong. Fox & Hound is still the notorious bro bar that its been for many years and the Starbucks is yet another Starbucks that proves that these places stay open even when there's another location 1-2 blocks away in every direction.
       Ok, so this isn't the worst parking garage I've ever encountered-- it keeps its storefronts filled, it actually has a facade, the glass elevator shaft is kind of cool... but that doesn't mean this is a good thing... the surface lot that was here could have easily supported a real building instead... or better yet, an underground garage. I don't know what kind of structure this thing really has but it would be nice if some kind of tower could be built on top one day-- it would sure make up for fucking up this corner for so long. Oh well, we're going to be stuck with this motherfucker long after other older garages vanish. Guess we should just get used to it.

Monday, March 16, 2015

Old Ass Building: Echternach Building

941 Race Street

Photo by Michael Bixler
             This little building in Chinatown kicks ass so much... after years of dead ends and false starts, I've finally found its history. Read all about it at the Hidden City Daily!

Wednesday, March 11, 2015

Fill this Front: Utrecht Chestnut Street

2020-22 Chestnut Street

             Check this one out-- a big-ass mid-century modern retail building in the heart of a quickly-developing part of Chestnut Street. Its near Rittenhouse Square, its near lots of new development, its got a lot going on. After about a year and a half empty, its time to FILL THIS FRONT!
             This little building is a leftover from the retail development empire of Goldie Hoffman. In the mid 20th Century, she built lots of stuff and did most of it while filling in long-term Center City surface parking lots. Not exactly the most beautiful developments, but at least she filled in lots that would probably still be surface parking today. In the early 1950s, this particular location was home to a 20 year old surface parking area that replaced this kick-ass Frank Furness bank building:

Holy Crap!
              In 1953, Goldie proposed this 25-foot tall retail/office structure, designed by one Charles H. Ingle. It was built by a contractor named Morris Marshall and was completed by the start of 1954. Its first tenants were an insurance company in the 2nd floor office that stuck around until the 70s and the Dictaphone Corporation's Philadelphia sales office on the first floor.

Maybe Don Draper got his dictaphone there.
              After the Dictaphone store closed (the Dictaphone Corporation is still around btw), the first floor retail space became an office furniture store. In 1969, it became a branch of Form & Function Inc, an NYC-based furniture store that exclusively sold imported goods from Sweden. They stuck around the space for 12 years, finally closing in 1981. In 1982, after a failed attempt to make the building a grocery store, a votech computer training center took over and they stuck it out for at least a decade while a landscaper architecture firm occupied the upper floor.
           In 1992-93, an office and art supply store called Charette took over the space while the upper floor held some Philadelphia Housing Authority offices (they used to have an HQ next door that's now a shitty derelict building). In 2002, Utrecht Art Supplies moved into the retail space and in 2003 the Koresh School of Dance moved into the upper floor.

With Utrecht and Koresh, 2009, thanks to the Google Streetview Time Machine.
            They both stayed until June 2013, after Utrecht had been absorbed by Blick Arts and Koresh moved over to 2020 Rittenhouse Square. Ever since, the two floors of this ~11,500 square foot building have been empty.
        Just recently, the space has gone up for lease. The place has a liquor license sticker on it now and is being offered up by Metro Commercial as "ideal for retail or restaurant use". They are fucking correct!! This block and those surrounding it have seen a lot of new shit over the past few years. AQ Rittenhouse is nearing completion right across the street and some long-empty retail is starting to fill up nearby. The location consists of two floors that each total 5,832 feet of floor space with 55 feet of frontage on Chestnut Street and access in the rear on the 2001 block of Ionic Street. That's a lot of fucking space and a lot of fucking frontage for this area.

Blueprint of the space Metro Commercial is including with the listing.

            This place is super-transit accessible. There's a subway-surface trolley stop only a few blocks away and a whole assload of bus lines pass this place every few minutes. The foot traffic over here is frigging insane and lots of people with tons of disposable income both live and/or work in this immediate area. What the hell are you waiting for? Here's the listing, call up Metro Commercial and tell them you want to FILL THIS FRONT!!

Monday, March 9, 2015

Butt-Fugly Building: Congregation Mikveh Israel Synagogue V

44 North 4th Street

              ITS A FUCKING BRICK BOX!!!! What a disgrace. Congregation Mikveh Israel, the oldest Jewish congregation in Philly and second oldest in the United States, deserves a much nicer place than this pile of shitbricks. Independence Mall, the collection of grass lots created to honor Independence Hall and the historic district, deserves a much better-looking building fronting it from this side, even though this thing is across the street from the entrance of its underground parking garage. Everything about this just sucks.
           This is Kalal Kadosh Mikveh Israel's 5th building. The first two were at 3rd and Cherry. The third was a nice William Strickland design located at what is now the site of the unfortunate-looking African American Museum in Philadelphia (I can forgive its butt-fugliness considering it was forced to be hastily constructed in 4 months due to Society Hill NIMBYs who fought its original placement at 6th and Pine, but that's a whole other story). The fourth was a badass structure still standing at the southeast corner of Broad and York designed by the NYC firm of Pilcher and Tachau.
         This, the fifth Mikveh Israel Synagogue, was proposed as early as 1953, when North Philly was well into the process of turning to shit. Though once boasting a large Jewish population with numerous venerated congregations, by this point that had all turned to crap. Mikveh Israel was one of the only ones that didn't follow the Philadelphia Jewish families out to burbs. Around the same time, large areas of land near Independence Hall, filled with unbelievably beautiful treasures of architecture from the Gilded Age, were getting the shit demolished out of them to make way for Independence Mall. Areas surrounding it were parsed out into different renewal areas and were later made available through the Redevelopment Authority.
        Mikveh Israel decided that a move to this new renewal area would not only place them back to their original neighborhood, but also cement their presence with all the visitors that would one day arrive there. They hired Louis Magaziner, who designed them a new place before they even knew where exactly it was going to be located. After spending the rest of the 50s fighting over whether to move to Independence Mall or to the burbs, Mikveh Israel finally went ahead and purchased a plot of land on the future Mall, specifically Independence Mall Renewal Area Unit 3 Parcel 14, otherwise known as the former 401 block of Commerce Street.
       By this point, the Vice President of the Congregation was friends with Louis Kahn, so they hired him to design the new place. As much as I might talk shit about ol' Louis sometimes, I do somewhat admire is religious structures. Before I even knew a damn thing about architecture or shit like that, I enjoyed the Unitarian Church he designed in Rochester, New York for the way it uses indirect light to create a certain kind of ambiance inside. Coincidentally enough, Kahn started working on Mikveh Israel right after that church.
       Kahn took this project very seriously and continuously worked on it from 1961 to 1970. His main theme seemed to be centered around playing with light (just like the Rochester place) using cylinders all over the facade. Kahn supposedly went through re-design after re-design and even went through the trouble of making models of not only the whole complex but of individual pieces of it. By the time 1970 rolled around, there was urgency to get this thing done before the Bicentennial and Kahn's $5 million design wasn't going to happen. Mikveh Israel fired him after 9 years and 10 re-designs. Those designs are still heralded as some of his best shit. Some of the models are still on display at MoMA and others travel around the world to be put on display. The ordeal ended up inspiring a whole book that was published in 2009.

A 1964 design from the Athenaeum of Philadelphia.
             The Congregation then hired the successor firm of Paul Phillipe Cret, Harbeson, Hough, Livingston & Larson (now H2L2), for what would by far be their worst design-- which is saying something considering that they're the ones who "modernized" the facade of the Real Estate Trust Company Building.
             From 1972-1975, Mikveh Israel tried to raise enough money to get the new place built, but still came up short with the Bicentennial approaching pretty fucking soon. Then came a great idea: incorporate a museum of American Jewish History to join the brazillion other museums that were proposed for the Bicentennial-era Mall and get that to be the headliner for the new building. It worked. Not only was the congregation able to get a grant from the Bicentennial Committee, a whole new shitload of donors would arrive to help the place get built in time. With the rest of the money borrowed, the congregation went ahead with construction at the end of 1975 on a design even more simplified than originally planned.
            Construction was forced to be pretty fast but didn't even make it on time. On July 4th, 1976, the partially-constructed congregation opened, but didn't have the official opening ceremony until that September.
          So what did we get? A motherfucking brick box facing Independence Mall.

          ... and another shit brick facade facing 4th Street.

This one at least has a little bit of design happening, though trees cover it up most of the year.
          Ever since the museum moved over to its own new building in 2010 (another only slightly-more-interesting box btw), anyone who isn't a member of the congregation even knows this shit is there. Very few tourists ever even venture down former Commerce Street unless they are on some kind of guided tour or are wondering what those Georgia Guidestones-looking things in front of the entrance are. That's crap.

        Speaking of which-- what the fuck is that shit? Let me take an aside here to talk about this shitty piece of public art.

Butt-Fugly Public Art: Netanyahu Memorial by Buky Schwartz

                This pile of rocks right here was created in 1986 to honor Lieutenant Colonel Jonathan "Yoni" Netanyahu, a legendary Israeli Army soldier who attended Cheltenham High School and was killed in action at age 30 during Operation Entebbe on the same day as the Bicentennial. You may recognize his last name from his little brother Benjamin, the current Prime Minister of Israel.
              From what I understand, this guy was pretty badass, and therefore it is understood why there should be a memorial to him at Mikveh Israel. Somehow, this has been interpreted as a rectangular piece of granite that had the middle chipped out of it and then placed back into a rectangle. The artist was Buky Schwartz, a guy who specialized in many sculptures with box, square, box, rectangular, and box-related squarish-rectangular qualities.
            What happened to statues? Memorialize the fucking guy with a statue! Remember the old days, when bad-ass military heroes got kick-ass statues of themselves on big-ass horses and shit!?!? How the hell did cool stuff like that get reduced down to a bunch of fucking granite slabs?! You don't even have to go that far back into history to find a cool military's one from Nicaragua memorializing an unknown soldier:

Now that's how you fucking do it

Monday, March 2, 2015

Old-Ass Building, Empty Lot, Dead-Ass Proposal(s), Fill This Front, and Lost Building: 2000 Arch Street

2000-2024 Arch Street

Photo by Michael Bixler
           Almost every kind of Philaphilia category represented by one little address!?!?! That's right motherfucker! Read all about it at the Hidden City Daily!

Wednesday, February 25, 2015

Fill This Front: Tangerine

232-34 Market Street

             Continuously in use for 7 decades then... SIX YEARS EMPTY!?!?!? What the hell is going on here? I know this space was not really available for most of those six years... but now its been available for nearly 2 and its still sitting there doing nothing. Now's the time. Let's Fill This Front!
             As with most Old City storefronts, going all the way back to the beginning of this storefront's life would take forever... the building predates 1860 for fuck's sake! I'm going to start in the 1930s, when this location started being a Horn & Hardart Automat and stayed that way all the way until 1971. In 1972, the Tarshich Family's hardware store, Stanley Hardware Company, moved here from the 1800 block of Market. The store was called Stanley not because of the Stanley line of tools, but because its original location was near the Stanley Theater. That store location stayed open for 21 years until being bought out by another hardware store in 1993. That new hardware store lasted until 1997.
          In 1998, there was a movement to rebuild this area of Market Street, spearheaded by an architecture firm located in the same building as this storefront (MGA). The old hardware store space was restored back to a restaurant and went up for lease the next year. In 2000, Steven Starr's Tangerine opened at the space and was not only well-reviewed, but highly successful. Here's a slideshow of the interior when it was open. It managed to last all the way until August 2009. For the next four years, it was used as a catering/kitchen/occasional event space and finally came available in March 2013.

2007 view from the Google Streetview Time Machine.
          Nearly 2 years later, the motherfucker is still sitting there empty. But why? This location gets an insane amount of foot traffic by tourists during the day (especially in spring/summer) and by assloads of drunken wastoids at night. Its accessible to transit via an EL stop located on the same block and is a block-and-a-half away from a major bus hub. Even if you want to come by car, the place is right near I-95 and there are plenty of parking garages nearby. Did I mention that this neighborhood also explodes with foot traffic on the first Friday night of EVERY month!?!?
        This is a 9,000 square foot (read: HUGE) space that can hold 200 people. There's a private event space and a gigantic fucking kitchen that still has 80% of its shit still there. The Market Street exposure of the place is 75 feet wide and goes hundreds of feet back on Bank Street. The leasing is being managed by M.S. Fox Real Estate Group. Here's the listing, which also indicates that the space could be used as a "first floor loft style technology space" as well. It goes for $23/sq ft NNN, so $207,000/yr plus the Triple Net.
         Go ahead and grab this bitch-bastard before the Spring influx of tourist traffic. Get over there and FILL THIS FRONT!