Growing Pains in Powelton

As it turns out, CMX-2 zoning is particularly lucrative for developers wanting to build student housing. The 38’ height limit allows for four stories, not three, and detached structures do not have any requirement for ground floor retail. This means that despite occupying a full city block, as one taxable OPA account, a new development would not be required to include retail storefronts, essentially killing the viability of Lancaster Avenue as a commercial corridor. Without the inconveniences of architectural detailing or landscaped setbacks, developers can cram a lot of units into relatively efficient floor plates.

The Powelton Village Civic Association, realizing the gravity of the situation, swiftly jumped to action by nominating a portion of the block to the Philadelphia Register of Historic Places. Simultaneously, the City of Philadelphia acted similarly with its own nomination. Demolition aside, the block is clearly worthy of addition to the Historic Register. In 1987 the entire block was restored to Secretary of the Interior Standards using federal rehabilitation tax credits and today, the block stands as one of the most intact Victorian streetscapes in all of Philadelphia. A designation hearing for these properties will take place on September 16.

As a volunteer chairing the Zoning Committee of the Powelton Village Civic Association, it is hard not to be frustrated by this situation. As an architect, the total disregard for the urban experience and built environment can be equally discouraging. Lancaster Avenue and Powelton Village have so much going for it, and with the collective attention of organizations such as the PEC, Lancaster Avenue 21st Century Business Association, and University City District, it seems appalling to think that an entire block of commercial activity can be wiped out with a simple over-the-counter permit.  

There are reasons to be optimistic about the future of Lancaster Avenue. Drexel University, through its development partner American Campus Communities, has anchored the corner of 34th and Lancaster Avenue with eight new retail storefronts. Behind 3600 Lancaster, planning is underway for a new University-supported public K-8 Elementary School in partnership with the Science Leadership Academy that will help stabilize Powelton’s homeownership rate. Furthermore, Wexford Science & Technology is in the process of redeveloping the 3700 block of Lancaster into a vibrant mixed-use community. Wexford’s reintroduction of the street grid will undo the damage caused by the superblock housing the former University City High School. Existing businesses and residents along Lower Lancaster Avenue stand to benefit tremendously from this new development. How ironic that all this change for the better is precisely what makes the 3600 block of Lancaster so vulnerable to begin with.

Now what can be done to prevent future intact blocks from having their day with the wrecking ball? For one, the zoning code shouldn’t be used as a tool for demolition of blocks that contribute to the urban fabric and economic vitality of our city. Unreasonable purchase prices also should not be seen as justification for equally unreasonable zoning variances. Second, we need to have a real conversation about design standards in Philadelphia. We can and should do better if we want to become the world-class city that we so desperately aspire to be. Lastly, our elected officials need to uphold their end of the bargain by working with neighborhood organizations to re-map parcels that may carry outdated zoning designations and to implement tools such as Neighborhood Conservation Districts, which seek to protect the elements of neighborhoods that make them so special to begin with.

University City may be the economic engine behind Philadelphia’s growth, but it is also a gem of historic architecture. To realize Philadelphia’s true potential, the economic success of our city cannot come at the expense of real, functioning neighborhoods.