Saturday, March 31, 2018

Pod Hotel

The hospitality industry is no joke. But it's also one that, at least for the last fifty or so years, has been steeped in the expected. That works for me. I'm more interested in the destination than the stay, so any clean bed will do.

Yet with the upcoming W Hotel and several Kimptons, it's clear that those visiting Philadelphia, or perhaps just spending a night in town, are looking for something more dynamic than the flagship name of a major national chain. 

So bring on the Pod Hotel. Occupying a vacant parcel on 19th Street and a parking lot along Ludlow, the Pod by Modus Hotels and Parkway Corporation won't win any awards for its exterior design, but it will be welcome infill for this long gaping property smack in the middle of the business district. 

While there's no shortage of entertainment in the area, one curious venue stands a few doors down from the proposed hotel's Ludlow entrance. If you think the XXX Forum Theater was gone you'd be wrong. It simply moved a few blocks to this tony address. It will be interesting to see how the hip and trendy guests of the Pod Hotel decide to interact with the sex club next door. 




East Market

With the first phase of East Market nearing completion, it's about time we starting hearing about the tenants who stand to redefine this long neglected thoroughfare. The massive project is no doubt exciting, and Iron Hill Brewery is slated to anchor part of the ground floor. 

But signage has already appeared on the prime corner location at 11th Street, and it's a SMDH moment that should make everyone scream "this is why we can't have nice things!"

Yes, that's an AT&T store. Bring on the glamour!

Bait and Switch at Jewelers Row?

Philadelphia's architecture czar, Inga Saffron, is nothing if not critical and she hasn't held back when it comes to Toll Brothers' proposed tower for historic Jewelers Row. When she referred to SLCE's rendering as a "zombie" back in February she may have been speaking about more than just the vacant aesthetic of the building, but the likelihood that the proposal is already dead. Among all parties involved - the Design Advocacy Group, the Preservation Alliance, the Historical Commission, L&I, and City Hall; not to mention numerous online journals like PhillyMag and Curbed Philly - Saffron seems to be the only one willing to sift through the mounting meta data that suggests exactly that.

Toll Brothers has already received approval from the city and returned to the drawing board more than the two required of the Design Advocacy Group, yet the site remains motionless and no timelines have been offered. Aside from readying the proper paperwork, Toll Brothers is likely assessing the profitability of the endeavor, if they ever planned to embark upon construction themselves at all. 

As Saffron pointed out, Toll Brothers has done this before. Abandoning a project that ultimately meant the demolition of the historic Society Hill Playhouse and the redevelopment of a vacant lot on Rittenhouse Square, Toll Brothers simply readied the sites for development then flipped the land for a profit. 

Until the latest rendering, Toll's tower on Jewelers Row didn't have any private balconies, one of its largest criticisms considering it is intended to be a luxury residential property. It looked more like an office building. They've since added balconies, but only nine and all pointed north, none facing Washington Square Park. 

It's becoming clear that this is less of a realistic proposal and more a marketing brochure for speculators. Of course, if Toll flips it to a developer more attune to urban architecture, and certainly more daring, this may be good for Jewelers Row. When it comes to urban development, nothing is worse for an eclectic location than a publicly traded company that traffics in the status quo. Toll Brothers isn't necessarily bad at what they do: clear-cutting farmland for bloated mini-mansions. But high-rises and skyscrapers aren't disposable and they alter our skylines ideally forever. SLCE's best rendering to date is blandly corporate, but this is characteristic for Toll Brothers. 

The firm doesn't aim at wealthy eccentrics who want to live in a work of art. They aim squarely at the upper tier of the middle class, a wide range of consumers with disposable income who like trendy sameness. They aim at consumers who shop at Whole Foods and lease BMWs. They aim for the most people with the most money. And sadly, most people don't like bold architecture or care enough about history to sacrifice amenities and luxuries. 

But flipping it to another developer is also an architectural gamble. Any firm that could afford Toll's ready-to-build site will be looking for the same exponential profit. SLCE's most recent rendering may simply be a best case scenario, one that could result in demolition for far blander, low-rise infill. A similar bait-and-switch played out on the 1100 block of Chestnut where CREI commissioned a rendering of Winka Dubbeldam's wild Unknot Tower only to flip the land for Blackney Hayes' Collins apartments, the exact kind of dull-your-senses infill we could get out of Jewelers Row.

Unfortunately, given that this probable outcome isn't a bigger source of contention suggests that all those involved in historic preservation aren't intuitively prepared for this scenario. Looking back on this and similar situations, the Preservation Alliance, Design Advocacy Group, and neighborhood organizations look foolish questioning the aesthetics of buildings developers never intended to build. Buildings are astronomical efforts, and much of that comes from just the initial bureaucracy of getting them approved. I'd be curious to hear Toll's response if someone at the Design Advocacy Group had asked if they actually intended on building this tower. 

Savvy developers have gotten good at using bureaucracy to their advantage. With far more resources at their disposal than advocacy groups, lengthy meetings and flashy renderings distract preservationists from inferring what may be happening behind the scenes. Preservationists too often wind up looking like children fussing over a drawing, while developers and their lawyers laugh their way through red tape.


Thursday, March 29, 2018

Philadelphia's Preservation Crisis

Like many publicly operated organizations, the city's preservation task force has already proven itself useless. That's a chore in itself given it isn't even a year old. From HUD to the EPA, sometimes I wonder why we invest so much in publicly operated groups. Given their political nature, they shift in purpose through administrations and are often defunct byproducts of campaign promises that never fully emerge. 

There's simply no money in altruism, and like for-profit corporations that serve only Wall Street, publicly funded advocacy only subsists as political stock. 

Simply put, the investment in public preservation advocacy would be better spent on the organizations that have no vested interest in demolition and redevelopment. The very fact that private developers, publicly traded firms, and a City Council that banks political capital from redevelopment is in any way involved with the city's Historical Commission, Licenses and Inspections office, or Design Advocacy Group is a huge conflict of interest. Preservation and its impact on our urban fabric should be left exclusively to the experts trained in historic preservation with no interest in anything else, and its autonomy should be heeded. 

In nearly all realms of public life, officials defer to privately funded experts. Allowing the Historical Commission, a tag tag gang of bureaucratic flunkies, to decide what goes, often at the behest of millionaire property developers claiming economic hardship, is no different than Betsy DeVos running slipshod through our public education system. Why are we outraged by one and not the other? Both are charged with one responsibility, enacting the opposite. 


Of course granting private groups like the Preservation Alliance absolute power over historic preservation is a tough sell. There's the knee-jerk assumption that private advocacy with too much authority can run rampant over the financial realities of any municipality. But time and again, advocates - from preservationists to gun reformists - have proven themselves nothing if not compromising. Barring the most storied of historical sites, only facades command preservation in Philadelphia (though the loss of the Boyd Theater's auditorium may, hopefully, challenge this caveat). 

The preservation crisis in Philadelphia can't be understated. Arguably as historic as Boston but considerably poorer, a recent influx of residents, mostly young or empty nested, has overtaken the priorities of our schools and our beleaguered history. In the decades since the New Deal era, Philadelphia's history survived in a preserved decay, uncataloged and untouched by the happenstance of neglect and a lack of development. Enticed by unfamiliar growth for the first time in nearly a century, City Hall and the campaigns of all those within have been fixated on the city's transformation, more often than not to the detriment of our history.

Charged with the task of organizing that history, private groups are so bogged down with the need for proposed landmarks threatened by development that only the most notable find a home on their lists. And even then, it's meaningless when the Historical Commission is so liberal with granting hardships to developers who simply don't want to salvage a portion of a facade. Meanwhile, incidental row homes built to last forever are routinely swapped out, blocks clear-cut, for new construction chock full of amenities, aimed at transplants with no concern for history, constructed to last maybe a few decades. 

When America's economy finally began to rebound from the Great Depression in the 1980s, it was through a culture of disposability. Everything from phones to cars to homes are designed to be temporary, and it's become our biggest enemy. Preservationists haven't been able to recon with the profitable nature of development itself, acting on the blind assumption that most people would like to save old buildings, and sacrifice luxury and convenience to do so. The only way they can move past this, and possibly be expected to professionally interact with and influence the very nature of our disposable culture is by granting them the autonomy and authority to do what they are academically prepared for: protecting our history in spite of developers equally vested in profitably maximizing every square inch.

City Hall can't be expected to do this, and maybe we shouldn't want it to. American culture, as much as our fickle desire for fast fashion housing, is driven by individualistic civic engagement. Maybe it's time we hand the reigns of preservation power over to those who actually care about it.