Last
week the Inquirer reported on controversy in the Fishtown Neighbors
Association between those who prefer new development to those who
believe they’ve had enough already. As CCRA has a very active role in
the growth of Center City West, we thought we would explain our overall
approach to our members.
As
you are aware, Center City is a wonderful urban mix, both
architecturally and demographically. From the Fitler Square low-rises
to the Rittenhouse Square hi-rises to the Market St and JFK “canyons”,
one finds residences, office buildings, stores and restaurants scattered
throughout, all to be enjoyed by young families, urban singles, tenants
and owners, empty nesters and retirees. It is precisely this mix that
needs to be balanced as we consider new development projects which are
proposed to be built among us.
Our
approach is to utilize a Stakeholder’s process to balance competing
interests. While commercial development is an important driver to the
Center City economy – it contributes over 40% of the revenue to fund the
City – at the same time it can create issues like congestion, green
canopy reduction and increased parking demand, to name just a few. Our
job is to work with the development community to bring these concerns
to bear on their projects.
The
Stakeholder’s approach was first used for a proposed tower at 19th and
Chestnut which many felt was inappropriate for a number of reasons. A
group of residents from neighboring buildings worked with the developers
and an architect they mutually engaged to redesign and reposition the
building to harmonize it in the community. The result was The Harper,
considered one of the best new projects in Rittenhouse. Similarly with
The Laurel, where CCRA and neighboring stakeholders engaged with the
developers to create a shared architectural vision, the result of which
is a building applauded by neighbors when it was introduced five years
ago.
Such
efforts have morphed into a series of major development task forces,
appointed by the President of CCRA, to include members throughout the
neighborhood with expertise in architecture, green elements, water
run-off control and reduction of congestion, the goal being to harmonize
the building within the neighborhood and to make it a benefit to the
community as a whole, while respecting the developers’ economic needs.
More
globally, we have worked closely with the Building Industries
Association on a proposal to preserve the human scale of Rittenhouse
Row, (Chestnut, Samson and Walnut Streets east of 19th Street) by
adjusting zoning controls. We will shortly announce the details of this
unusual agreement which BIA, CCRA and other civic groups and the
Philadelphia City Planning Commission will jointly propose to City
Council. This multi-year effort will protect us far into the future.
Finally,
and of great import, is our commitment to the development of low- and
moderate-income housing in connection with major projects, and a
verifiable effort to employ minority and women-owned workers and
businesses in the developments. In this way CCRA becomes a force for
diversity and equity in a community – and a city -- which certainly
needs more.
All
of the forgoing takes great volunteer effort, but the results are worth
it. New buildings are being proposed and built which enhance the built
environment and minimize adverse effects. We have shown that a
cooperative effort by residents of many constituencies can work with
developers for mutual benefit. We have been successful enough that the
proponents of most new projects now reach out to us to engage in
conversations well before zoning and design permissions are sought.
Our
process is transparent, Community Benefits Agreements are posted on our
website before being considered by the CCRA Board, and we welcome
member input in the process. We are confident that this approach will
contribute to a vibrant Center City, of which we can all be proud.
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