Development Project: East Falls 'Rivage' Site

Here's a look at a sustainable development project put together by Mamta Borker, Alex DeNadai, and myself for a vacant lot in the East Falls neighborhood of Philadelphia. This was for our Sustainable Development class within the MSSD program at Philadelphia University and was taught by Nancy Cleveland from Resonate.

At the corner of Ridge Ave and Calemut St in East Falls, theres a large 73,000sf lot that has been an eyesore for quite a few years and is known as the 'Rivage' site. Gina Snyder, Executive Director of the East Falls Development Corporation, came in for a day to talk about what their expectations are for development of the site which include a gateway for people entering the neighborhood, a grocers market, setbacks for extra parking and green buffers, and most importantly, a community friendly project. The goal is to bring in a project that can help propel the neighborhood forward as a place to work, live, and shop. Being located minutes downriver of Manayunk, EFDC looks to fashion itself after the revitalized and exciting neighborhood upstream. Much like the well-noted Piazza at Schmidts in Northern Liberties, we wanted to create an iconic space that defines the neighborhood.

Our team was well-balanced, with Mamta being an architect who has worked professionally in India, Alex a project manager for Weston Solutions, an infrastructure re-development firm, and myself, with no specific specialty but a rounded understanding of building construction. We focused on how to integrate the site with the community and how to tie it to the riverfront.

OUR DESIGN:
Our design intent for the Rivage property is to provide a river front center point for the East Falls community to come together to socialize, shop, enjoy green space, and connect with the Schuylkill River. The space consists of (1) a Market serving fresh, local foods, (2) an outdoor Plaza with walkways, tents for seasonal events, and a view of the riverfront, (3) a sub-level parking garage, (4) ground level retail along Ridge, (5) residential units of varying size, and lastly, (6) a restaurant space located on the third floor above the Market. We will be seeking LEED Gold for this project.

The drawing above was our initial sketch and stayed pretty true through completion. The greatest element we feel was the flow of the space and how it all overlooks the river. We ran the financial calculations and were coming in at an 11-year payback on a project that costs nearly 30 million dollars. Generally, the rule of thumb for developers is to get a 5-7 year payback. Because we were focusing on optimizing the community integration and public spaces, as well as our sustainability initiatives like daylighting, stormwater management, high-performance buildings, and more - our payback was less than optimal. Still, it shows what's possible with the right ownership and vision.

I would like to thank Elizabeth Lankenau at KSK architects for taking time to look at our plans to see how it would integrate with East Falls. I saw her team present the Conshohocken Revitalization Plan and it served as the blueprint for our market study research. Her husband, Chris, also worked with Alex to develop or construction schedule and budget. 

Executive Summary Draft (PDF)

Final PowerPoint Presentation (PDF)

Final Proposal Document (PDF)

Supporting Documentation: Owner's Project Requirements, LEED Scorecard, Project Schedule (ZIP)

I know these documents are HUGE and may be burdensome to look through, but if you want to see an extensive market analysis, technical review of Philadelphia Zoning codes, LEED Scorecard, Financial Analysis, and much more - then take a few moments to check it out. If anything, it will make for some good reference material for future projects. Thanks for reading!

The Next Generation's Sustainable Woodshop

It's been a hectic spring and I apologize for not updating more. I'm currently taking Thesis 1 and a course called Development of Sustainable Buildings. I was mentioning earlier how my thesis topics were leaning towards building a modular green home or working with towns to create a low-budget sustainability program. While these are strong concepts, I didn't feel that these merited the research as there are existing successful ventures in both those venues spread across the region. The goal is to come up with something that's relatively new, or at least, define something that's not yet understood or organized. Which is what led me to a very satisfying conclusion: Shop Class.

Like many, I remember shop class as the antiquated way of woodworking and creating things with belt sanders and band saws. I've always joked that I would love to be a shop teacher when I retired, and there was a reason I've kept this in the back of my mind. Shop class is more than just an elective that's fading from current school curriculum, it's about growth and student development, education and responsibility, personal challenges and accomplishments.

This is going to be the focus of my master's thesis: Developing a Sustainable Shop Class Curriculum. I would like to re-introduce shop class to schools that have removed it from their course offerings. What if shop class (or technically, the Industrial Arts) were to be re-programmed for today's challenges, today's students, and today's budgets? By focusing on a sustainable education curriculum, schools could empower and educate young adults, while helping them discover their natural skills and passions. Schools can also have economic reasons to support a such a program, as it would also use the course to propose cost saving strategies around the facility.

If you have a few hours, I highly recommend the book "Shop Class as Soulcraft: An Inquiry Into the Value of Work" by  Matthew B. Crawford. It's a moving story that details detachment we have of items in our lives, and how we've lost manual competence. The author goes from working at a political think tank to leaving to start his own motorcycle repair shop. It's a healthy reminder of what values in live are the most satisfying.

What do you think? How do you see such a program being a success? Can you see schools adopting something like this when they're trying to cut costs? Do you know any school administrators with whom I could talk?

Must Read: National Service Is More Than Military. Step Up For Your Country

Here's a inspirational piece published in Newsweek from Gen. Stanley McChrystal reminding us that we all have an obligation to serve. It's a powerful read that makes you want to get up, get involved, and create a better community. This isn't a conversation about national policy or what has happened in Afghanistan. It's a reflection on us as a people, and I hope you'll enjoy it as much as I did.

…Even the most basic responsibilities of being an American are considered optional by many. In the seeming anonymity of modern life, the concept of community responsibility has weakened, yet is needed more than ever…

…We can always outsource work—hire other people to complete projects—arguably with greater efficiency. But we must understand that our real objective must be in shaping Americans. We must build into our society, and into ourselves, a sense of ability and responsibility.

We must recognize that service is typically doing things that you would not choose to do, but that must be done. It can be rewarding; it can also be difficult, onerous, and even dangerous. It cannot rely on short-term volunteers any more than our independence could be won by the people Tom Paine termed “summer soldiers and sunshine patriots.” It must have people with a firm commitment, backed by a society that values their contribution…

Read the full article here: Newsweek: Step Up For Your Country

Fire at ZAP & Co. Causes Damage to Pillar and Other Local Businesses in Lancaster

A 4-alarm fire ripped through ZAP & Co., a vintage clothing retail store at 315 North Queen Street in Lancaster, on Thursday, January 20th at about 9 p.m. ZAP was an iconic store at the center of the boutique shopping and historic area of Lancaster. The owner, Steve Murray, was badly burned and was taken to the hospital in critical condition. He survived and has been working on recovery with the prayers of friends, family, and local business owners.

Sadly, the fire caused damage to neighboring businesses, one being the Pillar Lounge where I have spent the past two years working and remodeling. Smoke and flames came through the windows on the shared wall and also destroyed the roof. Water damage from the fire rescue crews further damaged the walls, carpets, furniture, and hardwoods.

The way it's shaping up, it will take about 3 or 4 months for insurance repairs to be completed, then the lounge will need additional preparations to try and open in the late spring or early summer. It's heartbreaking, but the most important thing is that Steve survived and the community is pulling together for him.

Downtown Lancaster Loses A Landmark In Zap & Co.
Neighbors pick up pieces after Zap & Co. blaze forced them from their businesses

Cafe Benches: Built to Last

The past two weekends I've spent building a set of benches for the soon-to-be open coffee-shop cafe section of The Pillar Lounge. These benches are to run on the side of the cafe opposite the large concrete sales counter I created over a year ago.

When planning out the 16' long bench (2 benches @ 8' each), I was considering how to build it on multiple levels.

1. Build it cost efficiently - tight budget and schedule
2. Make it look good - timeless and clean
3. Make it durable - daily usage and beatings
4. Build it sustainably - be conscious of materials and waste.

After some improv planning and brainstorming at the Home Depot, my materials list looked as such:

• Two sheets of 4'x8' 5/8" thick oak pre-finished plywood ($40 each)
• Fourteen 8' long 2"x4"s ($2.25 each)
• Two oak 6"x1"x8' planks ($20 each)
• 1lb of 2.5" multipurpose screws (just the right amount) ($4)
• 1lb of 2" trim nails (way too many) ($4)
• 1 tube of liquid nails ($2)
• 1 quart of dark stain. ($6)
• 25' Electrical wire, 4 outlets, 4 boxes and covers ($30)
• Total cost = $197.50 + tax

The bench is comprised of a 2x4 frame, spaced every 16" to distribute the weight. Seven frames were used for each bench, each shaped like the a lowercase "b". Measurements were made so that each 2x4 was used with only a few inches scrap. I worked with a 10˚ angle on the cuts so the backing and kickboard would be more comfortable. The kickboard, seat, and back are all cut from one piece of ply with exactly no scrap left over. (15 1/2" kickboard, 16 1/4" seat, 16 1/2" back, allowing for 1/8" cuts from saw blade). The oak planks were fastened to the top to make a narrow sill.

Because we are covering two outlets, I decided to bring the power out to the kickboard for customers using laptops or chargers. In doing so, we wired plugs to tie into the existing power so that if the benches are moved in the future, we simply unplug and go.



The benches are simple, sturdy, and beautiful - a perfect addition to what is going to be a lively and creative coffee shop. I believe they will welcome many years of abuse. Thanks for looking!

Weekly Dose: News, Articles, and Events

Detroit, community resilience, and the American dream - An uplifting article in Grist about the entrepreneurs and culture than has sprung from Detroit urban decay.

You've heard about the flash flood in Brisbane, here's two articles that talk about how it happened. How sprawl killed Brisbane: A report from inside the flood and What happened in Brisbane could happen to us.

The Food Crisis of 2011 - Lester Brown discusses the raising grain and rice prices and how the demand for food supplies is creating an evermore unstable world.

More on the Shale Fracking in Pennsylvania and voices arising from sickness associated with the drilling.

Weekly Dose: News, Articles, and Events

Pennsylvania allows dumping of tainted waters from gas boom - The state doesn't have the resources to regulate or restrict this as much as necessary. I called this a year ago, I'm hoping voters speak up and leave the quick buck for long term health. Here's a scary infographic to accompany the story.

Investor Home In Conshohocken - Every now and then a house hits the MLS that is just a home-run as far as ARV with some simple repairs. Here's a 3-bed 1 bath in Conshy on a nice, quiet lot. It's even a Fannie Mae Homepath property which means subsidized loans. This will be bought quickly.

Postgreen Home Tour - Thursday evening I went to an open house of Postgreen's 2.5 Beta home. It's their 4th build project following their 100k homes, Passive Houses, and Skinny Houses. The event was busier than I had expected, and I didn't recognize anybody. Erica came along and we were just a fly on the wall for a few moments before we had to escape. I respect their build philosophy, but I came away from this project with the feeling of it being overly sterile. I'm hoping they recognize and address that in some way.

2011 The Age Of Remote Workers - I've been giving this a decent amount of thought recently. Why do we commute to sit at a desk in a digital age? Think of all the revenue, time, cost, and happiness that is lost with our current system. I think many employers will start allowing employees to work 20-40% of their time from home, and realize it's a win-win.

Design For Dark - During the winter, we're left with more hours of darkness than daylight. Build LLC is a design-build firm in Oregon and they have an article discussing what to keep in mind when designing homes. Peruse their site for other beautiful photos and portfolio work.

2011 Outlook - A Year of Progress and Change

Resolutions.

Some people do them to highlight areas of their life that need improving, others try to get in shape or quit smoking. I prefer the approach that it's an annual re-evaluation of my goals and self-development. Putting it out there and expressing your goals holds you accountable and pushes you harder to achieve them.

2010 was a great year for growth, ticked all of the items off of my list - Here's a recap of everything that happened this past year.

• Credentialed as a LEED Green Associate in the Spring.
• Studied in Copenhagen for 3 weeks in June for the MSSD program.
• Assisted getting the Pillar Lounge in Lancaster open. Ongoing projects and improvements.

However I still cruised and could have challenged myself more. I'm still at my desk, looking to take my career into my own hands. Looking forward, I feel that 2011 is going to be a great year. Here are my targets:

• Get behind a thesis project. I'm still debating multiple topics. Stay tuned for updates.
• Buy property. I'm looking at either an investment house for myself, or property to use to develop my thesis.
• Take LEED AP+ Homes or LEED Green Rater exam.
• More involvement in DVGBC.
• Bring my Dad and brothers into the city for a Phillies game and urban development tour.
• Give back to hometown of Renovo, be it through educational or investment avenue.
• Hone my craftsmanship more by building bookcases, counters, and other items.
• Weekly updates to this blog - a recommended reading list, ongoing projects, opinions, etc. 

It's not much for the time being, but I'd like to continue to add to this list. If you stumble across this, please share your goals for 2011. Here's to a great year.