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CENTRAL RIVERFRONT DISTRICT PLAN, bb 410 AL, ly Wi_ HT 177 Y5 So C4 1982 -i "V kn pow", P 7 @ = William J. Green, Mayor Philadelphia City Planning Commission William L. Rafsky, Chairperson William W. Batoff Louis J. Cissone G. Edward DeSeve RichardA. Doran W. Wilson Goode, Margy Ellin Meyerson Walter E. Sucharski .G. Craig Schelter, Executive Director Barbara J. Kaplan, Deputy Director Project Manager: Elba Cefial Pellecchia, Chief, Comprehensive Planning Planners: David A, @Baldinger Chief, Community Planning Ernes1J. Leonardo Willlami E. Toffey Deborah S. Schaaf Hadley S. King III Massoud Mohadieri R. Duane Perry Cynthia L. Cronin Stephen P. Andrade Graphics: Cartographic Division Typists: Deborah A. Zappas Devorha M. Moultrie Thisplan wasfinancedin part through a CoastalZone Managementgrantftorn the Pennsvivania Departmentof Eii vironmen tat Resources withfunds provided by the National Oceanic and Atmospheric A dministration. CENTRAL RIVERFRONT DISTRICT PLAN Philadelphia City Planning Commission us Deparbnent O(COMMercO NOAAcc r@=AmCentcr 7 --- !f7 Uobs= Aver-- charlestont SC 29405-241,.j City of Philadelphia William J. Green, Mayor &*Aim frA I J "PIMP777".77 .......... .... ...... d RIS, POF7 77 i Contents PHILADELPHIA Introduction Maps CITY PL ANNfNG COMMISSION 9 Context Summary 7 Recommendations 13 Historical Development of the Riverfront Existing Conditions 17 Existing Land Use 4 Historical Perspective 21 Circulation 15 Economic Profile 25 Transit 16 Land Use Analysis 30 Urban Setting 20 Circulation 32 Image 20 Highway Access 34 Development Patterns 23 Traffic Flow 36 Penn's Landing 24 Transit 37 Development Opportunity 24 Environmental Factors 41 Traffic Volume 45 Environmental Factors Development Potential 52 Planning Concept 53 Illustrative Site Plan 30 Urban Setting 57 Development Phasing 32 Image 61 Recommended Land Use 34 Development Patterns 65 Recreation and Open Space 35 Development Opportunities 69 Transportation 35 Penn's Landing 72 Activity Centers 36 North Bridge 73 Connecting Elements 39 Penn's Landing South 75 Urban Design Features 40 Circulation Opportunities and Constraints 40 Current Plans and Studies libles 40 Traffic Impact Analysis of Riverfront Development 44 Environmental Constraints 3 Riverfront Plan, 1 47 Legal Constraints 15 Business Profile, 2 19 Land Use, 3 The Central Riverfront Plan 20 River Frontage, 4 56 Development Costs, 5 49 Opportunities 56 Development Phasing, 6 51 Planning Concept 60 Summary of Goals and Objectives 00 63 Recommendations 63 Penn's Landing 63 New Residential Communities 67 Public Enjoyment of the Riverfront 67 Access To and Within the District 71 Urban Design 76 Implementation MAW C7@ =JK 4 44 @lwufj fjll@l hN, T 71 ji JSOW WS "AV 4., A i@ r Introduction PHILAWLPHIA The Delaware and Schuylkill Rivers have The Riverfront Plan Study projected port needs for the next two PLANNINGCOMMI:7 shaped the urban form of Philadelphia for decades and is currently being used to centuries. These rivers have also The Planning Commission has long been schedule capital improvements. shaped the City's economic growth by concerned about the development of the enabling Philadelphia to develop into one riverfront and its importance to the City The Planning Commission has also had a of the largest ports in the world, and have The development of Penn's Landing was a long standing interest in the development thus enabled the City to become a center recommendation of the 1960 of the Delaware Riverfront adjacent to for commerce, trade and manufacturing. Comprehensive Plan and has always been Center City. Philadelphia could not have grown in the regarded as essential to the future past without the Delaware and Schuylkill development of Center City. In 1975 the While the Central Riverfront was the Rivers, and today the rivers are important staff of the Planning Commission location of the earliest port activity in to both the local economy and to the life conducted an inventory of riverfront land Philadelphia and for several centuries was style of Philadelphians. The rivers are an and a survey of riverfront users. The a major shipping center, it no longer is important source of emplo -yment and results of this study showed that needed or usable for modern port facilities. recreation for many residents and are a approximately 1000 acres of riverfront land This has been apparent since the original dominant physical feature of numerous would become available for development plans for Penn's Landing were made over neighborhoods. during the next decade and that a major 20 years ago. The more recent Port percentage of this land was controlled by Facilities Study confirmed that, with The rivers and the waterfront constitute a the City and a few major users. It was changes in shipping and cargo handling major resource for the continued further determined that, because of the technology, the existing finger piers in the development of Philadelphia. Because of port's significance to the City, it was Central Riverfront are obsolete by modern the need to manage this resource wisely, essential to assess future port facility needs port facility standards. The City in turn has the Philadelphia City Planning before a comprehensive riverfront plan encouraged the location of modem port Commission with the assistance of other could be prepared. facilities in the north and the south agencies, groups and individuals, has been waterfront where appropriate and preparing a comprehensive plan for the In 1978 the Port Facilities Study was sufficient land is available. Thus, the City Philadelphia riverfront. This plan will completed. This was ajoint effort of the now has the opportunity to redevelop this influence the use of riverfront land and will Departments of Commerce and Finance, historic area. have a significant impact on the evolving the Port Corporation, the Philadelphia urban form of Philadelphia over the next Industrial Development Corporation and In planning for the redevelopment of this century. The Central Riverfront District the Planning Commission. This study riverfront area, the Planning Commission Plan is a part of this comprehensive evaluated existing port facilities, projected has recognized the relationship of the planning effort. future traffic through Philadelphia and Central Riverfront to Center City. made recommendations on new port facilities. The study recommended the The expansion of Center City beyond the expansion of both Packer Avenue and Delaware Expressway to the edge of the Tioga Marine Terminals. The study also river can provide a bold new dimension to recommended the retention and the vitality of its commercial core and the improvement of certain existing finger livability of its neighborhoods. The piers and evaluated five potential sites for a challenge is to guide this expansion in a third container terminal that might be way that both enhances and reinforces needed by the 1990s. The Port Facilities Center City. 2 A year ago the Planning Commission began economic benefits of $1.5 billion to the need to be on the river or is available a comprehensive effort to develop policies local economy. The port has shaped for development. The riverfront plan and recommendations for the riverfront. the economy of Philadelphia, and the will evaluate the opportunities along The focus of this work has been to balance maintenance of modern, competitive the river for non-port related uses. The the demand for the many uses competing port facilities is essential to the City must continue to support these for riverfront land. These uses include port continued strength of the local non-port related industries since these facilities, industry, utilities, recreation, economy. The City must give priority industries constitute a substantial part housing, retailing and transportation. It is to providing for and promoting the of Philadelphia's economic base. The believed that this balance can be achieved, development of port and port related City, through the riverfront plan, but since decisions regarding riverfront uses. should encourage the development on land use have tong term implications, these the waterfront of other non-port decisions must be carefully and fully Evaluate development opportunities related uses where this does not considered. for non-port related uses. At one time conflict with the needs of the port. the Delaware and Schuylkill River Foster residential use and recreational Several goals have been established to waterfronts were almost entirely access. In the past several decades, the guide the preparation of the riverfront plan: devoted to port and port-related uses. quality of the water in both the Promote port development. Port Today, while a substantial portion of Schuylkill and Delaware Rivers has activity is directly or indirectly the waterfront remains in these uses, a improved substantially and will responsible for the employment of significant amount of land is either continue to improve. This has 34,000 workers and provides annual supporting industries that no longer heightened the demand for recreational access to the rivers and has opened up new opportunities for residential development. Where appropriate, the City should encourage both of these uses as a way to continue to support the development of alternative housing forms and to provide adequate and diverse recreational facilities. Enhance the aesthetic and "OMNI, B&A7 :L environmental qualities of the Delaware and Schuylkill Rivers. The 7, rivers and their edges are among JOW Philadelphia's most important natural re sources. The City is committed to the maintenance of those river areas which continue to have environmental r-, importance and to the restoration of environmentally degraded river areas -44,,03 where possible. The rivers are a dramatically aesthetic feature of Philadelphia and the City should encourage the maintenance and enhancement of this amenity. 3 The planning process now underway for development proposal which may be the riverfront has been proceeding on three inconsistent with the overall plan. The levels. On the first of these levels, studies Commission will consider variations from and functional plans are being developed to the plan where alternatives are more look at individual facets of the riverfront beneficial economically, where community along the entire length of the Delaware and interest may be better served, and where Schuylkill Rivers in Philadelphia. The Port plan alternatives reinforce urban design Facilities Study which analyzed the City's objectives. future port needs is an example of a functional plan. Other functional plans In Table 1, the functional plans and the include Riverfiront Industry Analysis, district plans comprising the riverfront Environmentally Sensitive Riverfront planning effort are listed along with their Areas, Legal Implicationsfor Development scheduled completion dates. Upon and Port Residential Zoning District. completion of the functional and district plans, a comprehensive plan encompassing The second level of planning, the entire riverfront will be prepared. incorporating the analysis and recommendations of the functional plans, are the district plans. For each of five riverfront districts, a detailed development plan will be prepared. Each plan will make recommendations on land use, zoning, urban design, transportation and other physical improvements for individual TABLE 1: RIVERFRONT PLAN parcels of land. This report on the Central Studies and Functional Plans Riverfront District is the second district Port Facilities Study 1978 plan to be completed. The first plan, the Riverfront Industry Analysis 1981 South Waterfront District Plan, addresses Environmentally Sensitive Areas 1981 the intense port-related area on the Legal Implications for Development 1981 Delaware River between the Navy Yard Port Residential Zoning District 1981 and Reed Street. District Plans The third level of planning is directed at South Delaware Waterfront 1981 key sites or opportunity areas. The most Central Riverfront 1981 important of these currently being planne North Delaware Waterfront 1982 for are Penn's Landing and the foot of Lower Schuylkill Waterfront 1982 Washington Avenue. Other plans include Upper Schuylkill Waterfront 1982 North Bridge, Riverwalk, Cramp Shipyard-Port Richmond Area, Ft. Special Development Plans Mifflin-Airport Area and 30th Street Foot of Washington Avenue 1981 Station Area. For these sites, detailed Penn's Landing 1981 development alternatives will be evaluated North Bridge 1981 in order to make specific recommendations River-walk 1982 on reuse and development. Cramp Shipyard-Port Richmond Area 1982 Ft. Mifflin-Airport Area 1982 This third level will be further refined to 30th Street Station Area 1982 include an evaluation of each private Comprehensive Riverfront Plan 1982 777_7777T@ -L-1 @ Mir 'Ok z E4@ @14A- f Summary PHILADELPHIA CIVILPLANING COMMISSON Th Central Riverfront District is the focal The Central Riverfront Plan has both Linkages between the new riverfront point for the rebirth of public interest and physical and strategic components. devevelopment and the adjacent excitement in Philadelphia's riverfront. Physically, the plan makes specific land use residential communities and Center Extending from Spring Garden Street to and urban design recommendations. City will be enhanced Reed Street, the district offers unparalleled Strategically, the plan provides a set of Thepotential for the Central opportunities for many varieties of new policies to guide future development in a Riverfront to become a unique development. it was on the riverfront and manner that is consistent with overall City attraction for tourist will be exploited nearby areas that the City's first goals and objectives. The precise design commercial, residential and administrative and timing of actual projects however are centers were developed. Over time, The left , to the marketplace. At such time when The Central Riverfront Plan includes a Central Riverfront became the center of the need arises and financing becomes number of specific recommendations. port activity in Philadelphia. Today, with avaiable, specific development projects Penn's Landing will be developed as changes -in shipping technology, the will occur. major publicl attraction and center of Central Riverfront is no longer critical to activity. The major public space at Penn's the City's port and thus car serve a The goal for the Central Riverfront is to Landing will be a riverfront plaza. This different role, though one no less crucial to create a place to live and work, to shop and plaza will be the focus of cultural and the future viabilty of the City. Where cargo dine, to be entertained and to have fun. recreational activities designed to attract ships once docked, opportunities now this plan recognizes the magnificent tourist and visitorrs. It will also be the exist for new resident amenity afforded by the Delaware River, focus of retail and commercial uses such as cultural and commercial development. and the development proposed by this plan restaurants, shops and markets designed to give the plaza and Penn's Landing its own is designed to take full advantage of this The magnitude of the development natural asset. special character and life. Parking will be opportunity in the Central Rqiverfront provided to serve the visitors attracted to District cannotbe overstated. Not since There are a number of major conceptual Penn's Landing. In addition to these public the creation of the Benjamin Franklin elements of the plan which follow directly spaces,residential development will be Parkway or the development of Penn from that goal. encouraged and a commercial center Center has the City had an opportunity to created. New residential towers with 500 to significantly change the pattern of Development will be focused on the 700 units of housing wil be constructed. A development in a portion of Center City. river. hotel of 400 rooms with convention The Central Riverfront can become, as it Penn's Landing will be the centerpiece facilities and offices is also proposed for was in William Penn's day, a part of the of riverfront development in Penn's Landing. These commercial uses commercial, residential and institutional Philadelphia. and the housing will be fully intergrated into core of Philadelphia. The Delaware River, the public spaces of Penn's Landing the reason for the location of Philadelphia Existing finger piers will be developed create one unified public and private itself, can be made once again an integral as a mixture of housing, retailing, open development. space and parking. part of the City. As Philadelphia celebrates the three hundredth anniversary of its The development of the Central New ressidential communities north and founding, it is fitting that new growth be Riverfront will be highly intense. south of Penn's Landing will be created. In again focused on the Central Riverfront Access to the river will be a major part both North Bridge and Penn's Landing where the City was first settled. of all new development, capitalizing on South opportunities for the development of the recreational opportunities of the new housing will be created, the river. rehabilitation of existing piers and 6 buildings encouraged, and retail and reserved for active port use and could only new harbor that will be the focus of Penn's commercial space to serve the new be considered for residential conversion Landing South and another marina to serve residents provided. when no further port-related use exists. North Bridge will be located near Pier 12 North under the Benjamin Franklin There are a number of opportunities for the Several multi-story warehouses in the Bridge. construction of new housing. New district could also be adapted for high-rise residential development is residential use resulting in the creation of The development of the Central Riverfront recommended for Piers 25 North and 55, about 600 housing units. Also a number of will require improved access to and within 56, and 57 South which lie at either end of smaller three and four story industrial and the district. Improving access to the the Central Riverfront. Approximately 750 commercial buildings exist along Front highway network serving the Central housing units could be developed at the Street and its vicinity in North Bridge. Riverfront requires the completion of the southern edge and 330 housing units could These buildings should be rehabilitated Vine Street Expressway and its be built at the northern edge. A mixture of where possible with ground floor retail and connections to 1-95. Access to 1-95 must be new townhouses, retailing, open space and residential above. improved, The northbound exit ramp near parking is proposed for Piers 24, 13, 11, 9, 5 Queen Street should be completed and and 3 North and for Piers 28, 34, 35 and 36 The new residents of Penn's Landing, opened. The Morris Street southbound South. On these piers a total of 920 housing North Bridge and Penn's Landing South entry ramp should be opened only to traffic units are recommended. Along Delaware must be served with retail and commercial from Delaware Avenue. Other access Avenue in North Bridge existing vacant space. In North Bridge, a commercial ramps should be studied, and signs to land should be developed with new center should be developed at Front and Penn's Landing improved. townhouses or similar low-rise housing Callowhill Streets. This center would The access to adjoining neighborhoods and types. There is sufficient vacant or consist of rehabilitated storefronts along Center City should be improved. underutilized land to accommodate about Front and Water Streets integrated with Catlowhill Street between 2nd Street and 400 new housing units. The largest site for new retail development on Delaware Delaware Avenue should be made new housing development in the Central Avenue south of Callowhill Street. two-way, and the existing congestion at Riverfront District is in Penn's Landing Delaware Avenue and Spruce Street South and includes the approximately 25 Approximately 65,000 square feet of retail relieved through minor changes to this acres of underutilized or vacant railyards at space will be needed to serve North Bridge intersection. the foot of Washington Avenue. With residents. In Penn's Landing South about appropriate buffering from the industrial 120,000 square feet will be required. The Access within the Central Riverfront must uses to the south, the site at the foot of majority of this retail space will be be improved to serve the proposed new Washington Avenue including the adjacent provided at the corner of Delaware Avenue development. The reconstruction of piers could be developed into a fully and Reed Street where a supermarket and Delaware Avenue must be completed, and integrated residential development with other shops can be developed. the Penn's Landing loop finished. A public retail to serve the new residents, with a parking garage will be needed to serve small marina, and with public access to the The public enjoyment of the riverfront will Penn's Landing and other measures to riverfront. The number of housing units be enhanced by encouraging access and meet the increased parking demand that could be developed on this site ranges activity at the water's edge. A Riverwalk adopted. These could include parking from 1000 to 2450 units. running along the bulkhead line from under 1-95, changes in parking fees, and Penn's Landing South to North Bridge is a supplemental transit. Regular bus service The rehabilitation of existing piers and major recreational feature of this plan. The must be increased and special transit buildings for housing will be encouraged. Riverwalk will connect all of the activity service during special events instituted. Piers 19 North and 30 South have existing centers of the district, and pedestrian links pier sheds which could be adapted for from the adjacent communities to the The Central Riverfront Plan proposes residential use and would create about 260 riverfrbnt will be enhanced. Three marinas urban design standards intended to housing units. Piers 38 and 40 have this will be developed to provide active promote a high quality of new same potential but are presently being recreation. One marina will be part of the development. These urban design E-1 44 i6, L 1-j a t= L r 1-95 '7@!"Zr "T 1ELftAjE-- - EXPRESSWA DELAWAR IVA! �D- 7 I T- Ar.5' r AVE@UE jai P'eNN ADING Penn's Landing r DELAWARE Alternate I Alternate 2 41 gra Cost Or In Ho Pr p ME 7 @ n mit. 87,500 700 u cial 480,000s.f. 36,000, 500,000a.f. 5 0 Retail 140,000s.U 10,000, 440,000s.f. 2 Exhibit 50,0003.f, Hotel 400 rms. 24,000 400 rms. 4 Penn's Landing South Public Areas LS 15,000 LS 4 Alternate 1 Alternate 2 TOTAL 172,500 23 Program cost Pmgram cost 67 'Ro-UsIng 1,773 units 248,220 3,223 units 451,220 Retail 120,300 s.f. 7.218 120,300 S.f. 7,218 TOTAL 255,438 458,438 9 standards are intended to address a number Context of concerns including scale of development, orientation, rhythm, buffers, use of existing piers and facade preservation. Eventually full development of the Central Riverfront will result in the construction of approximately 5000 to 6000 housing units I/ and the creation of a major new commercial and retail center. It will take ten to fifteen years to complete and the total public and private cost will approach $1 billion. Implementation of this plan will create over 3900 new permanent jobs. ........... 14 .......... :- :Ara*" ph -Now-- PF Existing Conditions PHILADELPHIA This inventory of existing conditions Although the focus of the City's port ITY PLANNING COMMISSION outlines the factors affecting planning and activities has shifted both to the south and Historical Perspective opment issues in the Central north along the Delaware River, the unique When William Penn disembarked his ship Riverfront District. The history of the locational advantage of the Central "Welcome," he found a small settlement district establishes how the district's role Riverfront remains. Situated adjacent to consisting of a handful of Swedish and as a center of commerce and trade has Center City and served by 1-95 and the Dutch fur traders; a band of peaceful changed over the centuries and why the Benjamin Franklin Bridge, the district is Indians, the Leni Lenape; and one tavern, district is now in a transition period provided with excellent city-wide and the Blue Anchor Inn. Although the awaiting redevelopment. Businesses in the regional access. This advantage, together sparseness of this frontier may have district were surveyed to determine the with the historic character of the area, has seemed inhospitable, it was the chief current level of economic activity and the made the Central Riverfront the focal point reason why Penn chose this site for his holy extent to which commerce and marine for the rebirth of public interest and experiment. His first inclination had been trades are still active. Recognizing the need excitement in Philadelphia's' riverfront. to locate Philadelphia further south at for a comprehensive data base from which Upland (now Chester). However, Penn, planning could proceed, a computerized The Central Riverfront is made up of three owner of all of Pennsylvania through a parcel-based inventory of the district's distinct sub-areas: North Bridge, Penn's charter given him by James Il of England, land was compiled and analyzed. Landing and Penn's Landing South. These felt compelled to "purchase" property Circulation of people and vehicles was also areas are linked by Delaware Avenue, the from existing landholders, and Upland was examined because as new homes, major internal thoroughfare. North Bridge, already a town of several hundred persons. businesses and tourist attractions are built dominated by the Benjamin Franklin in the district congestion problems may Bridge, contains a number of finger piers, The importance of the riverfront was an arise which need to be addressed early in most of which are vacant or partially early concern to Penn. In a letter to the the redevelopment process. demolished. The landside area to the west Free Society of Uaders in 1681, he wrote of Environmental concerns are also covers approximately 40 acres. Penn's his plans to locate his great town where it prominent along the riverfront because Landing is in the heart of the Central is most navigable, high, dry and healthy; water quality, flooding and aquatic habitats Riverfront District and is where the sailing that is, vMere most ships may best ride of may influence the kind of development ship "Welcome" carrying William Penn deepest draught of water, ifpossible to load likely to occur and the governmental first docked in 1682. Landfilled during the or unload at the bank or key side, ivithout regulations with which developers will 1960s, this 24 acre site is presently used for boating or lightering of it. have to comply. public open space, but a detailed, mixed-use development plan for this site is Philadelphia was the first city in the New The Central Riverfront District is a 200 being prepared. Penn's Landing South has World planned from its inception with a acre strip of land with an unparalleled a varied physical setting. On the river side grid pattern. Following Penn's history and location. Lying between of Delaware Avenue there are a number of instructions, surveyor Thomas Holme Interstate 95 and the Delaware River, it vacant but, for the most part, structurally created a plan for Philadelphia in 1681 stretches from Spring Garden Street on the sound finger piers. At the foot of which had a network of streets intersecting north to Reed Street on the south. It was Washington Avenue lies a 30 acre tract of at right angles. The earliest printing of here at Penn's Landing that Philadelphia underutilized railyards and obsolete piers. Holme's plan shows the grid stretching was born three hundred years ago. Here Old Swedes' Church marks the area west from the Delaware River to the Schuylkill too lie the origins of the City's maritime of Delaware Avenue, and includes a block River, bounded by Valley Street on the trade and transport industries on which the of cleared land and several blocks of low north and Cedar Street on the south. Today, economic vitality and growth of rise residential and commercial structures. these streets bear the names Vine and Philadelphia were based. South Streets, and the Delaware Riverfront 12 between the two is the heart of the Central Riverfront District. The plan also shows the location of Dock Creek, a small basin at the foot of Spruce 't"'VIV Street. This is where Penn first landed. The -v- - 0, @M; A 'A Dock seemed a natural selection to become k the new city's center. It provided a snug 73f k harbor for small vessels, and with the Blue Anchor Inn at its side, the Dock was already the focal point for public meetings. Riverfront was At that time, the Delaware not used for the mooring of boats because deep banks, into which early settlers had river. Within 5 years, however, the banks 7 dug out caves for their homes, fronted the kA were cut down on order from the town council. In 1690 the first wharf into the Delaware River was constructed at the foot of Mulberry Street, which today is Arch Street, and here the first passenger ferry service was instituted in 1695. A major feature on the original Holme plan was that the land between Front Street and the Delaware River was not divided into lots to be sold for private use, but was reserved as a commons for public benefit. portion of the Central Riverfront. riverfront structures despite the tax it Its value as private property was apparent, collected to do so, the council decided to however, and agents for Penn intended to Growth of Philadelphia's port was rapid in lease out certain wharfs as well as land for sell certain lands then under lease along the the first part of the eighteenth century, and the building of new wharfs. A number of river. But the town council objected, and in important issues of public management enterprising citizens quickly took up the 1701 the Charter by which Philadelphia had to be faced. In 1704, the common challenge, and a listing of people leasing became a city granted that the riverfront council adopted a regulation to keep the wharfs in 1750 contains more than 50 land in dispute be left open and commonfor strip of land connecting the wharves clear names. The Historical Development map the use and service of said city. Penn for moving goods rather than storing them. illustrates the effect of port growth on the retained several portions of the waterfront In 1706, the first levy was issued for storing shape of the river's edge. for his own benefit until 1764, when his son wood on wharfs. Duties for docking at Thomas gave them to the city. wharfs were instituted in 1710 to provide The growth in trade in Philadelphia which for Building and Supporting of Ye Public followed the building of wharfs and piers To the south of Penn's new city, a Swedish Wharfs. These fees supported the was the most rapid in the colonies. By settlement thrived. In 1698, its people expansion and extension of port facilities. 1750, Philadelphia had surpassed New replaced their 30 year old log cabin church A new administrative procedure to York in port trade, and before the start of with a new Gloria Del Church of brick and maintain wharfs was started in the early the Revolutionary War, Philadelphia had mortar and a beautiful white steeple. Old 1700s. Petitioned by private landowners supplanted Boston as the preeminent port Swedes' Church stands today as a along Front Street and recognizing its in the country. Trade at that time had a landmark of the Penn's Landing South failure to adequately maintain all its pattern where wheat, flour, corn, cheese, Historical Development of the Riverfront 1680 1780 1880 1980 butter, staves and wood shingles were sent. transportation and new piers had to be West Indies and exchanged for rum, built to accommedate these larger, Ships.In development. In his will Girard provided a sugar and Spanish gold. These 1800 the first Navy Yard of the United trust fund to layout, regulate, curb, light commodities, in turn, were brought to States was opened at the foot of Federal and pave to apassage or street fronting on the Deleware River to be called Delaware England to pay for manufactured goods Street. Its two towering shiphouses were Avenue sent to America. the most conspicuous buildings or, the riverfront, and the facility was the area's In 1825, an event occured which During the Revolutionary War, there was largest employee Until moved to its foreshadowed the time when little development along the riverfront present site at League island in 1875, the the nations foremost port That event was outside the City borders at Vine and South Old Navy Yard was a major physical and Streets. Following the war, there was a new economic force along the Central the construction of the Erie Canal, which period of expansion, and for the next fifty Riverfront. opened up a large and fertile hinterland to years, port commerce flourished. A New York City's harbors number o If landings were built south of The period following the war can also be Washington Avenue and well north of characterized as the heyday for free By 1835,the impact of the Erie Canal was Spring Garden Street. enterprise. Shipping magnate and being felt, and measures were debated to navigator Stephen Girard became the improve waterfront conditions and make Two events following the Revolutionary country's first merchant millionaire. Philadelphia more competitive. Deleware War were significant. In 1786, the first Owner of 18 vessels and a number of Avenue was constructed, becoming the steamboat, built by John Fitch, was tested wharfs and warehouses along the Delaware first public street to link the various docks on the Delaware River. Before long, steam Riverfront, Girard was actively involved as of the Central Riverfront. More boats became the dominant mode of water Port Warden in all aspects of riverfront importantly, rail lines were built to the 14 riverfront. In 1834, the Delaware and begun in 1878 when a long-term plan was feet, and the bulkhead line was relocated Schuylkill Railroad built a line directly to drawn up to improve riverfront conditions. further into the river where it remains its wharf on Willow Street, and in the The plan called for the construction of a rail today. following year, the Philadelphia, line along Delaware River connecting all Wilmington and Baltimore Company wharfs and piers. The Philadelphia Belt The year 1907 marks the beginning of the extended its railroad to the riverfront at Line Railroad was establisheo for this modem era for the port of Philadelphia. In South Street. These improvements did not purpose in 1889. The plan also that year, the Board of Port Wardens, overcome the advantage of the Erie Canal, recommended the removal of Smith and which had controlled harbor activites since however, and Philadelphia continued to Windmill Islands, which obstructed traffic 1766, was replaced by the Department of lose some of its shipping trade to New in the Delaware River. These were Wharves, Docks and Ferries. The new York. removed in 1893. In 1896, Delaware department was created with powers to Avenue experienced a major renovation; it condemn land needed for port purposes Another effort to revitalize the port was was widened to a minimum dimension of 50 and to modernize the aging pier facilities. It did its job well. In 1906, shipping for the port of Philadelphia totalled 17 million tons; by 1925, after a flurry of new construction, tonnage was increased to 37 million. The new department built relatively large and modern 500 foot long piers such as 19, 3 and 5 North and 38-40 South within the Central Riverfront District, but the more modern 1000 foot long piers, Piers 78 through 84 South, were J! built in the South Delaware Waterfront '77 District. H During the middle of the twentieth century, All however, there was a contraction of marine rce in the Central Riverfront comme District. In 1950, there were 44 finger piers in active port use along the district. By 4JW01M 1970, 19 piers had been demolished and landfilled, 16 which were replaced by Pt XV, Penn's Landing and 3 which became the site for the East Central Incinerator. Today, only 3 piers continue in port-related use, serving as docking space for tug, police and fife boats. TWo other piers are in non-port related use, Pier 30S which was converted to an indoor tennis court and Pier 27N "Kk hich is the City's storage lot for w W impounded vehicles. The remaining 20 finger piers lie vacant. For eight of these, the steel superstructure exists, whereas the A@ sheds of 12 piers have been demolished, E leaving either undeveloped cleared decks or rotting timber piles. 15 Four major construction projects mark the Economic Profile somewhat important, 8 considered it end of the Central Riverfront's primacy as unimportant, and 1 found its present the center of port-related activity in In the Central Riverfront District there are riverfront location to be a problem. Philadelphia. These projects involved site 23 firms which employ 466 persons. The preparation for Pern's Landing, the Planning Commission conducted a survey When asked about their future plans, construction of two large container of district businesses to ascertain the type eleven firms indicated plans to expand terminals outside the district, and the of work performed, the perceived their operations at their present location, construction of 1-95. importance of a riverfront location and the whereas 6 others said they would continue future pans of each firm. operations at their present site without To create the site for Penn's Landing expansion. Four businesses have plans to between Piers 3 North and 28 South, the This survey indicated that more than 85 move outside of the district, and no firm intermediate piers were demolished. In percent of the employment is concentrated foresaw a discontinuance of operations. addition, landfill was carried out to create a in three industrial activities: marine boat basin, breakwater and developable services, which includes towing and Several conclusions can be made from this areas in this 3 100 foot long site. mooring of boats as well as ship repair; analysis. The first is that the Central wholesale trade and warehousing, Riverfront is no longer the hub of port Outside the district, two large container including several food distributors and one activity in Philadelphia. While there is terminals were built-Packer Avenue large refrigerated warehouse; and food certainly employment in marine services, Marine Terminal to the south and Tioga processing. Recreation, the next highest not a single person is employed in marine Marine Terminal to the north. Equipped employment category, involves a riverfront trade or transport. No port freight counts with the latest in cargo handling tour company and Pier 30 South which has the Central Riverfront as its origin or technology, these facilities were built in been converted to an indoor tennis court destination point. The 44 finger piers which response to a rising demand for facility (see Table 2). were in active shipping use in 1950 have containerized cargo. Correspondingly, been reduced to 3 piers in marginal, there was a decreased demand for In responding to the question of whether a port-related use. break-bulk cargo which had been handled riverfront location was important to their at the finger piers in the Central Riverfront operation, all 6 marine service businesses The principal reason for this situation is District. The more modern finger piers in responded that such a location was clear. Break-bulk cargo, for which the the South Delaware Waterfront now essential. The responses for the remaining finger piers were built, has been supplanted accommodate the present demand for 17 firms were mixed; while 8 respondents by container shipments as the primary break-bulk cargo. As a result of these felt that such a site was essential or form in which goods are transported by changes in demand, many finger piers became vacant. The construction of 1-95, the Delaware Expressway, changed the face of the TABLE 2: BUSINESS PROFILE Central Riverfront. For the most part, this Business 1@pe Firms Employees Building Area highway followed a line through a number of older warehouses which served the port. Marine Services 6 214 145,000 With the decline of shipping in the area, Wholesaling & Warehousing 7 127 354,000 these structures were expendable, and Food Processing 3 56 16,000 their demolition did not so much expedite Recreation 2 42 400,000 this decline as reflect it. The expressway Professional Services 2 12 13,000 was not compteted until 1980, and it is Other 3 15 5,000 viewed as a benefit to the district since it TOTALS 23 466 933,000 provides city-wide and regional access for a riverfront newly reopened to public use. SOURCE: Philadelphia City Planning Commission 16 ship. The facilities which handle container Riverfront District. For those firms who Land Use Analysis shipping in Philadelphia, Tioga and Packer plan to move, the survey showed that the Avenue Marine Terminals, are located desired destination was elsewhere along The Central Riverfront District contains outside of the Central Riverfront District. the riverfront. This points to the 200 acres of land. In order to provide a The break-bulk cargo that does get conclusion that when businesses sound basis for planning, a detailed transported to and from Philadelphia does responded that a riverfront location was inventory of all parcels in the district was so out of the more convenient, longer and essential to their operation, they did not assembled and computerized. This recently modernized Piers 78, 80, 82 and 84 necessarily mean that a Central Riverfront inventory contains data on existing land on the South Delaware Waterfront. At location was essential. use, zoning, ownership, assessed value present, the capacity of these piers is and other important information. In greater than the demand from break-bulk In summary, the economic character of the addition, a thorough field survey of land shippers. This suggests that a sudden Central Riverfront District can be use was conducted, resulting in the demand for Central Riverfront pier space described as one of decline of certain Existing Land Use map, containing 13 would be unlikely unless there is an activities and of transition. Port activity categories of land use. The inventory increase in the overall level of break-bulk has left the Central Riverfront, and few reveals that there are 141 acres of land activity in Philadelphia. That possibility industries or employees remain. The divided among 155 parcels and that a does exist in the short term, however, and importance of new economic activity, remaining 59 acres are taken up by streets piers 19 North and 38-40 South in represented by Penn's Landing, is clear. and highways. The survey and mapping particular could handle such cargo in that Change has begun, and care is needed to showed that four land use categories event. Over the longer term, the trend guide future development in a manner that dominate in the district-transportation, toward container shipments is expected to will not unduly impact existing business undeveloped land, land with vacant continue. As it does, the potential for the but will provide for growth and structures and mixed use development. Central Riverfront to recapture a revitalization of the untapped resources of Each of these categories includes a significant share of port activity will the Central Riverfront District. substantial amount of land which is diminish. available for development or could be available in the near future. The disappearance of shipping as the primary economic force in the Central Transportation is the category with the Riverfront District has several largest land area. Thirteen of the 32 acres implications. For one, a pattern of devoted to transportation are in Conrail's disinvestment in supporting services and Reed Street Rail Yard. Formerly, this facilities has begun. In the survey of facility served the now vacant finger piers Central Riverfront business, concern was at the foot of Washington Avenue as well as expressed repeatedly as to the poor rail the Amstar Corporation sugar refinery just service, the disrepair of highways and the south of Reed Street. Today, this railyard is deterioration of piers in the area. It appears underutilized and could become a site for that economic activity in the Central major redevelopment. Across Delaware Riverfront has fallen below the threshold Avenue to the west is situated the 6 acre level needed to sustain the district's property that once was Penn Central's support infrastructure. In short, Federal Street Rail Yard. This site is also maintenance of rail lines, roads and piers open to the possibility of reuse, as it is disappeared along with port shipments. seldom used. The same is true for the smaller Reading Yard on Delaware Avenue A second implication is that those at Noble Street. Recently an option to port-related activities which need to be develop half of this four acre site was taken located close to the facilities they serve can with the expressed intention of find suitable sites outside the Central constructing new housing. The fourth ,lr@ 4 A 7Q., OULU -@@F7, o V 'T J 11 Li _-A A k4t L m] T VAr K3 F-T 5J L W t, r@ T9 @OELAWARE 1-95 DELAWAR --EXPRESSWAY owl L AVENU oil I- i*mwm PENNS LAND NG 7 46-i DELAWARE 481 Y 64,@ 67 4 PORT E:P fill, MAJOR MANU RETAIL BUSINE ==Mimi RESIDE 19 TABLE 3: ACREAGE AND NUMBER OF PARCELS largest transportation use in the district is BY LAND USE CATEGORY the 2 acre Hertz Rent-a-Truck property. Land Use Acres % 'Ibtal Parcels % Total Acres Per Parcel The near, y 29 acres of undeveloped land consist of a number of formerly active Manufacturing 2.6 1.8 4 2.6 .7 finger -piers. The sheds of fourteen such Transportation 31.7 22.5 22 14.2 '-.4 piers are now demolished. Whereas some Port 4.2 3.0 3 '.9 1.4 retain usable deck areas, many are marked Utilities 7.8 5.5 2 1.3 3.9 simply by rotting timber piles. This land Retail . 1 .1 i .6 . i use category is divided into 44 parcels, the Wholesale & Warehousing 5.7 4.0 8 5.2 .7 largest number of parcels of all categories. Business Services 2.0 1.4 14 9.0 . I Institutional 1.4 1.0 1 .6 1.4 Land containing vacant structures includes Recreation 4.3 3. 1 8 5.2 .5 8 finger piers distributed allong the length of Residential 3.3 2.3 9 5.8 .4 the Central Riverfront, irom Pier 19 in the Undeveloped Land 28.8 20.5 44 28.4 .5 north to Pier 55 in the south. There are also Vacant Structures 25.0 17.8 38 24.5 .7 a number of smaller, vacant commercial Mixed-Dovelopment 23.9 17.0 6 23.9 buildings, zrnany of which are located on TOTAL 140.8 100.0 155 100.0 .9 north Front Street. Riverfront Parcels 85.7 60.0 22 14.2 3.9 The mixed-use development designation in Non-Riverfrant Parcels 5 5. 1 40.0 13 3 85.8 0.4 @he Central Riverfront refers to Penn's TOTAL 140.8 11-00.0 155 i00.0 0.9 Landing, a single 24 acre landfilled parcel which has had $35 million of site SOURCE: Philadelphia City Planning Commission improvements in preparation for large-scale recreational, residential and commercial development. At present, this site is used as public open space and includes an esplanade, a restaurant on the converted sailing ship Moshulu, a heliport, W'fuj and a small marina where the ship 04,mpia and submarine Becuna are permanently :1 1-7 docked and open to public tours. Three of the four major land uses in the -that is, all except district RUN transportation-dominate the river 00 frontage as well as total acreage. The land uses of parcels fronting the Delaware River re listed in Table 4. The frontage of vacant or demolished piers and Penn's Landing toget r add to over 8200 linear feet or more than 75 percent of the two mile long Central Riverfront. Among the minor land uses in the Central Riverfront District, several deserve special 20 TABLE 4: RIVER FRONTAGE BY Circulation entry ramp which was constructed but LAND USE CATEGORY never opened due to community The Central Riverfront District is served opposition. Drivers going from the Land Use Frontage % Thtal by 1-95 and by several major regional riverfront to 1-95 southbound must use the (Feet) access routes, giving the district a potential entry ramp at Front Street south of Oregon Vacant Structures 4025 36.5 for excellent highway access. Under Avenue, a distance of approximately 2-1/2 existing conditions, however, this potential miles from Market Street. Construction Mixed Development 3310 30.0 is not realized. Access points are limited; and opening of another exit ramp from Underdeveloped Land 1862 16.9 several key connections are incomplete; south 1-95 in the area between Bainbridge Utilities 565 5.1 and poor signage prevents the most Street and Queen Street has also been Transportation 520 4.7 effective use of the existing access points. delayed because of community opposition. Port 410 3.7 In addition to limitations on access, Recreation 330 3.0 another important factor affecting Central Connections between the Central TOTAL 11,022 99.9 Riverfront District circulation is traffic Riverfront District and New Jersey are SOURCE: Philadelphia City Planning Commission congestion in areas of Center City provided by the Benjamin Franklin Bridge. immediately west of 1-95. New Jersey access is also provided by the Walt Whitman Bridge in the South mention. The 3.3 acres of residential land Highway Access Delaware Waterfront District. near Old Swedes' Church form a pocket of new housing where warehouses formerly Regional access to the Central Riverfront Many drivers come to the Central stood. Although it is only two percent of District is provided by 1-95 (the Delaware Riverfront District via Vine Street (1-676) the district's total land, this site is Expressway), the Benjamin Franklin and Race Street. Vine Street traffic is representative of the strong trend towards Bridge and Vine Street via Race Street (see diverted onto Race Street at 6th Street. residential redevelopment. Circulation map). Together, these two streets carry traffic to the district from Center City and the Port-related service industry is a land use The major connections between Center Schuylkill Expressway (1-76). which, although small (4 acres), will remain City and 1-95 to the north are located in or important in the short run. This category adjacent to the district. These are the exit The difficulty with this access is that the includes Piers 9, 11 and 12 North, which ramp to 2nd and Callowhill Streets and the riverfront-destined traffic must share a provide docking and repair services for tug, Race Street entry ramp. portion of the route with heavy volumes of fire and police boats. In addition, Piers 38 traffic going from Vine and Race Streets to and 40 South have the potential to be Getting to 1-95 northbound is more difficult 1-95. During the afternoon peak period, the reopened for port use. from the riverfront than from Center City. volume of 1-95 destined traffic on Race An entry ramp from Delaware Avenue at Street is so high and the resulting Another industrial use which has a vital Summer Street is closed because it feeds congestion so severe that alternative function for the near term future is the into the Race Street ramp, and the volume routes are preferable. At other times, utilities category. This refers to the City's of traffic coming from Race Street is too however, Vine and Race Streets form a key East Central Incinerator, occupying 8 acres high to permit a merge of additional traffic access route to the district. In the other of land at the northern end of the district. from Delaware Avenue - There is a direction, getting from the riverfront to northbound entry ramp, however, at Vine Street westbound is inconvenient, Lombard Street. requiring circuitous travel through local streets. Central Riverfront connections to and from 1-95 south are considerably farther away Other important streets used to get to the than the connections to 1-95 north. There is district are Spring Garden Street, an exit ramp from 1-95 at Morris Street and Washington Avenue, and Market and at this same location there is a southbound Chestnut Streets. Spring Garden and . - - .. I . - -- - @ 1 .11 @E T -10 1 @ @11' n IV Ni Alll@ - Li ft 9 LA L Ll l L At T L)LLAwA _7 L L IE-@ 7- A 46 j DEt-AWARE L [481 53- 56 57 F 1441 "PQ E4@ 1- 95 A( 1- 616 A ARTER 23 Washington are both major arterials Landing, where weekend activities so often involves the use of local streets in serving crosstown traffic to the riverfront. sometimes attract large numbers of people the area west of 1-95, traffic flow on these Spring Garden Street is particularly and cars. With few exceptions, traffic flows streets must be considered in assessing important for westbound traffic because of smoothly within the district. Central Riverfront circulation, even the scarcity of westbound connections in though they are outside the designated the northern part of the district. The only Delaware Avenue, Spring Garden Street study area. Riverfront traffic will affect and streets connecting under 1-95 between and Washington Avenue all have adequate will be affected by traffic conditions in the Spring Garden and Market Streets are Race capacity to accommodate current traffic eastern sections of Old City, Society Hill, and Callowhill Streets, which are one-way volumes. As mentioned before, Race Queen Village and Pennsport. Several of eastbound in this area. Street carries very high volumes of the streets in these areas, particularly vehicles headed for the entry ramp to 1-95 Front, 2nd, Spruce and South, suffer Market and Chestnut Streets form a northbound. Similarly, in the morning, the frequently from traffic congestion, one-way pair with access ramps over 1-95 intersection of Callowhill and 2nd Streets is especially at night and on weekends when to Penn's Landing. An elevated loop crowded with comrnuters getting off 1-95. entertainment activities and tourist connecting these two ramps for easy return attractions bring many visitors. The to Center City is planned but not yet Because access to and from the riverfront volume of vehicles is not, in most cases, a constructed. Using Market Street to leave the riverfront is inconvenient for drivers coming from the northern part of the riverfront, since they must travel south to Walnut Street and make a U-turn there in order to get to the Market Street ramp. & Other streets provi6ing local, access to the Central Riverfrort, District are Dock, Spruce, Queen, Cnristian and Reed Streets. Circulation withir the Central Rive-f@cnt Distr;cf is.concentra.ed on Delaware Avenue'. Delawan@ Avenue is a very wide Ow street (approximately 100'cartway) shared I by vehicular and railtraffic. The section between Vine and Catherine Streets was reconstructed in recent years and is in good condition. South of Catherine Street, however, portions of the road are in very poor condition, requiring reconstruction, striping and signalization. In addition, A Y median cuts are often not well-placed to provide access to development parcels. An i example of this is at Piers 3 and 5, where the median blocks access to the piers from southbound lanes and from Race Street. Traffic Flow 'Mot Jc There are very few traffic-generating land uses now in the Central Riverfront District. The only important exception is Penn's 24 problem in and of itself, but the narrow Environmental Factors Upgraded sewage treatment plants will streets, discontinuities in flow, illegal chlorinate wastewater effluent, but the parking and conflicts with pedestrians all The Delaware River is the primary source bacteria standard is still likely to be combine to create traffic congestion. of water for Philadelphia residents and violated in the future. businesses. The City withdraws daily In general, the neighborhood streets west about 220 of the River's 7500 million Shallow water areas, defined as submerged of 1-95 are not congested during the gallons of flow, drawing and filtering the lands less than 10 feet deep, are typically commuter peak hours, but there are water at the Torresdale Filtration Plant 8 highly productive zones in the river's afternoon peak period backups on Front miles upriver of the Central Riverfront aquatic ecosystem, producing food for fish and Spruce Streets feeding to Delaware District and pumping it to the district and serving as a nursery for young fish. The Avenue. These backups could be reduced through large water mains capable of U.S. Corps of Engineers has mapped about through some minor traffic engineering supplying all industrial and residential 19 acres of shallows within the Central improvements and changes in parking water needs. Riverfront District (See Environmental regulations. Factors map for the location of the The Delaware River also serves the City as shallows). Existing and projected water Iransit a recipient of Philadelphia's wastewater. quality, however, is too poor in this stretch All sewage generated within the Central of the river to allow shallows to function Extensive transit service exists near the Riverfront District is carried by sewers to effectively as areas of fish propagation and Central Riverfront District but, for the the Southeast Sewage 'Reatment Plant maintenance. most part, this service does not penetrate located south of the Walt Whitman Bridge. the district itself At one time there was a After receiving a primary level of The U.S. Army Corps has also mapped bus along Delaware Avenue, but this was treatment, the wastewater is discharged to riverfront areas prone to flooding, as part discontinued due to lack of use. North- the River. of the Federal Insurance Administration's south bus service is provided on 2nd and Flood Insurance Program. During a flood 3rd Streets, and there is trolley service on The Delaware River is seriously polluted in event with a recurrence interval of 100 4th and 5th Streets. the vicinity of the Central Riverfront. The years, the elevation of the Delaware River estuary's most serious "sag" in dissolved is 10 feet above mean sea level, which East-west bus service is provided on most oxygen occurs in the Central Riverfront corresponds to 4.3 feet City datum. At this of the important east-west streets (see District. Most fish are unable to survive the elevation, most of the piers in the district Transit map). East-west trackless trolley very low oxygen levels which occur in the are flooded, with the exception of Piers service is provided on Tasker and Morris Delaware during the summer. The level of 38-40 and Piers 3 and 5 North. As the Streets, just south of the Central fecal coliform, a bacteria associated with Environmental Factors map shows, the Riverfront. Few of the east-west routes human waste, far exceeds standards set by zone of flooding inland is fairly narrow in extend east of 1-95. Only the Spring Garden the Delaware River Basin Commission. this stretch of riverfront. Because of the Street bus goes all the way to Delaware breadth of the river, flooding waters are not Avenue, while the Tasker-Morris trolley The City's $860 million program to upgrade extraordinarily swift, and sufficient bus line terminates at Water Street. and expand its three sewage treatment warning of potential flooding can be given plants will significantly improve the to permit adequate emergency The Market-Frankford Subway-Elevated Delaware's water quality. When all preparations. Line has two stops near the Central upgraded treatment plants are in operation Riverfront, one at 2nd and Market Streets in 1986, dissolved oxygen levels will Air quality is generally good in the Central and one in the 1-95 median at Spring increase and fecal coliforin concentrations Riverfront District. National Ambient Air Garden Street. The northeast entrance to will decline. Although oxygen levels in the Quality Standards are expected to be the 2nd Street subway station is future will not be high enough to support achieved in 1981 for sulfur dioxide, carbon immediately adjacent to the sidewalk on desirable game fish during summer, shad monoxide, nitrogen oxides and total the Market Street bridge to Penn's and herring will be better able to migrate suspended particulates. Although the Landing. upriver in spring than they now do. ozone standard was seldom violated, there @V@ --- ---- -,H3 4LL@ Mr, --tk r@: LLLJ rT-@ 7@ @@,LK 11 @b 1-1 n t;@m t-La 7 E:l F1 -I fP7 -Jo E -T-i lcl[ L@@ Z@7 I j 1-blL T LL TREC @DELAWARE 1-95 -:::-3 EXPRESSWAY L L Ll AVENUE PENN. I-M. 46@ L -L,-j DELAWARE 53__ L 57, 64 "T R'S J@ MARKE BUS 411 111 TROLL 27 v 0 NA $01451 am elm, P were frequent violations of the standard for number of the common urban birds and generator is the 1-95 expressway, but this non-methane hydrocarbon, a precursor to mammals, wildlife is scarce. has been mitigated by the construction of ozone. Within the Central Riverfront noise barrier walls and the depression of District, the City's East Central There are two areas of unique landscaping the expressway below Old City and Incinerator is the principal point source of in this district. Old Swedes' Church at Society Hill. emissions, and the Amstar Corporation is a Washington and Delaware Avenues is an major source at the southern boundary of attractively landscaped church yard and The City's East Central Incinerator affects the district. Both, however, are in cemetery with an unusual assortment of the environment of the Central District in compliance with federal standards. shade trees. The sculpture garden and several ways. Unusual wind conditions court at Penn's Landing, along with the occasionally cause a fly-ash laden exhaust There are no environmentally significant landscaped cover over Delaware plume to be carried landward, rather than lands in the Central Waterfront District, in Expressway, provide scenic walkways for over the river which is the typical that there are no high quality plant visitors to Society Hill and Penn's direction. Odors may occasionally communities or wildlife habitats. Vacant, Landing. emanate from the storage pits and ash undeveloped lands in this area typically residue area, but only areas in close support only those weed species capable of Noise is not a major environmental proximity to the incinerator are affected. surviving harsh conditions. Aside from a nuisance in this district. The primary noise wim I 1w All 4P lol- 14 IM'o 4f Aim., 2," Oil= 29 LEM- Development Potential 'VI'VI 1W The development potential of the Central Public concern for the environment District, land is recommended to be - PHILADELPH Riverfront is a function of its location, the will continue to lead to significant reserved for the port and for port-related CIPY Cl@ A%NINGCOV. physical form of the land and the water's improvements in air and water quality industry. The Central Riverfront District, edge, and the character of existing thus making the riverfront a more however, may be better suited for tourism, buildings and public infrastructure. These attractive place to be. neighborhood shopping and recreational factors will determine the general nature of activities, all of which would generate new new development in the area. Economic There will be increasing public demand job opportunities. conditions are another aspect affecting the for recreational opportunities which potential for new riverfront development. are close to home and thus minimize Another consideration to be noted is that The ultimate development potential of the the time and high cost of travel. the long-term development potential of Central Riverfront will only be realized if riverfront lands may be different from sufficient demand is available to support A preference for urban living will grow, current and near term use. Several sites in this growth. Transportation and based on the physical, historic, the Central Riverfront, for example, will accessibility to the riverfront are also economic and cultural resources that continue over the next few years to be used important in shaping the Central Center City can offer. for port-related or industrial activity But Riverfront's development potential. over the next several decades, it is Extensive redevelopment of the Riverfront The Delaware riverfront is a place of probable that their use will change, will require improvements to the existing special amenity in the urban reflecting the growing demand for housing transportation system. Environmental environment. Because of changing or recreational opportunity within the conditions may provide an opportunity for locational requirements of port and Central Riverfront District. development as well as limit certain uses. port-related industrial activities, some In most instances, environmental goals can riverfront lands are now available for In evaluating the development potential of be achieved through sensitive design. activities which can take full the Central Riverfront, three factors must Finally, legal issues of ownership and advantage of the unique attractiveness be considered-its setting in the urban public regulation must be carefully of the riverfront -living, walking and environment, its physical characteristics considered to achieve the Central shopping. and its pattern of ownership and parcel Riverfront's development potential. size. The needs of industry, the port, housing, At present, there is considerable public recreation and trade for riverfront land interest and enthusiasm about the City's must be examined within their river-wide urban water-front. Several assumptions context. Because the Central Riverfront underlie the City's belief that current District is but a two mile portion of a interest in the riverfront will grow and twenty-one mile riverfront, not all land sTION eventually sustain large scale uses need be or should be accommodated redevelopment: within its borders. As an example, enhancement of economic development is There will be continued availability of of highest priority throughout the riverfront land as port activity riverfront. But this goal may be relocates to more modern facilities accomplished in different ways in the elsewhere along the Delaware River. several districts. In the South Waterfront 30 Urban Setting c1r) 0 > z (10 :1 r- C) m r- z > 0 G) U) c 0 m m > m -4 :j m c: z z A ;o m 0 m --A > 0 C: m 0 r- m 0 z z z X m z FRANKLIN SOCIETY OLD CITY BRIDGE HILL NORTH SHOT CHRISTCHURCH TOWER PENNSPORT U. S. Nq RTHERN QUEEN VILLAGE HEAl HOUSE CUSTOM ELFRETH'S LJ SQUARE ALLEV FRONT HOUSE 1-95 --mwmmmmm@ --jtj RIVER'S ELAWARE OLDSWEDESCHURCH ;@E D G]E ULJU 'D Cl ST CHT U "'S _AE uu 1 NEIGHBORHOODS INTERSTATE HIGHWAY (1-95) MAJOR ARTERIAL MARK ET- FRAN KFORD SUBWAY HISTORICAL SITES OPEN SPACE 31 Stretching two miles along the Delaware River and situated at the eastern edge of Center City, the Central Riverfront occupies an ideal location for residential, commercial and recreational development. (See Urban Setting map). In general, access to and from the site is good. Connecting the Central Riverfront to Center City are a number of major streets as well as one of the City's primary mass transit lines, the Market- Frankford Elevated. Accessibility to other areas of ill- : - 4 the City and to the region is provided by 1-95 (the Delaware Expressway), Vine Street and the Benjamin Franklin Bridge. In addition to its excellent location vis a Vis Center City and the region, the Central Riverfront is situated directly adjacent to several of the most exciting and attractive neighborhoods of Philadelphia. The lively mixture of tourist, entertainment, 7 V C, a n residential and commercial activities in these communities have attracted a growing number of residents and visitors over the years. Many of Philadelphia's most important A historic sites are located within easy walking distance of the riverfront. Several X", of these sites are shown in the Urban Setting map. Others, foundjust outside the map's boundaries, include Independence 41, Hall, the Liberty Bell Pavilion, and the Betsy Ross House. Welcome Park at 2nd and Sansom Streets, to be built for Philadelphia's 300th anniversary celebration, will add another attraction closely related to Penn's Landing both The mixed tourist, commercial and At either end of the Central Riverfront physically and historically. recreational uses near the riverfront are District, the urban setting changes from a concentrated in the central portion of the mixed use, strongly residential character to In addition to numerous historic district near Penn's Landing. This relatively intensive industrial zones. The attractions, the neighborhoods adjacent to concentration could contribute to and transition to industrial use is marked by the the riverfront offer many opportunities for reinforce commercial and recreational uses East Central Incinerator in the north and shopping, entertainment, and recreation. at Penn's Landing. To the north and to the by the Amstar Corporation sugar refinery These activities, centered at Newmarket, south, however, the neighboring in the south. in Old City and on South Street, have been communities are more predominantly a major factor in attracting visitors. residential. 32 Image > z r- G) M > > z 0 M ;o G) c: 0 M M 4 M c c z z 71 > M 0 > M _q 0 c c: M 0 z z z a: M __q __q -i r FRONT *A DELAWARE Av E. uuuuu x*j: 0 ViL" 01-1 OFM East Central Incinerator Moor 'Benjamin Franklih Bridge RIVER ACCESS HARDEDGE PIERS W LOW-RISE NON-RESIDENTIAL LARGE WAREHOUSES VACANTLAND NEW RESIDENTIAL 33 The Central Riverfront District is a crescent of land facing east at the water's edge. The district stretches nearly 2 miles along the river while its maximum width is less than one-quarter mile. The form of the district is ideally suited for riverfront development. The area is directly oriented toward the water. The river provides a P4 balance to the structure of the land, and the activity on the water presents the area with AM a dynamic panorama. The nearness of the water to all parts of the district provides an amenity which is not present in most pairftlts of the City, and the narrowness of the land area also means that existing neighborhoods will be close to all new development. To the east, the edge between the water and the land is broken by the penetration of Penn's Landing and the finger piers into the water. This edge contrasts with the hard edge presented by 1-95 which acts as a significant visual and psychological barrier. This barrier is broken, however, at many locations. The expressway is depressed below grade and covered by 7 parks connecting the Delaware Avenue between Chestnut and Sansom Streets and between Dock and Delancey Streets, Ramps cross the expressway at Market anci Chestnut Streets. Finally, numerous streets-Spring Garden, Callowhill, Race, Queen, Christian, Washington and District. The Benjamin Franklin Bridge, a The existing building stock is another Reed-pass underneath the expressway to massive and beautiful structure, is the determinant of the development potential connect the district with communities west dominant landmark of the district. Penn's of an area. Structural types in the Central of 1-95. Landing is a smaller scale and more Riverfront District include a number of complex landmark, highlighted by the Port vacant finger piers, sheds and headhouses; Delaware Avenue is the central spine of the of History Museum, the brilliantly colored several large refrigerated warehouses at district. At both its north and south ends, banners and the anchored boats and ships Spring Garden Street; a row of low-rise the district is defined by massive industrial which are open to the public. Society Hill commercial buildings on North Front structures-the East Central Incinerator Towers, just across 1-95 from Penn's Street; and new townhouses and one-story and the Amstar Corporation sugar refinery. Landing, have long been a significant commercial structures adjacent to Old landmark for the eastern end of Center Swedes' Church. For the most part, these There are several important landmarks City. Finally, the steeple of Old Swede's structures are sound and where vacant which give identity to and provide Church marks the area at the foot of could be rehabilitated for commercial or orientation within the Central Riverfront Washington Avenue. residential use. 34 Development Patterns z (n 0 M X (n M r. r z 0 C) c: 0 rn -4 J M M c c z X > 0 M 4 0 c c rn 0 rn 0 z z 2 M M -4 --4 --1 rn FRONT f T DELAWARE uuuuu- LJL@@ LARGE PARCELS SMALLPARCELS PIERS CITY OWNED PIERS 35 The opportunities for development of the Development existing open spaces of Independence Central Riverfront District will depend to National Historic Park and the landscaped some extent on patterns of ownership and Opportunities cover over 1-95 with the public plaza at parcel size. The Development Patterns Penn's Landing. With the creation of this map identifies the pattern of parcel size and sequential open space network, the central ownership and the corresponding The entire Central Riverfront District has business district will be effectively development options for various sites in substantial development potential for connected to Penn's Landing and the the Central Riverfront District. housing, retailing and other commercial riverfront. This connection can be further uses, and recreation. For the evaluation of enhanced by completing the loop road The scale of development is affected by development opportunities, the area can between Market Street and Chestnut parcel size and ownership. Small scale best be analyzed in terms of its three Street at Penn's Landing. development will typically occur on sites sub-districts: Penn's Landing, North that are broken up into a number of parcels Bridge, and Penn's Landing South. Each The size of the development opportunity at and are under varying ownership. This is sub-district presents a somewhat different Penn's Landing is significant. The 8 acres likely to occur on individual piers and small set of opportunities for development. available for new development at the parcels at the northern edge of the Central Landing constitutes one of the largest Riverfront. Large scale unified Penn's Landing assembled development sites in Center development can occur only at Penn's City today. Landing and in the area at the foot of Penn's Landing constitutes a major Washington Avenue where there are large development opportunity due to its central There has been a major public investment parcels in single ownership. location on the riverfront, its relation to in preparing Penn's Landing for existing neighborhoods, the size of its development. The City has provided over Ownership in the Central Riverfront development parcels, its existing $37 million in public improvements District is characterized by a few owners of infrastructure and activities and the resulting in development sites which are large parcels and many owners of small symbolism and prominence of its location fully served with utilities and prepared for properties. Of the 74 individuals or at the eastern termini of Market, Chestnut, new construction. At the same time, this corporations with parcels in the district, 6 and Walnut Streets. investment has also generated a highly are major land owners, owning 4 or more successful recreational attraction. A acres and accounting for three-quarters of Penn's Landing has a crucial location variety of recreational facilities aa@d events all properties and much of the land because it is both adjacent to Center City attract thousands of visitors to the Landing area. The City of Philadelphia is the and is thegeographic focus of the Central on summer weekends, providing client6le largest land owner, controlling 69 acres and Riverfront. While other major for seasonal commercial uses and 83 percent bf the 2 mile river frontage. opportunities at North Bridge and enhancing the site's attractiveness. Other major land owners include Washington Avenue punctuate and define Independent Pier Company, with 10.8 the edges of the new riverfront While the whole of Penn's Landing is a acres and 1200 feet of river frontage, and development area, Penn's Landing will special development opportunity, that the U.S. Coast Guard, with 8.9 acres and become the center of attraction along the portion of it located at the eastern terminus 600 feet of frontage. Large interior parcels riverfront. The public activities on the of Market Street is unique. It is a highly are owned by the railroads; Conrail owns riverfront, particularly recreation of many symbolic site due to its key location at the 12.9 acres, Penn Central owns 5.7 acres, kinds, will be concentrated at Penn's end of one of Philadelphia's two major and Reading Company owns 4.6 acres. The Landing. axes. This uniqueness and symbolism average size for the 45 parcels owned by makes this specific parcel the single most the 6 major owners is 2.5 acres. This is One of the most significant opportunities at attractive development opportunity on the considerably larger than the 0.3 acre Penn's Landing is that of truly integrating riverfront. Philadelphia has a tradition of average for the remaining 28.7 acres Center City with the emerging riverfront placing grand buildings on major axes; this divided among 110 parcels - community. This linkage can be realized tradition can continue at Penn's Landing. through a walkway system connecting the F"renn's Landing L___1____j E -------4 EIF FRONT STREET X f! OELAWARE Z@= =EXPRESSWAY Ck Q1 Mal 00@ Jj All the factors cited above point to an North Bridge The greatest potential for development in intensive, mixed use development at this area ties in the possibility of residential Penn's Landing. Offices and other North Bridge shares with Penn's Landing muse of existing finger piers. All but one of commercial uses at Penn's Landing would many of the factors favoring future these piers are no longer needed for port reinforce the connections to Center City, A development. North Bridge has excellent use. The reuse of piers for housing should hotel would serve Center City as well as the regional and city access, provides a be guided by several design riverfront itself and the adJacent historic dramatic river location and contains many considerations. districts. Similarly, recreational activities developable parcels. Proximity to Penn's will also link Penn's Landing both to Landing will be an attractive feature for In order to maximize views between piers Center City and the riverfront. In addition new housing, but the dramatic span of the and from landside areas, high-rise to these activities, all of a public nature, Benjamin Franklin Bridge will be a development should be limited to piers Penn's Landing can and should become a landmark and divider which should allow situated north of the point where the community in its own right with residential North Bridge to develop as an identifiable, Delaware River bends eastward. and retail development. residential neighborhood with its own local Restricting most develovm-- shopping and community facilities. residential str-- -6@ LL@ 'U Ll E@M I@ TE- L HIM "4g ELI I-, Lfi C, EJ PA Ll tl-5;' @DELAWARE EXPRESSWAY JF@ AVENUE, 7l DEL-AWARE 81 55 Ll '%4,R p 7P COMME RESIDE RESIDE RECRE 39 be in keeping with the recycling of existing conversion of several large warehouses to represent a major redevelopment asset (see piers. Retaining structurally sound the rehabilitation for mixed residential and Development Opportunity map). Properly headhouses and sheds is important to give commercial use of small row structures designed with a buffer between existing identity and add interest to this area as it is along North Front Street. industry and homes, this site could provide redeveloped. attractive residential and recreation In summary, North Bridge has the potential opportunities. The 7 finger piers which are There are two piers where residential reuse to become a unique community. Offering a located directly north of Washington Avenue is not appropriate, at least in the short run. variety of housing with a view of the river also offer strong residential redevelopment Pier 12 lies in the constant shadow of the and provided with attractive neighborhood potential. Most of the piers are no longer Benjamin Franklin Bridge. Recreational shopping and stimulating recreational needed for port use. Pier 28 South, in fact, use, such as a small marina, would be best opportunities, North Bridge can become exists only as timber piles. Piers 39-40 suited to this site. Due to its size and good an exciting place in which to live. South, joined by landfill, could be condition, Pier 19 North, although reactivated for port use in the short-term, presently vacant, is suitable for port and Penn's Landing South and can only be considered for residential port-related use in the short-term. Over the conversion when their further use for port longer term, it too can be redeveloped for Like North Bridge, Penn's Landing South activity proves infeasible. However, the 6 residential use. is well suited to a mixture of residential, acre site at Piers 38-40 has the potential to commercial and recreational development. accommodate major redevelopment A significant issue relating to riverfront The major difference is that Penn's including the residential rehabilitation of its development in North Bridge concerns the Landing South has fewer buildings suitable sheds, commercial development on the 8 acre landfilled site now in use as the East for rehabilitation, thus most development landfill area between piers and an extension Central Incinerator and the Police will be new, and the scale of development of the Riverwalk to the end of the pier. Department's Car Impoundment Lot. will be less constrained by existing Because of its size, single ownership and structures. prime location on the Delaware River, this parcel has the potential for large-scale The area at the foot of Washington Avenue development. However, this potential differs from other potential development exists only in the long-term. At present, sites in the Central Riverfront District. At both facilities serve vital City needs, and present, this area can be considered a no plans exist for their replacement. transition zone, situated between active Though study is underway to investigate port and industrial use to the south and alternative trash disposal opportunities, it recently constructed housing to the north. would be unrealistic to expect that the East Here, the only existing use of the land is by Central Incinerator could be easily or Conrail which provides rail service to the quickly displaced. Only after a feasible Amstar Corporation from the Reed Street alternative to trash disposal is put into Rail Yard. However, it is possible that operation can the development potential of Amstar could be served either from rail this site be exploited. This is not likely to lines on Vandalia Street to the south or occur for 10 to 15 years. In the interim, the from a smaller redesigned Reed Street Incinerator, which currently meets Federal Yard. In either case, substantial land could air quality standards, will continue to be freed for other purposes. If consolidated function in order to help meet the overall with its adjacent parcels including the City trash disposal needs of the City. of Philadelphia's demolished Pier 53S, Independent Pier Company's vacant Piers On the land side of Delaware Avenue, 55-57S and the former Federal Street Rail North Bridge has a number of development Yard owned by the Penn Central estate, the possibilities ranging from the residential resulting 33 acre cleared site would 40 A third issue related to Central Riverfront CalloWhill intersection, the connections Circulation circulation is traffic congestion in the may permit Callowhill Street to become Opportunities adjacent neighborhoods west of 1-95, two-way between 2nd Street and Delaware particularly in Society Hill around Front, Avenue, thus providing a much-needed and Constraints 2nd, Spruce and Lombard Streets. This westbound access route between Spring traffic congestion can hamper access to the Garden and Market Streets. Existing access and circulation problems, district, and in turn, traffic generated by unless corrected, may act as constraints on development in the district has the Another important planning effort is the development of the Central Riverfront. potential to make the existing congestion 1-95 Ramp Study This study will consider Fortunately, plans to solve many of these problems worse. the opening of the southbound entry ramp problems are already under consideration. at Morris Street, the northbound exit ramp Below is a summary of circulation 'Pansit service in the Central Riverfront near Bainbridge Street south of Penn's problems affecting riverfront District is inadequate to serve residential Landing, and a flyover ramp to provide development, an overview of plans and development as envisioned. Special transit direct access from southbound 1-95 to studies offering opportunities for solution service is also needed during special events Penn's Landing. of these problems, and an analysis of the at Penn's Landing to relieve overcrowded traffic impacts of future development in the parking and access routes. Finally, a Transportation Systems district. Management Study for Society Hill and Portions of Delaware Avenue require Queen Village is currently underway. This Access to the Central Riverfront District improvements in order to handle the traffic study will look at transit, parking and auto during peak hours is difficult. This problem flow which will be generated by future restriction measures to reduce the is most severe along Race and Vine Streets. development. North of Vine Street and congestion problems in these Race Street would be the most convenient south of Catharine Street, increased traffic neighborhoods. A Residential Permit access point to the district for many people control and physical improvements to the Parking Program has been implemented in but, during the afternoon peak hour, it is so roadway are needed. Median cuts will be Society Hill, along with other areas of crowded with cars headed for 1-95 north needed at various locations on Delaware Center City. Although it is too early to that most drivers choose another route, Avenue to permit access to development evaluate the success of this program, even if it requires a considerable detour sites. Society Hill and Queen Village are anxious through local streets. Access to the district to investigate other actions which may help from 1-95 north is a lesser problem, Current Plans and Studies solve their existing parking and traffic nevertheless serious congestion exists at problems. the 2nd and Callowhill exit during the Several plans and studies underway offer morning peak hours. the potential to greatly enhance the Traffic Impact Analysis of Riverfront accessibility of the Central Riverfront. In Development Leaving the Central Riverfront is more 1980, ajoint City-State Task Force studied difficult than getting there. There is no the design for the Vine Street Expressway Development of the Central Riverfront westbound street connecting Delaware and recommended a scaled-down design District would increase traffic volumes on Avenue with Center City between Spring which would connect Vine Street to 1-95 Delaware Avenue and would also add to Garden and Market Streets. Access to Vine and the Benjamin Franklin Bridge. By traffic levels on streets connecting to Street westbound, an important route, is providing a direct connection from Vine Delaware Avenue. particularly circuitous. Getting onto 1-95 Street to 1-95 and reducing the traffic on southbound requires a 21/2 mile drive before Race Street headed to the northbound 1-95 The traffic analysis examined two different entering the Expressway. The Lombard on-ramp, the Vine Street Expressway scenarios of riverfront development. The Street northbound ramp is the only 1-95 would make the Race Street to Delaware first scenario is a condition in which entry ramp directly accessible from the Avenue connection a much easier path to considerable development has taken place, Central Riverfront. the district than it presently is during peak but the Vine Street Expressway connection hours. In addition, by relieving the 2nd and to 1,95 is not yet complete. The second Lj I-j Ll-j L-F L_7 au!@ -Li nl,@ _j 1, LLLJ-L-J LF, i@ u 0 F Ull FJ Do r7 - Q ZL 3-: L Lx !j F PA @h@ll DELAWAR 5 DELAWAR EXPRESSWI--==l @[7@801 XY 1-05b9 -- 104 A230 710 81 AVENUE 12@locl 710 710L 'EN.1 L.N.N. 0 36 1, r . L 630 41 OE L,4WARE L -j 641 J@ r FF CURRE ADDITIC 43 scenario assumes full development of the The increase in traffic volume on Delaware The impacts of other activities, such as riverfront and completion of the Vine Avenue resulting from development of the entertainment, festivals and special Street connections to 1-95 and other Central Riverfront would range from 10 events, are more difficult to evaluate. circulation improvements recommended percent to 60 percent in different sections, These events will vary in timirg, duration by the plan. The two scenarios are referred averaging approximately 30 percent within and levels of associated traffic. The to as Phase II and Phase III because they the district. Since Delaware Avenue is greatest potential for traffic impacts would correspond to the phases as described later three lanes wide in each direction, with result from: in the Central Riverfront District Plan additional turning lanes at many events coinciding with computer peak chapter. In each case, the analysis assumed intersections, the additional traffic could periods the higher density d6velopment easily be accommodated at acceptable events with concentrated start and end alternative. For lower density alternatives, levels of service. times, for example, concerts the traffic impact would be less. Development-generated volumes on most very large special events, such as For the Phase II analysis, the major of the access roads connecting to Delaware ethnic fest.,vals. question is the potential traffic impact on Avenue would be relatively low and would Spring Garden, Chestnut and Spruce not significantly affect levels of service. Even if these events do not attract large Streets resulting from riverfront traffic Although Race Street would attract a large numbers of vehicles in a short -oeriod of diverted from Race Street due to its heavy proportion of riverfront-destined traffic time, traffic congestion may result from congestion with 1-95-bound traffic. The during Phase 111, the completion of the many vehicles searching for parking Phase III rive rfro nt-re late d traff ic for these Vine Street connections will considerably spaces, a situation similar to that which approaches during afternoon peak periods relieve Race Street congestion, allowingit now exists in Society Hill and parts of was estimated to be: to accommodate the additional riverfront Queen Village. The best solution to the Spring Garden-400 vehicles traffic. The conclusion of the traffic impact potential traffic problems of special events Chestnut-465 vehicles analysis for residential, office, retail and apparently lies in careful planning of the Spruce-155 vehicles hotel development is that even intensive events, using improved signage and other development of the Central Riverfront means to direct vehicles to available Spring Garden Street and Chestnut Street District will not have significant adverse parking, and providing supplementary could readily handle the added traffic. impacts on traffic flow in the area. transit service, such as shuttle bus service Some minor traffic engineering to remote parking. improvements would be needed on Spruce Street and Front Street south of Spruce, however, in order to reduce existing backups and accommodate additional vehicles headed for the riverfront. For most of the street network, the greatest traffic impacts from riverfront ;ior development would occur during Phase III, at full development. The Traffic Volumle map shows the estimated traffic volumes 5 7:;.1*-41'4 generated by full development in the JOL -t Central Riverfront District during weekday afternoon peak hours. The Traffic Volume map also shows existing volume, where available, for comparison. 44 Environmental Pennsylvania also reviews riverfront reconstruction of piers, as long as a development proposals for their impact on substantial modification of the river Constraints flooding. State law has established a bottom is not proposed, should generally procedure for issuance of Water receive Corps of Engineer permit Obstructions Permits to persons with approval. The most significant environmental structures in or near rivers. Administered concern in the Central Riverfront District by the Department of Environmental Should future development activity require is the potential flooding of the Delaware Resources, the objective of this permit the filling of shallow water areas, River. About 100 acres of riverfront lands process is to ensure that riverfront applicants for Corps of Engineers permits are within the floodplain of a flood event structures allow the safe passage of should offer two items in support of the with a 100 year recurrence interval and are floodwaters and ice. Impacts on the natural filling. First, because current and future subject to special development controls. environment and the safety of the facility water quality is projected to be poor in this are also evaluated by the State. area, the shallows do not function as In June 1979, the Philadelphia Code was critical aquatic habitat areas. Their amended to bring the City into Another significant environmental control disturbance, therefore, might not be conformance with federal floodplain is the protection of shallow water habitat regarded as a serious environmental management guidelines. The amended areas. The 19 acres of submerged lands impact. Second, applicants should code requires that non-residential shallower than 10 feet in this district are consider the creation of artificial shallow structures within the 100 year floodplain be protected by federal environmental laws areas at an upstream location to floodproofed up to a level which is one foot and regulations. The U.S. Army Corps of compensate for the downstream loss. The higher than the elevation of the 100 year Engineers administers a permit program upstream area should be north of the flood. The regulatory flood elevation is I I which allows disturbance of shallow water Thcony-Palmyra Bridge where water is of feet above mean sea level, or 5.3 feet based habitats only by applicants who are sufficiently high quality to support fish life. on City datum. The code also requires that proposing a water dependent use of wide Shallows restoration is feasible from both ducts, pipes, and tanks below the public benefit. Residential development, an engineering and cost perspective. regulatory flood elevation be anchored and for example, generally will not be issued Technical assistance is available from the that bouyant, flammable or explosive permits if it were to require new fill in Philadelphia District of the U.S. Army materials not be stored below that shallow water areas. Reuse or Corps of Engineers. elevation. The City's Department of Licenses and Inspection reviews the details of all plans for structures in V"A floodplains against national construction Nk, standards. x, In addition to meeting the code, properties within the floodplain of a 100 year flood is generally must obtain flood insurance. Any is development project requiring federal In assistance is required by federal law to @V, obtain flood insurance, and mortgage insurance companies also require purchase of flood insurance. The City's adoption of :1 flood plain regulations has assured the availability of flood insurance for 1A i 4 1 "" _ , @, I Philadelphia properties. 4 @-T."'N-- k) L- - J 1--i 1-@ --l 1w @ -@ 1-1 ,, I L-L] Lj@j r I ULJ fa, oz-w - 2 IT7 L? '20 9 k@- 7-:;] j jL 1-ic It @77 J, -1 UlI 5-j M - -@i - -@ t - I L -DELAWARE EXPRESSN 1-95 - SSWAY L @VENUE @AM AT I r I D LOW f IV. - FLOOD SHALLC 800 AIR EM 47 Water quality is poor in this stretch of the Legal Constraints private developments which are not Delaware. Because it is too poor to support explicitly related to navigational interests fish life in summer, recreational fishing is Legal factors may constrain development within the Central Riverfront. However not a significant recreation activity in this of the Central Riverfront District. Legal the exercise of the Federal powers is area. While river quality is suitable for constraints were created in the past to subject to judicial interpretation as well as pleasure boating, body contact may be protect the public interest in the nation's legislative definition. Therefore any harmful due to high bacteria levels. Even navigable waters. But as public priorities potential impact on proposed residential after the pollution abatement program is for water use have changed over time, development is not certain. complete, water quality will be too poor to some of these regulations have become sustain either significant recreational obsolete. Such laws can and should be During the formation of the United States, fishing or body contact sports during the revamped in order to achieve future states were granted ownership of waters summer. Future water quality will be riverfront development objectives. within their boundaries and the underlying sufficient, however, to permit passage of lands. Title to the Delaware River's bed migratory fish in large enough numbers to 'Avo legal considerations are involved here. remains, for the most part, with the State. support small-scale commercial fisheries First, all private lands along the riverfront With the exception of Penn's Landing, the for shad and herring upriver and for some are subject to federal servitude, meaning State owns all land below the low water recreational fishing within the district the federal government has the mark, i.e. the bulkhead line, in the Central during migration. constitutional right to influence land use Riverfront. City and private development decisions which might affect navigation. within that area must be licensed by the The East Central Incinerator is the Second, the Commonwealth of State. In general, riparian land owners are principal point source of air pollution. The Pennsylvania owns the waters and granted easements by the State to wharf two electrostatic precipators with which underlying lands along the riverfront and out to the pierhead line and can convey title this incinerato@, are outfitted have generally will only lease them to to such easements. However, unless deteriorated, but they will be replaced by landowners wishing to build piers or other explicitly conveyed by the State, the the City at a cost of about $1.3 million. riverfront structures. These two factors exercise of an easement does not imply any Even with this improvement, the affect the extent to which property rights rights of private property. Unless title is incinerator will discharge about one-half can be conveyed to private interests and conveyed by the State Legislature, ton of pollutants daily which is consistent may influence the kind of development development on piers can be considered no with emission standards. The incinerator which can occur along the riverfront. more than a leasehold improvement. will also periodically emit fly ash, which during unfavorable winds may be blown Under the commerce clause of the U.S. Either of these two factors could prevent inland rather thar. over the water. Constitution, the Federal government was development of the riverfront from given absolute powers to regulate following traditional patterns. If the federal Noises and odors, for the most part, are development within navigable waterways. servitude and State ownership issues only minor environmental problems in the These powers could be used to prevent cannot be resolved directly, then the Central Riverfront District. The kind of private or public development which riverfront development will be contingent mixed land use planned for the district may interfered with or at some time could on unusual legal arrangements for the create a higher noise level than exists interfere with the public interest in transfer and control of property. Such today, but construction methodslikely to maritzi-ning navigation for the promotion arrangements would, no doubt, require a be employedirl new rive-,front housing cf interstate and foreign commerce. greater marketing effort and would result in should provide adequate soundproofing. Development projects which conflict with slower and, perhaps, less intensive ,ties navigat,* The district does not contain activ, onal interests are not permitted by development of the riverfront. prone to serious odor generation. The East law and, consequently, not given any rights Central Incinerator is the only facility as private property. This effectively which may occasionally be an odor precludes any conveyance of property nuisance, particularly if homes are built in rights in navigable waters to private close proximity to it. interests. Consequently, it could inhibit oil f 1@01wallow Ilk, Ill[$ AW& Sim .#.t. Elk- A: it ... .. ..... -------- ww 49 The Central Riverfront Plan PHILADELPHIA The plan for the Central Riverfront District Opportunities two mile length of historic riverfront, and is intended to serve two purposes. First, it the magnitude of this development is to convey to the citizens of Philadelphia The Central Riverfront Plan offers opportunity cannot be overstated. In the a vision of what the future of the Central Philadelphia the rebirth of the Delaware Central Riverfront Plan, the City is Riverfront should be, and, second, to Riverfront as a place to live and work, to provided with an opportunity to outline how this vision can be achieved. shop and dine, to be entertained and to dramatically change the form of Center have fun. City Philadelphia. The nature of this When adopted by the City Planning change is both substantial and far reaching. Commission, this plan will become a guide William Penn, in planning Philadelphia Not since the creation of the Benjamin for regulation of private development. The three hundred years ago, viewed the Franklin Parkway or the development of plan will also offer guidance to other public Central Riverfront as the initial edge of the Penn Center has the City had the agencies involved in making decisions new city. It was on the riverfront and opportunity to radically reshape the form relating to riverfront development. nearby areas that the City's first of Philadelphia. The successful commercial, residential and administrative development of the Central Riverfront as The plan has both physical and strategic centers were developed. In the last envisioned by this plan will influence the components. Physically, the plan makes century, the Central Riverfront has served development pattern of Center City for the specific land use and urban design Philadelphia as a center for port activity next century. The reasons for this are clear. recommendations. Strategically, the plan and industry. With changes in shipping and provides a set of policies to guide future commerce, the Central Riverfront today is Philadelphia has one of the strongest and development in a manner that is consistent no longer necessary to the City's port or to most dynamic commercial core districts in with overall City goals and objectives. The the region's industry. the country. In the past 30 years the City precise design and timing of actual projects has seen major new commercial however are left to the marketplace. At The City has developed moden-i port development beginning with Penn Center. such time when the need arises and funds facilities both in the North and South Over the years, many new office buildings become available, implementation will Waterfronts to meet the needs of today's have been constructed in Penn Center and occur. The plan's directives include industry Changes in shipping and cargo to the west of City Hall along Market activities proposed for the Central handling technology have made the Street. Independence Mall has Riverfront and the physical forms they will existing finger piers of the Central transformed the historic area north of take, as well as the process by which these Riverfront obsolete. Further, the Independence Hall into a major node of recommendations may be implemented. construction of 1-95 and the development commercial and governmental activity. of Penn's Landing has resulted in a section of riverfront from Spring Garden to Reed he City is pursuing development of Street which is poorly suited for industriall Market Street East as a retail and office development or for the construction of center in conjunction with the Commuter modern port facilities. As a result, the City Connection. The City is currently has encouraged industrial and port experiencing a boom in hotel construction. development in areas both north and south Center City has always been the retailing of the Central Riverfront where sufficient hub of the region. This activity is still very land for these purposes exists and which strong and in recent years has been are much more suitable for these uses. buttressed by the completion of the Gallery, New Market and the Bourse. This The opportunity now exists to rebuild this commercial development will continue. 50 Major improvements to the region's development in Penn's Landing. Retail for the growth of Philadelphia for commuter rail system, the subway system stores to serve the new residents and those generations to come. As Philadelphia and to the highways serving Center City visiting the river will follow. And finally, celebrates the three hundredth anniversary are underway and will increase the the Delaware River, the reason for the of its founding, it is fitting that new growth commercial development potential of location of Philadelphia itself, will be made be again focused on the Central Riverfront Center City. once again an integral part of the City. The where the City was first settled. Central Riverfront will provide a new focus Philadelphia also has one of the country's truly livable downtowns. Over 60,000 people live in Center City or in the immediately adjoining areas. The residential communities in this area include Rittenhouse Square, Southwest Center City, Fairmount, Chinatown, Washington i %0 Square, Society Hill, Old City and Queen various housing types and living styles. Village. These communities provide The residents of these communities are attracted to Center City because of the nearness to places of work and the amenities of Center City, including shopping, restaurants, theaters, museums, parks and fountains. These residential communities have given Center City a remarkable environment. The quiet yo tree-lined streets, the magnificently restored historic homes, the exciting commercial office core, lively restaurants and theaters and dramatic architecture combine to give Center City a special quality as a place to work, to live or to visit. Philadelphia now has the opportunity to build upon the success of Center City and -4 add a bold new dimension through the .00 PMW rebirth of the Delaware Riverfront. The X, riverfront development proposed in this plan will extend Center City to the Delaware River. The Central Riverfront will again, as it was in William Penn's days, . ...... S become a part of the commercial, T, residential and administrative core of 44,-@ XVWq Philadelphia. Development of this area will provide new housing opportunities on the scale of Society Hill and Washington Square. The Central Riverfront will j provide dramatic new sites for commercial 51 Planning Concept offered by a riverfront location and the use residential towers, lower scale townhouses of the river for recreation. In the area north and retail stores on piers and at the water's The planning concept for the Central of Penn's Landing, several large industrial edge and on the adjoining land. In North Riverfront District is composed of several and commercial buildings can be converted Bridge, numerous existing buildings can be basic elements. The first of these is to focus to residential use. In addition, in this area reused for housing and retail uses, and this Central Riverfront District development numerous smaller commercial buildings area will retain some of the historical on the river. New housing and commercial remain which can be restored for retail use character of an urban river-front. In Penn's buildings will be designed to take on the ground floor and for residential use Landing South, most of the development advantage of river views. Those buildings of the upper floors. Reuse of these will be new. Here a mixture of residential with less than four floors will have views buildings will provide a small retail and towers designed to capture the tremendous oriented to the water's edge or to other commercial center for this area. Their views up the river could be built along with centers of activity Residential towers and restoration, along with preservation of a much lower scale complex of housing and high-rise commercial buildings will be able headhouses on the piers, pier sheds and retail stores on adjacent land. On the land to take advantage of the dramatic river and nautical details, will provide a historical side, housing would consist of clusters of City views afforded by a higher elevation. sense to the new development. townhouses. The number of housing units Throughout the Central Riverfront that could be developed in this area range District, the new housing and other uses Although the Central Riverfront will be from 1000 units to 2450 units. The more will have direct access to the river, and the developed throughout at a high level of intense development could be achieved overall design will be sensitive to the intensity, the scale of development will be through a mix of residential towers, water's edge. Although the Plan proposes one of contrasts. Development will range townhouses and open space focused on the construction of several residential and from single family townhouses to river, while the less intense option would commercial towers and a substantial residential and commercial towers. Penn's consist of smaller residential towers, fewer number of lower scale buildings, the views Landing is envisioned as a major public townhouses and additional land side open of the river from Center City will be and private space with several residential space. The focus of Penn's Landing South preserved and enhanced to the greatest and commercial towers interwoven with will be a small harbor and marina designed degree possible. public areas and attractions. Penn's to serve residents. Adjacent to the harbor Landing will be the centerpiece of will be a small public plaza and retail In keeping with the river focus, the existing riverfront development in Philadelphia. A center. The character of this plaza will be finger piers, which formerly supported major formal plaza opening onto the water much less formal than the plaza proposed port activities, will be used to develop new will be part of the new development of for Penn's Landing, and the retail center housing. At both the southern and northern Penn's Landing. The riverfront plaza will will serve primarily the needs of the edges of the district, residential towers will be the focus of new development and will residents. be built on finger piers. The towers will serve as a place for special events. serve to define the limits of the Central Surrounding the public plaza will be The Central River-front District will be an Riverfront District, and the scale of these developed a mixture of offices, retail intense urban setting, but the river itself structures will be consistent with that of shops, condominium housing and a hotel. allows high density to coexist with a the existing massive structures to the north Penn's Landing will also be a place for substantial opportunity for recreation. The and south. Elsewhere in the district, the public activity. In addition to the existing river's edge was seemingly made for existing sheds of some finger piers will be public uses on Penn's Landing, which recreational activity, and the plan takes full converted to housing units. Where sheds include the boat basin, embarcadero, advantage of this. The Delaware River are non-existent or unsuited for residential sculpture garden and State Museum, other provides dramatic urban vistas for passive conversion, new development will consist public attractions will be created including enjoyment as well as an opportunity for of a mixture of condominium townhouses, an entertainment center, gardens, more active recreation. The Riverwalk retail uses, open space and parking. fountains and exhibition space. will link all new development along the riverfront. A small harbor and public One of the principal attractions of housing North Bridge and Penn's Landing South marina will be the focus of Penn's Landing on the piers will be the magnificent views will both be developed with a mixture of South. A second marina will be developed 52 Planning Concept 0 (n 0 0 z Cn m r- 0 z 'D % Cn 0 (n C 0 m m z z m 0 > m 0 C C 0 m 0 z z z m z 1-95 FRONT PIE. 77=1 DELAWARE ULJUUU N og ::A, K HN go T t, WMI'v", j:4A T 41 'X 2i T p, Pil P- @e::, p 'R `,,p 10, @v T i@f A, -C X i il IRN,-@IAVIZX` VF4 B 7 -'SNIP "Al "V 19 MW rr"P, T, w W 5 ','nliit!@, -w@@43 @Q Ij M" '211 Ai XiN A zm r, @i@ FOCUS ON RIVER PIERS ACCESS TO RIVER LINKAGES H HIGHLY INTENSE TOURISM NVId allS aAIJLVNJLSfllll 7JV "V, v-1 t@T IP Slb Lj T rvF Y 7 -11X 1ARDEN -J)r 77 @A -WCL@ a'T BENJAMIN FRANKUN E3RIUUL A CH -E -FIT Cf) U) F -rET ",j T, C@ IFT V@' F 1-@ @@TH WT I T @AMWl@ lET @T Tl ;p L'i 11T uj @T .S.-T91 All IE 4 LEI, T@ ER "l TA IET[]@- 4[= z -RIS ST ITIIEI S TRLFT I 55 in North Bridge and a third could be rest of Philadelphia will require improved 5000 to 6000 housing units and creation of a developedjust south of Penn's Landing. In highway, transit and pedestrian major new commercial and retail center. It addition, the housing developed on the accessibility. will take ten to fifteen years to complete. piers and at the water's edge will provide The total public and private cost of this private boat moorings to serve the new These conceptual elements form the basis new development will be nearly $1 billion. residents. of the Central Riverfront Plan. From these, Over 3900 new permanentjobs will be a number of specific plan objectives were created. The site plan for the Central Another conceptual element of the Central established and detailed recommendations Riverfront illustrates one vision of how this Riverfront Plan is to reinforce the made. When developed, the Central development might appear when complete relationship between the new development Riverfront will result in the construction of and how it could take place over time. along the riverfront and the commercial core and residential communities of Center City. As a result of this plan, Center City will expand to the water's edge. The Central Riverfront will develop into a 04 major commercial center, primarily at Penn's Landing, where offices, housing, a hotel and institutional uses will be constructed, but also elsewhere in the district. This new commercial center must be integrated with Center City if it is to become economically vital. Over time, two new residential communities along the riverfront will be created. These communities both north and south of Penn's Landing will be supported with shopping, recreation and other services. These new residential areas will be buffered from adjoining uses where that is appropriate. An important element of this plan is the integration of these new neighborhoods with the residential fabric of adjacent areas. The final element of the Central Riverfront Plan is to make this area of the Delaware Riverfront a unique attraction for tourists. The recreational opportunities of the --4"MM riverfront will be exploited not only for the OVA, benefit of the new residents but also to attract riverfront visitors. Tourists will be invited to experience this unusual urban riverfront environment and also to take part in unique riverfront activities. Attracting tourists to the Central River-front and integrating this newly developing area with Center City and the 56 TABLE 5: DEVELOPMENT COSTS Sub-District Alternative I Alternative 2 Program Cost ($1000) Program Cost ($1000) Penn's Landing Housing 700 units 87,500 700 units 61,125 Commercial 480,000 s.f. 36,000 500,000 s.f. 57,000 Retail 140,000 s.f. 10,000 440,000 s.f. 25,763 Exhibit 0 0 50,000 s.f. 3,750 Hotel 400 rooms. 24,000 400 rooms. 44,500 Public Areas - 15,000 - 43,200 Sub-Totals 172,500 235,338 North Bridge Housing 2,245 units 314,020 Retail 65,000 s.f. 3,900 Sub-Totals 317,920 Penn's Landing South Housing 1,773 units 248,220 3,223 units 451,220 Retail 120,300 s.f. 7,218 120,300 s.f. 7,218 Sub-Totals 255,438 458,438 TOTAL $ 745,858 $1,011,696 SOURCE: Philadelphia City Planning Commission TABLE 6: DEVELOPMENT PHASING: HOUSING UNITS Sub-District PHASEI PHASE 11 PHASE III Penn's Landing 700 - - North Bridge 1,185 645 415 Penn's Landing South 133 135 2,955 TOTAL 2,018 780 3,370 SOURCE: Philadelphia City Planning Commission DKISVHd JLNlWd0rIlARa -@j T 11 , E I --Q J, i I T CA-WH", BENJAMIN FR4NKUN BRIDGE APPROACH RACE -EET a: L uj 111111T uj >. ui >- 0 L0 ol 7--WALNU@- 13, Flip A-3 -R- DMBARD cr LLJ BAM 1% El loRTH N QRE '?R E ET sl U., ir zz ....L uj C3 I MIEN AVENUE El STREET ll@ TREET CICKINSDN L @'T 'T TA @-T iZ@ -ILT MORRJS ST .CCR ITREIT Aix& > S@REET AT FET memo fn in i v- Iw AW V vp IL 0 JL M4 t Aar, 4 .10 @.... .... Sri Ot AA Ilk; ON. te 60 Summary of Goals and Objectives Develop Penn's Landing as Develop Penn's Landing as a major public the focus of the rebirth of attraction and center of activity the Riverfront Encourage residential development at Penn's Landing Develop Penn's Landing as a commercial center Create vital, attractive new Encourage new residential development residential communities along Encourage residential rehabilitation of the Riverfront existing piers and buildings Develop retail and commercial space to serve new residents Provide opportunities for Encourage access and activity at the the public to enjoy the water's edge through the Riverwalk, special amenities of pedestrian links and marinas the Riverfront Improve access to and within Improve access to the regional highway the Central Riverfront District network Improve access to adjoining neighborhoods and Center City Serve new development Improve transit Develop urban design Develop major activity centers guidelines which promote Emphasize connecting elements the vitality and attractiveness of new development Develop appropriate urban design concept w 1-4 T-J L@ L-4;;r Utul-j 4-@ PLL'" till. Itj VJLOL) I'll I L-i J 17 L - ,, - , . @ I D, ry? " i;1 2 11 0 FJJ )L E[ w- Fj R DEL4WO@n DELAWARE EXPRESSW M- HIM UL mul --mu NS LANOXG -- @wa-* PEN _NG J] FIE AWA 46 DEL 48 53 n 56 67 7-0 Be -- MARINA RETAIL INDUST RESIDE RESIDE 63 Parking. New parking structures will be New Residential Communities Recommendations built to serve the anticipated influx of visitors attracted to Penn's Landing. Encourage New Residential Development Penn's Landing Encourage Residential Development at Residential `1bwers on Piers. New high-rise Develop Penn's Landing as a Major Public Penn's Landing residential development is recommended Attraction and Center ofActivity for Piers 25 North and 55, 56 and 57 South, Housing. As part of Penn's Landing, new which lie at either end of the Central Riverfront Plaza. The major public space at residential towers accommodating 500 to Riverfront. Residential towers on these Penn's Landing will be a riverfront plaza. 700 units of housing will be developed. piers would capture the dramatic views This plaza will be the focal point of the new Penn's Landing will be a different and down the Delaware River and back toward development at Penn's Landing and will fascinating place to live. The new housing Penn's Landing and the skyline of Center serve as a gateway to the river. will be focused on the'river to capture the City. Residential towers on these piers will views of the river and Center City. The define the edges of the district and are in Beyond providing open space, the plaza housing will be designed to complement keeping with the massive industrial will offer a variety of casual activities such the public spaces of Penn's Landing and to structures they will be adjacent to. as walking, eating, relaxing, and take advantage of the retailing and other Approximately 750 housing units could be sightseeing. The plaza will also serve as the activities that will be provided. Residential developed at the southern edge and 330 center for the kind of special events that development will provide a permanent housing units could be built at the northern has made Penn's Landing population, adding to the atmosphere, edge. popular-concerts, festivals, exhibitions security and self-sufficiency of the area. and carnivals. Housing on Piers. A mixture of Develop Penn's Landing as a Commercial townhouses, retailing, open space and Cultural and Recreational Attractions. Center parking is proposed for Piers 24, 13, 11, 9, 5 Penn's Landing will be developed with and 3 North and for Piers 28, 34, 35 and 36 cultural and recreational activities Hotel and Offices. Commercial South. These existing finger piers have designed to attract visitors and tourists. In development at Penn's Landing will sheds which are unsuitable for reuse, and addition to the existing boat basin and include a hotel and offices. A hotel of about the development on these piers will be Penn's Landing Museum, an 400 rooms with associated convention substantially new construction. On each entertainment center, gardens and space will serve not only tourists to Penn's pier, sufficient parking will be provided to exhibition space will be developed. These Landing and Philadelphia but will be able accommodate residents and retail permanent facilities, along with scheduled to build a substantial convention and customers. Retailing will be permitted as activities such as concerts, fireworks meeting trade on the basis of the unique an accessory use to the housing. It will be displays and shows, will act as a catalyst to environment provided by Penn's Landing oriented to shops serving the pier residents attract visitors to Penn's Landing. and the Central Riverfront. Penn's Landing and to restaurants which can take will provide a location for firms and advantage of the river views provided by Retail and Commercial Uses. Restaurants, businesses desiring a prestige location. these finger piers. About 865 housing units pubs, shops, markets and sidewalk Because of the location of Penn's Landing could be developed on these piers. vendors will be developed as part of Penn's adjacent to Center City and with access to Landing. Much of this activity will be the Delaware Expressway, a strong office North Bridge. Along Delaware Avenue and oriented to the new plaza and will be market should develop there over time. Front Street in North Bridge, much land is designed to give the plaza its own character Many firms with a relationship to the port either vacant or underutilized. New and life. All of these retail and commercial or the river could be attracted to these new townhouses should be developed. These uses will serve the people living on Penn's offices. The daytime population created by new units should be designed so as to Landing but also should attract many office workers will strengthen the demand capture views of the river. If all of the visitors and tourists. for retailing and will contribute to the vacant land were developed, about 400 mixture of activity at Penn's Landing. new townhouses could be built. 64 Penn's Landing South. The largest site for Encourage Rehabilitation of Existing Piers industrial character of this area. Over 600 new housing development in the Central and BuildingsJor Residential Use housing units can be developed through the Riverfront district includes the reuse of the warehouse buildings in North underutilized or vacant railyards at the foot Pier Shed Housing. Where existing pier Bridge and 75 units can be developed in the of Washington Avenue. While residential sheds are in sound condition and suitable reuse of the Beaver Dam Building in Penn's towers are proposed for the finger piers in for housing, their rehabilitation and Landing South. this location, the adjoining land area of conversion for residential use will be approximately 25 acres will be encouraged. The reuse of existing pier Reuse of Buildings on Front Street and predominately developed for new sheds will allow the Central Riverfront Delaware Avenue. A number of three and townhouses with some higher density District to retain some flavor of its past as a four story industrial and commercial housing types. For the most part, new center of port activity. The sheds will be buildings exist along Front Street and other development in this area will consist of converted into a mixture of housing, adjoining streets. Many of these buildings clusters of townhouses. These new houses retailing, open space and parking. Parking are vacant and some are in poor condition. will be designed to capture river views, and will be sufficient to meet the need of both These buildings should be rehabilitated the focus of this new development will be a the residents and retail customers. As with where possible. Store fronts along Front small harbor and retail center. With new construction on piers, accessory retail Street can be rehabilitated for retail use on appropriate buffering from the industrial uses primarily to serve residents and for the ground floor with residential units in uses to the south, the site at the foot of restaurants will be encouraged. The piers the upper floors. Even though many of Washington Avenue including the adjacent with sheds with the greatest potential for these buildings are undistinguished piers could be developed into a fully reuse are Piers 19 North, 30 South and historically, their restoration would be a integrated residential development with 38-40 South. While Piers 38-40 South valuable contribution to the character of retail to serve the new residents, with a present a unique opportunity for reuse North Bridge. About 150 units could be small marina, and with public access to the because they are joined by landfill, these provided through the rehabilitation of these waterfront. The number of housing units piers still have a useful port function. They buildings. that could be developed on this site, are currently vacant, but they have the including what could be developed on Piers potential to be reactivated to active port Provide Retail and Commercial Space to 55, 56, and 57, ranges from 1000 to 2450 use in the short-term. Until such time as it Serve New Residents units. is conclusively determined that Piers 38-40 have no remaining potential for port use, North Bridge Commercial Center. A Lower residential density for this site would they cannot be considered for conversion commercial center to serve the new North be most similar in character to the adjacent to residential use. Approximately 260 Bridge residents should be developed at neighborhood. Lower density would reduce housing units could be developed on Piers Front and Callowhill Streets. Using the the amount of parking needed and the 19 North and 30 South. rehabilitated store fronts along Front and demand for public services. On the other Water Streets as a focus, a small retailing hand, higher density also has advantages. Reuse of Industrial Buildings. Several center can be developed. These restored First, the cost of developing this land will be multi-story warehouses are present in the commercial buildings can be integrated substantial and a higher density could allow Central Riverfront District and could be into new retail development that could be this fixed cost to be spread over a larger converted into housing. Three of these located on Delaware Avenue south of number of units, thereby reducing the warehouses are along Delaware Avenue in Callowhill Street. Approximately 65,000 relative cost of this new housing. Second, a North Bridge and one is located ad acent to square feet of retail space, including a j higher density would allow the developer to 1-95 in Penn's Landing South. supermarket, will be needed to serve the provide a higher level of public Rehabilitation of these obsolete industrial new residents of North Bridge. improvements and would achieve a greater and warehousing buildings will provide an level of neighborhood access to the river. alternative housing type to that proposed Penn's Landing South Commercial Center. Finally, higher density residential for the piers or on vacant land. Reuse of Retail activity in Penn's Landing South will development could provide dramatic, open these buildings will enable the Central be located in two areas. A limited amount views of the river. Riverfront to retain a sense of the original of convenience retail will be located T-@ V-j Lj_ L--,v Ln W-1 j, 1 11 1 1@ U. -LA LL-IL@ L- [email protected] n-, uuu S-T L-J L IREET 4 p7' M ij @Ijj f IT 1 1 @@ , @ -, I , n t -JI o E5 F-7 '-"Li; i't T -12 LAI 1 4 ji - L I L g, -J L -ST- -L-k-- n P 1@1 @IM 1@7 I v L U DELAWARE 1-95 -DELAWA EXPRESSWAY lu 19 L -4-1 -- ----- --- - VANDING ff KIM AAM. L 1 56 3_0 46- DELAWARE 53 IfL J '57 IL f 'd.L 4l@l L 4: LD 't L1@l @@J f@!' @J EXISTI PROPO o MARIN 67 adjacent to the small plaza which together Marinas and Water Activity Areas. The Avenue in the vicinity of Bainbridge Street with the harbor will be the focal point of existing boat basin at Penn's Landing just south of Penn's Landing. This ramp is Penn's Landing South. A larger site for provides only limited opportunities for important not only to the riverfront but also retail uses, including a supermarket with boating because it lacks services normally to inter-regional access since it is the only other accessory retail uses, will serve as a found at a marina. Three new marinas are northbound exit ramp near Center City. buffer between industry to the south and planned for the Central Riverfront. One new housing proposed to the north. This will be part of the harbor in Penn's Landing The second 1-95 ramp which should be site will also be able to take advantage of South. A second, although smaller marina completed is the Morris Street southbound land under 1-95 which can be used for will be developed near Pier 12 North entry ramp. This ramp has been parking to serve this new retail center. In located under the Benjamin Franklin constructed but never opened due to Penn's Landing South approximately Bridge. A third marina could be developed community opposition. A solution is being 120,000 square feet of retail space will be in the area between Penn's Landing and considered which would connect the ramp needed. Pier 30. While three marinas will provide directly to Delaware Avenue instead of full service for residential and transient Front Street, thus reducing the potential Public Enjoyment of the Riverfront boat owners, boat launching and traffic and noise impact on residents of out-of-water storage of boats will be Front Street. Opening this ramp would Encourage Access and Activity at the limited in the Central Riverfront District. allow traffic to avoid driving all the way Water's Edge south of Oregon Avenue in order to get on Access To and Within the District 1-95 southbound. Riverwalk. A Riverwalk running along the bulkhead line from Penn's Landing South Improve Access to the Regional Highway In addition, other ramp connections should to North Bridge is a major recreational Network be studied which could improve access to feature of this plan. In the future this and from the west and from the north. Riverwalk may be extended beyond the Build the Vine Street Expressway with Especially useful would be ramps between Central Riverfront District north to Penn Connections to 1-95. The Vine Street the Vine Street connectors and the Central Treaty Park. The Riverwalk will connect all Expressway is important because it will Riverfront District. As currently designed of the major activity centers of the provide ramp connections between%rine and partially constructed, the 'Vine District-Penn's Landing South, Penn's Street and Interstate 95, thus relieving Street-1-95 connecting ramps are located Landing and North Bridge. As the congestion on Race Street and at the such that they merge with 1-95 south of the Riverwalk will be a major pedestrian intersection of the 1-95 off-ramp with 2nd Delaware Avenue ramps. Thus, drivers walkway, it is very important that it be and Callowhill Streets. Race Street is the traveling between Delaware Avenue and visually attractive and have a consistent single most important access route to the Vine Street must use local streets (Race design. district, and it is estimated that and Callowhill) east of 8th Street. Another approximately 60 percent of drivers possible connection to be considered is a Pedestrian Links. Access for pedestrians returning to the district from work would southbound exit ramp from 1-95 to Penn's from the adjacent communities of use Race Street if the congestion were Landing. The 1-95 ramp study should Northern Liberties, Old City, Society Hill, relieved. The reduction in traffic volume on include consideration of each of these Queen Village and Pennsport must be the Race Street entry ramp would also options and will estimate the projected use enhanced. The existing streets connecting allow the Summer Street entry ramp from of these various ramps. under 1-95 should be improved so as to Delaware Avenue to be opened. make walking to and from the riverfront Signs to Penn's Landing. Better signage is safer and more appealing. Improvements Complete 1-95 Ramps. Two important 1-95 needed, especially on 1-95, to direct cars to such as landscaping, lighting, special access ramps in or near the district have the best routes to Penn's Landing, Center paving and signalization should be been partially completed. Within the City, and major parking facilities. This considered. All of these pedestrian links district, there is a northbound exit ramp measure can help to reduce unnecessary should be directly integrated into the which leaves 1-95 in the vicinity of Queen traffic caused by drivers who are lost or proposed Riverwalk. Street and would connect to Delaware who are searching for parking. Signs are 68 also needed to direct traffic from Penn's should be extended north, at least as far as built. A parking garage will preserve the Landing and Center City back to 1-95 and Spring Garden Street, and south, at least as public element of Penn's Landing, while other regional highways. far as Morris Street. These improvements helping to attract quality investment. include channelization and increased Improve Access to Adjoining traffic controls and are necessary to serve Parking Under 1-95. Also recommended is Neighborhoods and Center City increased volumes of vehicles that will be parking under 1-95. Public parking at the generated by new development in the 1-95 right-of-way has been very successful Make Callowhill Street TWo-Way Between Central Riverfront District. New traffic in the area between Pine and Fitzwater 2nd Street and Delaware Avenue. There is signals will be needed at several locations, Streets but has been poorly utilized in some now no westbound connection from including Race Street, Callowhill Street, other locations. TWo areas where parking Delaware Avenue to Center City between and Summer Street. Improvements to the under or adjacent to 1-95 might be Spring Garden Street and Market Street. road surface are also needed. considered are in the vicinity of Christian Using the Market Street exit ramp from Street and in the North Bridge area. Penn's Landing requires drivers from the Complete the Penn's Landing Loop. northern portion of the district to go south Completion of the Penn's Landing Loop Reduced Parking Rates for Weekends and as far as Walnut Street. Callowhill Street is from Chestnut to Market is essential for Evenings. During weekends and evenings, westbound west of 2nd Street and serves as easy pick-up and drop-off, taxi and bus drivers are reluctant to pay parking rates a major westbound route in the Vine Street access to Penn's Landing. Since Market commonly accepted during weekdays. As corridor. After completion of the Vine Street and Chestnut Street are the two most a result, many garages are very much Street Expressway connections to 1-95, centrally located connections between underoccupied during these times, even traffic at the 2nd and Callowhill Center City and the Central Riverfront, though curb parking is over capacity with intersection should be relieved sufficiently they must be useful to traffic destined for substantial illegal parking. A reduced to permit two-way travel east of 2nd Street. riverfront locations other than Penn's parking rate at the Penn's Landing garages This action would serve a great many Landing. Beccause of this, Penn's Landing would help to encourage use by tourists drivers wishing to reach the Vine Street circulation should be designed to allow and visitors to special events at times when corridor in the morning and would fill a through traffic to flow without undue parking demand from office users is low. significant gap in riverfront access. interference by parking, taxi unloading and Reduced weekend rates are also suggested queuing, and other activities related for the Independence Mall garage, in Alleviate Existing Congestion at Delaware specifically to Penn's Landing. At present, conjunction with a shuttle transit service. Avenue and Spruce Street. During access onto Market Street from the afternoon peak periods, traffic headed for northern part of the district is Ensure Adequate Parking or Supplemental Delaware Avenue on Spruce Street backs inconvenient, requiring cars to travel south nansit for Riverfront Residents. Because up to Front Street and down Front Street to Walnut Street and make a U-tum before of the mixed land uses recommended for south of Pine Street. This existing problem entering the Penn's Landing circulation. A the Central Riverfront, it is important that could be alleviated by a number of minor possible improvement to this situation riverfront residents have adequate parking actions. These actions, including changes would be to allow a left turn from provided for their own use. This will in signal timing, signing and striping, and southbound Delaware Avenue into Penn's minimize potential conflicts between parking regulations, would also allow these Landing near Chestnut or Market Street to residents and non-residents who are streets to handle additional cars going to permit access to the Market Street ramp. attracted to the recreational and the riverfront without adversely affecting commercial activities p1wned for the the Society Hill community. Public Parking Garage. A parking garage is district. Since all lanes on Delaware proposed to serve public uses at Penn's Avenue will be needed during commuter Serve New Development Landing. This facility is a necessary public peak periods for traffic flow, curb parking investment if Penn's Landing is to remain a on Delaware Avenue cannot be made Complete Delaware Avenue. Delaware very popular public amenity. As the available for residential use. The Avenue improvements, already completed existing public parking lots are replaced by developers of new housing on the piers and between Vine Street and Catharine Street, private development, new parking must be on the adjoining land will be required to Ly,@ LuLr L:t, 0b @4-tvv, @:U L 6.A Mel ms I , T "@A -OLIP I Ll L-1 Ll m OE @11 Laig, AM2 7 r E, @@j B3 L L/ @@DELAWARE=7===@@-- - ------------ PRESSWAY DELAWAR j @J, AVENUE 3- Fr -IINS L@N. Mr J@s It. 36 F7 46 0 Ll ld OELAWARC 53 --1- 56 @57 "ma" 'r WE Fo!" g F;@ OR" m LIN wx, ,z RAMPS PENNS 0 FT ROAD 71 provide sufficient parking to meet the The 40 bus should be extended to Front parking in the curb lanes at any time except needs of the new residents and to serve any Street, which was once its terminus. In peak commuter periods. new retail or commercial uses. In some addition, reinstitution of north-south bus cases this parking requirement could be service along Delaware Avenue may reduced if a developer provides special bus become feasible when intensive Urban Design service, similar to that provided by several development of the district occurs. buildings along the Benjamin Franklin Parkway, or if SEPTA is able to provide Provide Transit Service During Special The development of the Central Riverfront regular bus service along Delaware Avenue Events. During special events, both District will be guided by a set of urban in the future. parking and access may be strained beyond design principles that will ensure that the capacity. To help alleviate this problem, City's goals for the Riverfront are Improve Transit shuttle bus service could be provided along achieved. These goals can be achieved if Delaware Avenue to connect the Central the nature of each major activity center is Improve Bus Service. Proposed Riverfront with the Independence Mall clearly understood, if a definite set of development of the Central Riverfront will garage at 5th and Market Streets. This policies is established to create linkages require improved transit service. The garage, which has a capacity of 650 spaces, among these activity centers and to the Penn's Loop bus, the 42 bus and the is very much underutilized on weekends. existing fabric of development, and if a Washington Avenue bus routes (63 and 64) Delaware Avenue itself could number of urban design concepts are should be extended to Delaware Avenue. accommodate a significant amount of adhered to. L AP y Manx N WINU mn N. 72 Activity Centers T Z (n 0 x M En M Z Zn 10 U) (n 0 0 0 M M Z Z M 0 M C C M F M Z Z Z --A --1 -4 M Z FRONT 1-95 Ilk Sit 11841515111 1 5111111 ................ r@DELAWARE UUUUU 0,6064WO, 'MMStANDING NORIM BRIDGE I%NNOS LANIDIN,6SOUT11 Major Activity Centers The North Bridge activity center would be the least intense and would be located at DISTRICTS The Central Riverfront District can be Pier 12. It is to include a small marina and a RACTIVITY CENTERS divided into Penn's Landing, North Bridge place at the end of the pier where people and Penn's Landing South. Each can simply enjoy the views of the Delaware sub-district has the potential to become a River and the Benjamin Franklin Bridge. unique residential community. Each should be designed to include centers devoted to In Penn's Landing South, a small public public use, such as commercial space or plaza, commercial court and marina is recreational facilities, or both. proposed along the water's edge. This activity center would serve new residents Penn's Landing would be the most as well as provide an attractive access to intensely used center and would serve as a the river for residents of adjoining riverfront focus for the City and the region. neighborhoods to the west. 73 Connecting Elements T 0 M Z cn M n G) Z ID cn Cn > > G) (n C: 0 -q M X M --4 -j M C Z Z A a 0 > M 0 C C M 0 r- rn Z Z Z M --A -4 --1 M Z FRONT E 1-95 DELAWARE 13 .......... @15 M J@ 44; Z Y w rki 0i Connecting Elements The Riverwalk will be the most important connecting element for pedestrian and VEHICULAR ACCESS Several major and a number of minor visual access. Offshoots of the Riverwalk PEDESTRIAN WALKS corridors provide vehicular, pedestrian and would lead directly to the water's edge at RIVER ACCESS visual access to the riverfront. These points where public access is to be P) U connections are key elements in linking encouraged and provided with overlooks. HEADHOUSEACCESS new riverfront development to the existing These pedestrian linkages should be given MARK ET-FRAN KFOR D EL fabric of adjacent neighborhoods. The'se design treatment similar to the Riverwalk connecting elements should be in order to strengthen the connections with strengthened and emphasized in the design neighborhoods west of 1-95. This would of new private development and public include similar paving, landscaping and improvements. pedestrian amenities. 74 Visual corridors also require protection and emphasis. New buildings should be 141 'r R--,,___ designed in such a way as to avoid blocking valuable views. Visual corridors can, in some cases, be enhanced by new Z_ development. New buildings can help to frame particularly attractive views. In other locations, new buildings or activities can punctuate and give focus to visual corridors. A major example of this would be at Penn's Landing, where a major building or complex at the end of Market Street will strengthen the visual connection of Penn's Landing to City Hall and Center City. The view from Washington Avenue, also offers a special opportunity. The proposed Coast Guard Station and private marina provide an interesting opportunity for views of ships and boating activity. Urban Design Features WFIR The Central Riverfront Plan presents an urban design concept consisting of five features. the river should be oriented toward inner traffic noise from 1-95 and Delaware courts, small public places or other activity Avenue will be designed into the new Scale of Development. Penn's Landing, the areas. Delaware Avenue and Riverwalk development. These buffers will visually central focus of the district, will be should also be considered as visual and physically separate differing land uses developed in an intense way. Towers are elements in the siting of buildings and other where this is appropriate. recommended for this site as well as key design features. clusters of low and mid rise structures. The Use of Existing Piers and Structures. scale of development will taper to the north Rhythm. The water's edge in the Central Among the existing stock of pier buildings and south with other towers proposed at Riverfront District is broken by the and decks are a number of pier sheds which the extreme northern and southern ends of penetration of finger piers and Penn's have a potential for rehabilitation and the district. These will clearly define the Landing into the water. Along Delaware adaptation to uses other than those for edges of the residential area while relating Avenue there is a pattern or rhythm which they were originally designed. In the in scale to the massive industrial and public established by the solid structures of the cases of several sheds, the column spacing, buildings immediately outside the area. headhouses and the voids through which is bay widths, floor to ceiling clearances and provided a view of the water. The reuse of clerestory features typically enhance this Orientation. The primary orientation of finger piers will preserve this rhythm. potential for residential, commercial and development throughout the area should accessory use. Many of the piers in the be eastward toward the Delaware River in Buffers. New development in the Central Central Riverfront have head houses which order to take full advantage of this visual Riverfront District will be designed so that are architecturally distinct and which asset. While all structures at the river's buffers are created between living and should be preserved. Restoration of these edge and high-rise structures throughout working spaces and industrial uses which head houses and other nautical details will the area will have a full view of the river, exist to the north and south of the district. preserve the historical character of this low and mid-rise structures further from In addition, features to buffer highway and area as a port center. 75 Urban Design Features W 0 0 z U) :E rn Lo (n > > z io cf) 'v > 0 cf) --4 a) c 0 m r- m --I J m c c z z A m 0 > m --1 0 c c m 0 M 0 z z z X m --i z FRONT F7 1 1-95 UULIUU M 4w 40 Zm 4 fjip- L I'M MP nlim@,, 4K,: @q@ 2C NO LOW RISE VISUAL CORRIDOR VIEWS FACADE TREATMENT H PRESERVATION OF HEADHOUSE LANDSCAPED BUFFERS 76 Implementation The City should seek to have the State convey title rights for private development The implementation of the along the Central Riverfront. Title to lands recommendations contained in this plan lying beyond the bulkhead line in the requires both public and private actions. To Delaware River bed is, with the exception ensure that the private development meets of Penn's Landing, held by the State in the City's overall goals and objectives for trust for the public. The State has not the Central Riverfront District, public traditionally conveyed the title for private regulations must be adopted. In some development, but instead has granted instances, this may require that the existing permits for specific development regulations be amended in order to reflect activities. Consequently, the financing of changing public priorities for use of the private development will be hampered. nation's water resourres. More significant however are the potential Federal legislation should be adopted problems which could arise from a declaring certain waters in the Central marketing of residential development on Riverfront between the bulkhead and State owned land. If the State is willing pierhead lines non-navigable. The current only to lease property, development on that Federal navigational servitude over the property would legally constitute only a waters of the Central Riverfront precludes leasehold improvement. Although clear title from being given to private common to commercial developments, development on piers. Established by the leasehold investments are rare for Constitution to protect interstate and residential uses. Individuals investing in foreign commerce, this servitude gives leasehold residential units may legally hold absolute control over development in and no real property interest and therefore they affecting navigable waters to the Federal may potentially not be able to claim tax government. Consequently, developers deductions for any indirect property tax may be either unable to obtain financing obligations. commitments for development or unable to finance large scale development. Since it is In addition, since individuals could only clear that the developable areas of the invest in a long-term lease, some initial Central Riverfront have virtually no market resistance may be encountered in current or future relationship to connection with any leasehold waterborne commerce, the Federal condominium development. Due to the servitude should be removed from the uniqueness of this type of residential affected waters as has been done for Penn's investment in Philadelphia, the financial Landing. This would be accomplished by community as well as individual investors federal legislation declaring certain pier may be hesitant to undertake such a areas as non-navigable. Such a declaration development with this type of restriction. would eliminate possible financing problems and enable the highest quality By conveying some form of title rights to development to be realized. It would, in private interests, the State would minimize addition, eliminate any need to obtain any perceived risks, in turn ensuring that Section 10 permits from the U.S. Army public goals and objectives for riverfront Corps of Engineers. development are met. Photographic Credits Cover, Ernest J. Leonardo; Contents, Ernest J. Leonardo; Introduction, Keystone Aerial Services, Inc.; page 2, Massoud Mohadjeri; page 4, Ernest J. Leonardo; page 10, Ernest J. Leonardo; page 12, Free Library of Philadelphia; page 14, Historical SocietN of Pe11nsN lvania; page 19, Massoud Mohadjeri; page 23, Alassoud Mohadjeri; page 27, Ernest J. Leonardo; page 28, Ernest J. Leonardo; page 31, Alois K. Strobl; page 33, Ernest J. Leonardo; page 43, Alois K. Strobl; page 44, Alois K. Strobl; page 48, Alois K. Strobl; page 50, Ernest J. Leonardo; page 55, Ernest J. Leonardo, page 57, Alois K. Strobl; page 71, Ernest J. Leonardo; page 72, Ernest J. Leonardo, 82-16 Alk, AAOL AL 3 6668 14102 8656 N"A ow ftc@ e