Tag Archives: Historic preservation

The Problem With Triangle Park

Triangle Park in better days. Courtesy Naked Philly.

Bella Vista’s Triangle Park, at the intersection of 6th and Christian Streets and Passyunk Avenue, is a small, beautiful plot of green in a neighborhood boasting several small, beautiful plots of green. It, however, also sits satisfyingly right in the middle of the neighborhood, surrounded by beautiful houses, cafés, and other small business.

Oh, and it’s privately owned.

That’s why the owner fenced it in earlier this summer, in an “attempt to signal its availability”, despite its half-decade of cheerful local use, much to the displeasure of the neighborhood–a neighborhood which has been working to acquire the parcel so it can stay a park ever and anon…

The overgrown site. Courtesy Naked Philly

But wait, there’s more! According to this Naked Philly piece, the parcel was a gas station before the community covered it with greenery. And gas station sites tend to have nasty underground surprises, particularly for verdanture atop. Environmental sampling and (likely) remediation has to be done before the property can be conveyed, which has to happen before the fencing can come down–remediation which would also destroy the landscaping already in place.

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Philadelphia Just Sold Homes – 12.03.12 (Bella Vista, Queen Village, East Passyunk, Pennsport)

Here below are all just sold homes updated to the MLS for the past seven days.  Zip codes focused on are 19106, 19107, 19147, and 19148.                                        

If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565.                  

(source: TREND MLS; Courtesy of Larry Levin)

 

Address Price Beds Baths Zip
Bella Vista
631 Kimball St. $320,000 4 2 19147
715 S 8th St. $695,000 5 3.1 19147
912 Kimball St. $379,900 3 2 19147
         
East Passyunk
1121 Mercy St. $224,900 3 1.1 19148
1907 S 12th St. $230,000 2 1 19148
1924 S 11th St. $299,000 3 1 19148
Hawthorne
1231B Clymer St. $285,000 3 2.1 19147
1009 S 13th St. $319,000 3 2.1 19147
Italian Market Area
1212 S Marshall St. $229,900 2 1 19147
1233 S 7th St. $190,000 5 1 19147
Old City
113 N Bread St 3B4 $497,000 3 2 19106
313 N Lawrence St. $535,000 3 2 19106
Passyunk Square
1138 Wilder St. $274,000 2 1.1 19147
1176 S Darien St. $239,900 2 1 19147
1441 S Franklin St. $90,000 2 1 19147
1614 S 12th St. $229,000 4 1 19148
826 Dickinson St. $289,000 3 1.1 19147
839 Earp St. $199,900 2 1 19147
Pennsport
1424 S Orianna St. $169,900 2 1 19147
1637 S Hancock St. $249,900 2 1 19148
217 Mountain St. $294,900 3 1.1 19148
316 Greenwich St. $234,900 3 1.1 19147
422 Dickinson St. $259,900 3 2.1 19147
Queen Village
10 Catharine St. $460,000 4 4.1 19147
127 Monroe St. $400,000 2 2 19147
328 Queen St. 5 $245,000 2 1 19147
715 S Philip St. D $549,000 3 2.1 19147
919 S 2nd St. $285,000 4 2 19147
Society Hill
220 Locust St. 28A $359,900 2 1 19106
Washington Square West
1001-13 Chestnut St. 301E $195,000 1 1 19107
1021 Clinton St. 6 $229,900 1 1 19107
228 S Quince St. $450,000 2 3 19107
266 S 9th St. $720,000 8 4.1 19107

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New Philadelphia Price Changes – 12.06.12 (Bella Vista, East Passyunk, Queen Village, Washington Square)

Here below are all new Philadelphia price changes updated to the MLS for the past seven days. Zip codes focused on are 19106, 19107, 19147, and 19148. 

(source: TREND MLS; Courtesy of Larry Levin)                                                              

If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565.

Address Price Beds Baths Zip
Bella Vista
708 Federal St. $179,900 3 1 19147
730 Montrose St. D $450,000 3 3 19147
925 Kimball St. $149,900 0 0 19147
East Passyunk
1629 S 9th St. $239,900 3 1.1 19148
Hawthorne
1331 Webster St. $315,000 2 1.1 19147
Italian Market
1140 S 12th St. $269,900 4 2 19147
1155 S Delhi St. $134,900 2 1 19147
600 Federal St. $319,000 3 2 19147
Old City
104 N 2nd St. 203 $239,900 1 1 19106
104 N 2nd St. 302 $239,900 1 1 19106
201 N 8th St. 502 $260,000 1 1 19106
214-18 New St. B $339,900 2 2 19106
315 New St. 307 $330,000 2 2 19106
315 New St. 422 $299,900 2 2 19106
Passyunk Square
1125 Pierce St. $324,200 3 2.1 19148
1302 S 7th St. $274,900 3 2 19147
1322 S 8th St. $280,000 2 2.1 19147
1515 S Camac St. $209,000 2 1 19147
1710 S Iseminger St. $259,900 2 1.1 19148
903 Greenwich St. $215,900 2 1.1 19147
Pennsport
111 Federal St $505,000 3 2.1 19147
235 Wilder St. $135,000 2 2 19147
349 Dickinson St. $229,000 4 1.1 19147
623 Hoffman St. $79,900 2 1 19148
Queen Village
123-25 Monroe St. $985,000 4 4.1 19147
229 Fulton St. D $330,000 2 1 19147
842 S Front St. $910,000 3 3.1 19147
Society Hill
121-35 Walnut St. 204 $825,000 3 3.1 19106
200-10 Lombard St. 732 $255,000 1 1.1 19147
Washington Square
1130-32 Chestnut St. 200 $650,000 2 2 19107
         
Washington Square West
1035 Spruce St. LL2 $165,000 1 1 19107
306 S 13th St. 1 $279,000 2 2 19107
505 S 10th St. C $460,000 3 2 19147
330 S Clarion St. $345,000 2 1 19107

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Philadelphia Just Sold Homes – 12.20.12 (Bella Vista, East Passyunk, Society Hill, Washington Square)

Here below are all just sold homes updated to the MLS for the past seven days. Zip codes focused on are 19106, 19107, 19147, and 19148.

(source: TREND MLS; Courtesy of Larry Levin)

If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565.

Address Price Beds Baths Zip
Bella Vista
1016 Bainbridge St $475,000 5 2 19147
1222 Catharine St $450,000 3 2.1 19147
1307 Kater St $655,000 3 2.2 19147
Hawthorne
739C S 13th St $285,000 3 2.1 19147
1009 S 13th St $299,000 3 2.1 19147
Italian Market        
1222 Ellsworth St $421,000 4 2 19147
1224 S 6th St $341,500 4 2 19147
816 S Delhi St $283,000 2 1 19147
Old City
201-59 N 8th St 205 $192,500 1 1 19106
234-38 N 3rd St 305 $182,000 1 1 19106
Passyunk Square
1201 Latona St H $425,000 3 2.1 19147
1201 Latona St I $425,000 3 2 19147
Pennsport
149 Gladstone St $180,000 3 1.1 19148
Society Hill
121-35 Walnut St 207 $275,000 1 1 19106
210 W Washington Sq PH-NE $2,537,500 3 3.1 19106
306 S 2nd St $850,000 5 3.1 19106
812 Lombard St 15 $640,000 3 2.1 19147
Washington Square
1101 Locust St 11A $3,600,000 4 4.1 19107
Washington Square West
1027 Lombard St $395,000 3 2 19147
1029-33 Spruce St 309 $255,000 2 1 19107
1111 Locust St 9I $600,000 2 2 19107
321-23 S 11th St $1,935,000 7 7 19107
709 Bradford Aly $394,000 3 2 19147
1326-42 Spruce St 2601 $420,000 2 2 19107

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Philadelphia Price Changes – 1.4.13 – (Passyunk Square, Pennsport, Society Hill, Queen Village)

Philadelphia Price ChangesHere below are all new Philadelphia price changes updated to the MLS for the past seven days. Zip codes focused on are 19106, 19107, 19147, and 19148. If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565

(source: TREND MLS; Courtesy of Larry Levin)

Address Current Beds Baths Zip
Bella Vista
638 League St $190,000 2 1 19147
719 S Darien St $349,900 2 1 19147
809 Sears St $159,000 3 1 19147
1404 S 8th St $199,000 4 1 19147
Gayborhood
1324 Locust St 1423 $99,900 0 1 19107
Old City
257-59 N 2nd St 201 $499,899 3 3 19106
300 N 3rd St 101 $525,000 2 2.1 19106
315 New St 711 $165,000 0 1 19106
918 S 2nd St $195,000 2 1 19147
Passyunk Square
1201 Latona St I $425,000 3 2 19147
519 Reed St $159,900 5 1 19147
Pennsport
422 Mcclellan St $75,000 3 1.1 19148
420 Federal St $99,000 3 1 19147
115 Fernon St $289,900 3 1.1 19148
117 Morris St $259,900 3 2 19148
135 Snyder Ave $128,000 3 1 19148
313 Emily St $85,000 2 1 19148
411 Manton St $385,000 4 2.1 19147
Queen Village
1 Queen St 4 $419,000 3 2.1 19147
208 Queen St $469,900 2 2 19147
228 Catharine St 3 $149,900 2 1 19147
Society Hill
725 Fulton St $335,000 2 1 19147
218 Church St $1,450,000 3 2.2 19106
Washington Square West
105 S 12th St 404 $375,000 1 1 19107
505 S 10th St B $455,000 3 2.1 19147
927 Clinton St $999,900 4 4 19107
Washington Square
624 S Alder St $269,900 2 2 19147
1215 Spruce St 102 $239,900 1 1 19107

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The History of Cianfrani Park

A History of Cianfrani ParkCianfrani Park is an oasis and gem in the heart of Bella Vista. At 8th and Fitzwater, the green space plays host to a myriad of important events that build and strengthen the community. We will look back on it’s history and understand how Cianfrani Park became the hard-won, cherished public space it is today.

Many believe the park is named after former Pennsylvania state senator Henry J. “Buddy’ Cianfrani who lived from 1923 to 2002. Cianfrani was well known for many services to his country.  He served in the U.S. Army during World War II and was awarded the Purple Heart and the Silver Star. However, after winning political office, he also became known for scandal. Cianfrani Park is actually named in honor of Henry’s mother. While Cianfrani’s life was cluttered with drama and headline-making news, the park has also had a tumultuous historical path.

Cianfrani Park sits on land that was once occupied by the Campbell Elementary School. The Campbell School is where Joe Venuti, the proclaimed Father of the Jazz Violin, attended grade school. A plaque at one of the entrances to the park marks this important factoid. Sometime in the 1960’s the school was demolished, thus bringing birth to the park. Neighbors carefully attended and took care of the space. However, by the early 1990’s, the park became a neglected wasteland and eye sore.  A home for the homeless, both dogs and human beings, became the park’s sole purpose.

In 1993, neighbors banded together and created the organization Friends of Cianfrani Park to quickly rehabilitate the park.  Raising funds themselves, these upstanding citizens spent countless hours working towards the common goal of bringing life back to the land. Local architect David Morse observed Friends of Cianfrani Park’s goal was to make the park, “the green heart of our community, everyone’s front yard and urban living room.”

History of Cianfrani Park

The website for the park reads, “With the financial help of many neighbors, small business people and supportive city and state officials, we have accomplished much of it. Gardens fenced with attractive wrought iron, urns overflowing with flowers, benches filled with seniors engaged in conversation, mothers with children playing with pets are all now a reality. Through our efforts, Cianfrani Park is once again the green heart of our community.”

Cianfrani thrives to this day having most recently received First Prize in the Pennsylvania Horticultural Society 2012 City Gardens Contest. Some widely attended events that take place year round include a Summer Concert Series, Spring Festival, and Holiday Tree Lighting, It’s good to know that when people band together and work towards a common goal, great results can be produced. Cianfrani Park is a perfect example of that.

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New Philadelphia Price Changes – 1.9.13 – (Bella Vista, Passyunk Square, Society Hill, Queen Village)

New Philadelphia Price ChangesHere below are all new Philadelphia price changes updated to the MLS for the past seven days. Zip codes focused on are 19106, 19107, 19147, and 19148. If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565.           

(source: TREND MLS; Courtesy of Larry Levin)

Address

Price

Beds

Baths

Zip

Bella Vista

1322 Catharine St

$440,000

3

2.1

19147

700 S 10th St 1A

$649,000

2

1.1

19147

708 Saint Albans St

$349,000

2

1.1

19147

730 Montrose St D

$430,000

3

3

19147

815 League St

$149,000

2

1

19147

East Passyunk

819 Watkins St

$180,000

2

1.1

19148

929 Dickinson St

$424,000

4

2

19147

Passyunk Square

1152 Gerritt St

$259,000

2

1

19147

1220 Mifflin St

$190,000

3

2

19148

1229 S Juniper St

$246,500

2

1

19147

1529 S Beulah St

$309,000

3

2

19147

1901 S Camac St

$259,000

2

1.1

19148

1941 S Iseminger St

$179,999

3

1

19148

Pennsport

229 Tasker St

$219,975

2

1

19148

349 Dickinson St

$199,000

4

1.1

19147

623 Hoffman St

$69,900

2

1

19148

Queen Village

307 Fulton St

$579,000

3

2.1

19147

770-78 S 3rd St E

$250,000

1

1

19147

845 S American St B

$349,900

2

1.1

19147

935 E Moyamensing Ave

$329,900

3

2.1

19147

Society Hill

110 Lombard St

$699,900

3

2.1

19147

200-10 Lombard St 732

$245,000

1

1.1

19147

210 Locust St 10D

$294,000

1

1

19106

306 S Philip St

$699,000

3

2.5

19106

Washington Square West

1001-13 Chestnut St 401W

$340,000

2

1

19107

1101-11 Locust St 7B

$849,000

2

2

19107

 

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Bella Vista To Get First Passive House

Passive.

This word means many things to many people in a myriad of contexts. In the context of real estate and architecture, it has the ability to easily confuse. However, it is important for us to clear the air because passive building is about to be the trend everyone is talking about.  There are currently only a handful of properties in Philadelphia that represent this foreign and rare form of design. The newest plan for Pemberton Street in Philadelphia was just approved by the Bella Vista Zoning Committee last night. Live Love Philly talked about passive construction with Laura Blau of BluPath Design and GreenSteps Consulting who is handling the Pemberton project.

Passive Construction

Above: Original plan for Pemberton that has been modified.

For nearly a decade, Laura Blau and Paul Thompson have worked together at BluPath Design to design simple, elegant and environmentally sensitive spaces. After meeting their clients for Pemberton Street through the Meredith School Silent Auction, they started working towards designing this new residential property to passive construction speciifications. What does that mean? The following is information Ms. Blau provided Live Love Philly.

PASSIVE HOUSE CONCEPTS

Passive House buildings, residential or commercial, meet a rigorous energy standard developed in Europe. They are extremely energy-efficient and comfortable, with excellent indoor air quality. They are also better built and more durable, with lower utility costs than most buildings. The Passive House concept slashes heating consumption of buildings by up to 90%. There are over 40,000 Passive Houses worldwide as of 2012. Passive House buildings use the following strategies:

SUPERINSULATED WALLS: In a Passive House, the entire envelope of the building- walls, roof and floor or basement- is super-insulated, depending on the climate and project size. Insulation varies from 6” for California to 16” for Minnesota.

NO THERMAL BRIDGES: Heat flows out of a building on the path of least resistance, through a building element that conducts heat efficiently- a ‘thermal’ bridge. PH construction minimizes or eliminates thermal bridges.

AIRTIGHT CONSTRUCTION: Airtight construction reduces or eliminates drafts and heat loss through exfiltration and infiltration, reducing the need for space conditioning. The airtightness of a building is measured with a ‘blower door’ test. PH construction is very ‘tight’, and is confirmed by multiple blower-door tests during and after construction.

ENERGY RECOVERY VENTILATION: A house and its occupants need to breathe. The ventilator provides a constant supply of fresh air while conserving most of the energy already used to condition the building by using a balanced air-to-air energy recovery system. PH buildings have excellent indoor air quality, whether you open the windows or not.

HIGH-PERFORMANCE WINDOWS AND DOORS: Passive House windows and doors are chosen based on the transmission values of both frame and glazing. PH windows, usually triple pane, are 5+times more efficient than typical windows. Typical windows have a thermal resistance value equivalent to R2, EnergyStar windows may be as much as R3.5 whereas PH windows are R5 to R13 and perform more like a standard building wall. No more drafty windows or leaky doors!

PASSIVE SOLAR DESIGN AND INTERNAL HEAT GAINS: Passive House designs utilize well-known and proven passive solar design principles- building orientation, window size, type and location, sunshading- to manage energy gains and losses. Because of the exceptionally low levels of heat loss from the building envelope, heat generated by appliances, electronic equipment, lighting and people are a significantly source of heat in a Passive House building.

PASSIVE HOUSE PLANNING PACKAGE: Passive House Planning Package (PHPP) is a proprietary energy-modeling tool that helps the designer integrate each of the building elements so the final design will meet the Passive House standard. It has a proven accurate track record.

PASSIVE HOUSE STANDARDS

Passive House standards are met when:

  • Space heating and cooling requirements are less than or equal to 4.75kBtu/ft 2 /yr for new construction and 8.0kBtu/ft2/yr for retrofit. [US commercial building average is 33.00kBtu/ft2/yr, from US EIA 2003 Commercial Buildings Survey]
  • Total primary energy use of the design is less than or equal to 38.1kBtu/ft 2 /yr (120kWh/m2a)
  • Airtightness of the building is verified to be at or below 0.6ACH @50Pa, 1.0ACH@50Pa for retrofit.

(ACH = air changes per hour, Pa = Pascals, unit of pressure).

So why passive? A passive building achieves overall energy savings of 60-70% and 90% of space heating without applying expensive actives technologies. Energy losses are minimized, and gains are maximized. The heat/energy recovery ventilator helps keep energy that has already been generated in the house instead of venting it out. Pemberton Street in Bella Vista is trail blazing the way for more properties to be built that exhibit this extraordinary energy efficiency.  Passive is in.

For more information, feel free to contact Laura and Paul of BluPath at 267.519.3564 or at info@blupath.us.

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Seger Park Playground NOW OPEN!

Seger ParkThis past weekend, Philadelphia experienced warm temperatures throughout the region. Just in time to get get the kids out and about, Seger Park playground in Washington Square West opened on Friday!

Drew, my 8 year old daughter, loved all the new equipment added to the playground during our visit over the weekend. Take a stroll over soon to see for yourself all the great improvements made to this community space.

The playground renovations were made possible by The City of Philadelphia, Mayor Nutter, Councilman Frank DiCicco, Councilman Mark Squilla, Pennsylvania Department of Community and Economic Development, Sentaor Larry Farnese and Representative Babette Josephs.

Seger ParkWhile Phase One is finished, the Friends of Seger Park are still raising funds to complete Phase 2 of the project, the Sprayground. The Sprayground is an area where the children of Center City would be able to cool off in a safe, fun place during hot Philadelphia summers. The current water feature is broken, and the cost to repair it is prohibitive. The new sprayground will provide an essential play area and its innovative design will serve as the visual icon for the park. The Friends of Seger Park have already raised $50,000 complete the project, but still have $200,000 to go. To donate to these efforts, click here.

Live Love Philly will be announcing details on a City ribbon-cutting ceremony at Seger when they are revealed.

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New Philadelphia Homes For Sale – 1.14.13 – (Bella Vista, Old City, Pennsport, Queen Village)

New Philadelphia Homes for SaleHere below are all new Philadelphia homes for sale updated to the MLS for the past seven days.  Zip codes focused on are 19106, 19107, 19147, and 19148. If you have any questions or comments about the information listed below, please feel free to call Larry Levin at 267.808.6565.

 (source: TREND MLS; Courtesy of Larry Levin)

Address

Price

Beds

Baths

Zip

Bella Vista

1012 Christian St

$577,000

3

2.1

19147

1135 Carpenter St

$249,900

5

1

19147

1233-35 Bainbridge St A

$399,900

2

2

19147

1318 S Reese St

$149,900

3

1

19147

623 Federal St

$279,900

4

1.1

19147

727 Clymer St

$379,900

3

1

19147

735-739 S 12th St 302

$349,900

2

2

19147

East Passyunk

1908 S Iseminger St

$229,000

3

1

19148

815 Mcclellan St

$239,900

2

1

19148

1015-17 Mifflin St

$295,000

3

1

19148

Old City

141-45 N 2nd St 3B

$349,000

2

2

19106

205-15 Cuthbert St 201

$359,000

1

1

19106

309-13 Arch St 408

$329,000

1

1

19106

       

Passyunk Square

1737 S 13th St

$289,000

3

1.1

19148

       

Pennsport

103 Mcclellan St

$84,000

2

1

19148

122 Fernon St

$274,900

2

1

19148

1327 E Moyamensing Ave

$535,000

3

4

19147

1416 S Orianna St

$109,000

2

1

19147

149 Watkins St

$389,000

3

2

19148

232 Washington Ave

$234,900

4

1

19147

308 Dickinson St

$339,000

3

2

19147

       

Queen Village

208 Christian St

$364,900

3

1.1

19147

736 S 2nd St

$579,900

3

2

19147

852 Independence Ct

$649,000

3

3

19147

       

Society Hill

101 Walnut St 4

$840,000

2

2.1

19106

312 S Front St

$1,299,999

3

3

19106

604 S Washington Sq 2103

$605,000

2

1.1

19106

9 Saint James Ct 13

$549,000

3

1.1

19106

       

Washington Square

1029-33 Spruce St 201

$325,000

1

1

19107

720-22 Chestnut St A

$349,900

2

2

19106

 

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