Philly YIMBY’s recent site visit has observed that construction has still not started at the site of a proposed seven-story, 157-unit mixed-use building at 1101-33 South 9th Street in the Italian Market in South Philadelphia, although site prep is currently underway. The structure will rise at the southeast corner of 9th Street and Washington Avenue, replacing a large parcel that has long sat vacant. Designed by BLT Architects, the development will span 204,351 square feet and feature 15,192 square feet of commercial space and parking. Permits list HC Pody Company as the contractor and specify a construction cost of $52 million.
1101 South 9th Street. Photo by Jamie Meller. June 2024
1101 South 9th Street. Photo by Jamie Meller. June 2024
1101 South 9th Street. Photo by Jamie Meller. June 2024
The new building proposed at the site will finally fill this large void that has marred the streetscape as a massive eyesore for so long; moreover, it will replace a sizable parking lot to the east, which opens onto Washington Avenue, another instance of massive underuse of valuable, centrally-located city property (the parking lot has since been stripped, as well). Although lacking the folksy appeal of adjacent market stalls, the ground-floor retail space, which will apparently stretch both along 9th Street and Washington Avenue, will create exactly the kind of pedestrian-friendly vibrancy the location needs, while the long awnings will approximate the feel of the market’s covered stalls.
Above, a facade of brick and large paneled loft-style windows will emulate the feel of a traditional prewar factory loft, which is a very appropriate theme for the site (if a prewar building of a similar scale stood at this location in this particular neighborhood, it would had almost certainly been of the factory loft variety). In turn, the added density will bring much-needed housing stock to this central location, which is well-served by public transit (the 47M and 64 buses stop at the intersection and the Ellsworth-Federal Station on the Broad Street Line is situated within a ten-minute walk to the west) and is within walking distance of Center City (South Street runs within a ten-minute walk to the north). Moreover, the residents promise to provide a non-insignificant customer base for the market itself.
1101 South 9th Street. Photo by Jamie Meller. June 2024
1101 South 9th Street. Photo by Jamie Meller. June 2024
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The long and winding tale: Between July 2007 and August 2009, a three-story handsome, articulated yet dilapidated, graffitied, metal-gated, window-boarded, brick warehouse (with a fascinating ghost sign “Mexican Ice Company – Ice and Coal”) was torn down to create vacant land and surface parking, leaving Anastasi Seafood as the property’s only viable concern.
In August 2015, Midwood Investment & Development, the group that built the Cheesecake Factory at 15th and Walnut, proposed a 70-unit seven-story structure, eight single-family trinity houses on Darien Street (an alley running parallel to 9th), and 150 parking spaces, of which half would serve Italian Market shoppers and diners. The proposal included 18,000 square feet of retail fronting both 9th Street and Washington Avenue. In October 2015, PHL’s Planning Commission approved the project.
In April 2019, there was a Civic Design Review presentation that indicated new plans: a six-story (down from seven), 204,351 square foot, $52 million, by-right project with 157 apartments (up from 78 units), 15,000 square feet (down from 18,000) of ground floor retail and 120 (down from 150) underground (yay) parking spaces. Only 48 (down from 75) of these parking spaces were reserved for the building’s residents, with the rest (72, down from 75) likely for Italian Market customers and diners. Renderings depicted an attractive, industrial style building with a brick facade and large ground floor windows and a landscaped courtyard on its east side. Aside from the excessive amount of parking and the 9th St. parking garage entrance that would likely interrupt pedestrian flow along the Italian Market, this appeared to be a huge win for the area, bringing new residents and shops to what was mostly vacant land and a parking lot (albeit popular Anastasi Seafood was still operating). Of course, adaptive reuse of the former, handsome, three-story, brick warehouse would have been ideal, but that possibility ended sometime before August 2009.
In November 2020, a building permit was issued, likely to capture 100% of the new construction real estate tax abatement. In December 2020, Anastasi Seafood remained open for business and had not announced any plans to close or move. In November 2021, renderings were posted on site, a fence was up and excavation started. At that point, Anastasi Seafood may have been closed.
In February 2022, Anastasi Seafood reopened less than a block away, just north of Washington Avenue at 1039 S. 9th St. In February 2023, the site had been cleared of parking lot asphalt, the former Anastasi Seafood building, and vegetation. The construction fence remained but was covered with graffiti. There were no workers, equipment or porta potty (usually the first sign of imminent construction) on site.
In February 2024, Center City District’s 2024 development listing stated that this project was under construction. Glory be. In March 2024, site prep was occurring. Construction workers, one piece of heavy equipment, barricades, and a vehicle were on site. Porta potties too. However, The Philadelphia Inquirer reported that after developer Midwood demolished the original building, the company hadn’t made any further progress.
Midwood’s CEO John Usdan declined to comment on the stalled project, saying only that the company had no update. Now, in June 2024, photos indicate that construction workers, heavy equipment, barricades, vehicles and, saddest of all, porta potties, are no longer present.
Ugh. So disappointing that this is stalled. Should be a great corner and instead we have nothing. We make things way too hard to build in this city!
Bottom line, it is the abuse of councilmantic power by the local councilman. What is mystifying is why hasn’t the developer sued both the city and councilman to recoup millions of dollars sunk into the project?
I do believe that rabid Italians propagated falsehoods against the developer as they see the project as a threat to their heritage.
Philadelphia needs to clean out insidious corruption among all city agencies and councilmen who participate in this crap.
I’ll agree to that! Look at Roxborough/Manayunk? Way too many apartment buildings with only bicycle parking!!
Susan, Environmentalists mandated the car cutbacks and left enough for bicyclists. This causes people to park in other neighbor’s street parking. If people cannot park their cars, they will leave the apartments/condos.
Actions like this need to be phased in. You can’t just say get rid of your car!
It is interesting that the apartment ad is not for future apartments on that spot but the building almost complete where the 12th Street Gym was. Still, the vacant lot is an eye sore, it would be nice if they did a pop up beer garden down there at least, like on Walnut next to the former McDonalds or South Street next to the Jerk Hut. Surely partnering with someone doing something like that would at least pay for the carrying costs of the lot until construction begins. I mean if a pop up beer or wine garden does not make money, why would they keep popping up every spring through early fall?
The Washington Avenue renaissance is nice to see, hopefully the Italian market will get revitalized as a result, as it has been looking a bit shabby for too long now, which is a shame because there are still some great shops there, and unfortunately, the Giant going in on Broad won’t help the Italian Market much except maybe having a parking garage so close.
Great! More studio apartments for $3000 a month. Just what we need.