baltimore avenue

Vacant lot next to Clark Park should finally get redeveloped

The saga of 4224 Baltimore Ave. has taken a satisfying turn.

Photo from awhile ago but it still applies

We first pondered this property back in the spring of 2012, wondering how it was possible that a large vacant lot could exist across the street from the wonderful Clark Park. A year later, we were excited to learn about a by-right plan for 92 apartments, though details were lacking at the time. After another year, we covered an impressive community outreach process from developers the Clarkmore Group with help from U3 Advisors, which resulted in a host of changes to the project. The revised plans called for 132 condos and rental apartments, retail, and roughly 1:2 parking. Last fall though, the project seemed like it was in jeopardy as the developers were looking for an ordinance, but Councilwoman Blackwell was unwilling to oblige despite requests from multiple community groups.

Will move from their space on the 4900 block

Two summers ago, we first introduced talk about Greensgrow expanding from Kensington to a West Philly location at a long vacant lot at 51st & Baltimore. And it was exciting to see that this community urban farm that nineteen years ago started as a hydroponic lettuce farm on a reclaimed brownfield site was eyeing expansion into a new neighborhood.

Possible plans to expand the Mercy Wellness Center seemingly scuttled that idea, even though Greensgrow had held community meetings collecting input for the lot; though all in good faith, it seems. Instead, Greensgrow West opened last spring at 4912 Baltimore Ave., in the space once occupied by Elena's Soul. That space, you'll recall, became available only because the previous business burned down.

Should be less controversial than the Subway

In the spring of 2012, a Subway franchise opened near 46th & Baltimore. At the time, several neighbors decried the move- some were upset because it was a chain and others that were worried customers would zip in and out of a parking alley behind the adjacent homes.

The store had a 10-year-lease, but it closed this past winter. At the time, the Spruce Hill Community Association was told that Subway was actively engaging new tenants for the spot. But the space, at 4533 Baltimore Ave., has remained shuttered. Now, plans for a new tenant have emerged and work has been ongoing at the site.

Philly's first queer-owned tattoo shop

Over the past few years the western end of the Baltimore Avenue commercial corridor has seen considerable improvements. These changes were anchored by the relocation of the Mariposa market on the 4800 block in 2012, and since then, we've seen the openings of Little Baby's Ice Cream, The Marvelous, and Greensgrow farm on the 4900 block. among other new businesses. The latter appeared at the site where Elena's Soul burned down on Christmas Eve 2012

Greensgrow, last summer

The most recent is Spirited Tattooing Coalition, set to open this month at 4918 Baltimore Ave., a location last occupied by a market. The tattoo parlor will double as a local art gallery, and will be run by Jasmine Morrell. Morrell will be the proprietor of "the first queer-owned tattoo shop in Philadelphia."

Great use for a space next to a gas station

It's been relatively quiet along Baltimore Avenue on our end of late. Last month, an SHCA meeting for plans to turn a vacant 43rd & Baltimore corner into 132 condos and apartments was rescheduled due to a fizzled blizzard. The meeting should take place sometime this month. A few blocks away though, an old auto garage next to a gas station at 46th Street has plans for new action.

Muay Thai kickboxing coming upstairs

Soon, the second floor of that building at 4542 Baltimore Ave. will be converted into the 8 Limbs Academy, a Muay Thai kickboxing gym. 8 Limbs plans to open by March, according to the West Philly Local. It will feature an open floor plan covering 2,200 sqft of space with over a thousand sqft of mats, and will offer youth and adult classes.

Closed for now, but will another franchisee step in?

At 46th & Baltimore in West Philly, Subway is closed, but Jared and his gang still have plans to sell sandwiches at this location. The original franchise operator has left and Subway is looking for another, according to Barry Grossbach, Spruce Hill Community Association zoning chair.

Shuttered Subway

“I could only tell you I asked the zoning attorney on our zoning committee to see what he could find out,” Grossbach said. “Evidently, and this is the only thing we know, they [Subway] are looking for another franchise operator.”

When the Subway proposal came before the SHCA two years ago after the sandwich chain announced plans to take over a long-vacant corner location at 4533 Baltimore Ave. along the Baltimore Avenue Commercial Corridor, a handful of neighbors decried the proposal because of fears: traffic and big business. First, customers would create parking issues; it's located next to an alley and driveways behind 46th Street homes, they envisioned hungry Subway shoppers zipping down in cars on their way to and from work. Then was the fact Subway is a chain franchise as opposed to an independent small business, on a corridor full of the latter. The store opened in the spring of 2012, entering into a 10-year lease.

Minor change at 43rd & Baltimore in the big picture

For many years, we delighted in the fact that a pizza place at 43rd & Baltimore thought it was a good idea to call themselves "Wurst House Pizzeria." And it was definitely a sad moment for us back in 2006 when new ownership came in and inaccurately renamed the place "Best House Pizzeria." While it was indeed a house of pizza (and beer), there was little about the place that could be classified as best, unless you were looking for the best place near 43rd & Baltimore to snag a mediocre slice of pizza. In that sense, the name was very apt indeed. But none of that matters anymore because Best House Pizzeria has closed its doors.

Shuttered business
Signs on the door

According to West Philly Local, the folks behind Local 44 and Memphis Taproom will be taking over the place and renaming it Clarkville Beer. There's no additional info on the concept as of yet, but if history is any indication based on their transformation of Kelliann's into Local 44, they will do a solid job creating a beer destination for the neighborhood. Hopefully, the place will continue to serve food.

Fixes Up Blighted Home

It was an obituary that ultimately provided the information that led to the transformation of a blighted home near 49th & Baltimore instead of its demolition on the taxpayer's dollar. Detective work from Project Rehab reached all the way to Brooklyn, and in the end a home that had collapsed in on itself everywhere except for the facade was renovated and sold for $335K in a span of 18 months.

In the past

“There are always different stories and always different complications,” said Ryan Spak, who operates Project Rehab at University City District.

Since its conception in 2011, Project Rehab has positively impacted thirty-one homes in University City and West Philadelphia and has created $11.3M in real estate value from distressed properties, according to Spak. In February, we shared the story of another collapsed home at 4923 Osage Ave. that had been rehabbed and put on the market for $350K.

And it's a nice night for a walk!

The last few days have been agonizingly hot to the point that leaving an air conditioned home, office, or car quickly seemed like a sweaty bad idea. Today, the skies are a little gray and we've seen a little rain fall, but we're finally getting a respite from the high temperatures. Seems like a good excuse to make your way to Baltimore Avenue to enjoy the annual Dollar Stroll, no?

4900 block of Baltimore Ave.

This event, from the good people at University City District, is exactly what it sounds like it is.

1) Take a walk on Baltimore Avenue.

2) Stop into one of your favorite businesses along the corridor.

3) Get some tasty treat or useful item for a buck.

4) Repeat until stuffed, exhausted, or both

Mariposa will have banana whips and cookies

Pretty much all of the expected suspects will be participating in the Stroll, including the above-pictured Mariposa, Dock Street Brewery (offering small beers and pint glasses), and Green Line Cafe (hot dogs, carrot dogs, iced coffee, and iced tea). Plus there's gonna be food trucks, and live music, and general awesomeness all over.

Nice location for school, green space, and tasty pastries

On Woodland Avenue in West Philly there's a solid amount of reinvestment happening now, and there's more on the horizon.

Under construction

At 4619 Woodland Ave.HOW Properties plans to build a 16-unit three-story residential complex with a ground-floor retail spot. Three-bedroom units will rent from from $1850 to $2100 a month, with smaller units ostensibly renting for less. The property will likely cater to the growing student demand in West Philadelphia as rental prices increased last year in Cedar Park more than any other neighborhood in the city, according to rental service LiveLovely. HOW also developed The Residences at 1424 Fairmount, a project that knocked down an old seafood warehouse and built a collection of apartments. The design of the structure is similar to some buildings we've seen go up near Temple, with a mostly brick facade and metal-clad bay windows.

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