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Archive | East Passyunk Crossing

What's Happening in:  East Passyunk Crossing 

Upgrade in store for East Passyunk Community Center outdoor space

By Sequoia Medley
An eager crowd gathered at the East Passyunk Community Center (EPCC) on Tuesday, December 11th for the unveiling of designs for the center’s outdoor spaces. The renderings were well-received as an exciting reimagining of the sole public green space serving the surrounding neighborhood. The presentation, by a team of design professionals assembled by the Community Design Collaborative (CDC), was the culmination of several public visioning sessions and meetings with those who use the space.

Leah Rominger, Community Design Collaborative volunteer, presents her group’s research findings.

The year-long planning process was spearheaded by the EPCC Advisory Council. The Council works with Philadelphia Parks & Recreation to organize special events, promote the Center, and plan and raise funds for site improvements.
EPCC, 1025 Mifflin Street, provides space for athletic, dance, art, and music programs. The building’s meeting spaces host civic meetings, Girl Scouts, the local chapter of the Special Olympics, Vikings New Year’s’ Brigade, a seniors group, as well as cultural, heritage, and history events.

Existing view from 11th and Mifflin looking northeast.

The green space outside the building is a different story. The corner site is one of the only Parks & Rec facilities parks located between Broad Street and 6th Street from Marconi Plaza to Columbus Square. Sadly, it is largely paved with concrete except for an area of threadbare grass. Several trees provide shade, although an arborist reported that most were near the end of their lifespan. The site has no permanent play equipment, but children make use of the sculptural bronze-and-concrete sundial located on the site’s southwest corner.
Since the Advisory Council was formed in 2015 they have made improvements to the site including removing overgrown landscaping and adding a bocce court on the site of an outdoor smoking area used by the building’s former tenants.
Attempting to provide something for everyone, the plans call for a radical redesign that creates a welcoming multipurpose arena designed to serve the diverse needs of neighbors of all ages and interests.

More space for play, less paving.

Leah Rominger and Missy Van Sleet, two of the seven-person volunteer team assembled by the CDC for this project, summarized the previous community input before unveiling the design renderings intended to be presented to future landscape architects and contractors.

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What's Happening in:  East Passyunk Crossing 

New Coffee Shop Opening on East Passyunk

Just in time to keep us fueled-up during the darkest days of the year, a new coffee shop is opening its doors on the Avenue this morning. Jennifer Santore and her aunt, Valerie, will run Ground Up at 1926 East Passyunk Avenue. The site was most recently home to Vin Cafe.

Window signage before opening.

Jennifer grew up with family in the hospitality industry and attended culinary school with the goal of someday becoming a small business owner.  With deep roots in South Philly, she found there was no better place to open an establishment of her own than along the Avenue.

The interior. 

Ground Up will be open daily from 7 am – 3 pm serving coffee, tea, and hot chocolate, along with pastries and bagels from Rockland Bakery out of New York, where Jennifer’s uncle works.  With Jennifer’s background in cooking, she plans to expand the menu over time.

The coffee shop will seat about 24 and has window counter seats with charging stations so you don’t have to awkwardly crawl under a neighbor’s table to plug in your laptop. So swing by Ground Up this week on your way to work or while shopping along the Avenue and welcome Jennifer to the neighborhood.

Ground Up
1926 East Passyunk Avenue
Open Daily, 7 am – 3 pm

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What's Happening in:  East Passyunk Crossing 

Roman Lumber makes way for “Roman Square” at 11th & McKean

By Sandy Smith for the Passyunk Post

What was a series of low-slung commercial buildings in the 2000 block of South 11th Street is now an empty lot. Soon, that lot will be filled with eight brand-new four-story townhouses called “Roman Square.”

View looking southwest from 11th & McKean Streets, April 25, 2018. Photo by Darren Fava.

Same view after demolition, July 2018. Photo by Darren Fava.

“Within the next week, weather permitting, we hope to begin excavation” on the development at the southwest corner of 11th and McKean streets, said Bob Shaw, director of development for P & A Associates.

Each of the eight units in this project from Canno Design will have four stories plus a roof deck. All will have three bedrooms and three bathrooms; all will also have a powder room on the street level, except for the unit with two garages on the street level. Access to the garages will be via a central driveway that uses an existing curb cut on South 11th Street.

Roman Square rendering. Canno Design.

Six of the houses will have garages on their street floors that can accommodate two cars. The two units on 11th Street closest to Emily Street will each have a one-car garage located on the street level of the northerly unit.  The southerly unit will have a den and a flex room on the street level.

When the project went before the East Passyunk Crossing Civic Association for approval in March of 2018, neighbors had two principal objections. One was the loss of a parking space on 11th Street. The developer pointed out that a curb cut existed to access the warehouse torn down to make way for this project, so no legal spaces would be lost.

The other objection related to the buildings’ height, which was three feet over the height limit for its zoning district. The EPX Civic Zoning Committee recommended approval of the zoning variance for this project with the stipulation that it remain at the height limit, but the Zoning Board of Adjustment approved the variance for the project as designed.

Shaw explained that the extra height represented a compromise in order to meet both neighbors’ and buyers’ desires. New construction homes typically have ceiling heights of at least nine feet, he said, but “we made the first floor eight feet, which is pretty low for new construction standards. We felt we could do this because the first floors were largely taken up by the garages.

“The fourth-floor ceilings are also a little under nine feet,” he continued. “We did the best we could in order to fit the parking in, which was something the neighbors also wanted, and this is where we ended up.”

The houses are not yet listed for sale, but Shaw expects they will be shortly. He estimates that the homes will be pre-construction priced around $699,000.

Editor’s Addition:

Promotions for the homes posted on the, Redfin, and Trulia websites describe the homes as having a living area of 2,765 square feet.

The images and descriptions below are included in the promotional postings. Let us know what you think of the designs in the comments below.

An open concept second floor features 10 ft ceilings and oversized Pella Windows allowing maximum flow of natural light throughout the living room, dining room and kitchen. Whether cooking or entertaining, you will be at home in the Gourmet Kitchen equipped with every modern amenity including French door refrigerator, 5 burner gas range, dishwasher, canopy hood and slide out microwave, all clad in stainless steel.

Retire after a long day into the entire 3rd floor owner’s suite which boasts a huge walk-in closet and a beautiful bathroom with double sink vanity and a large stall shower with a frameless glass shower door. Keep everything cozy with dual zone gas heat and gas, tankless hot water heater. Energy efficiency and quality is evident throughout.

The 4th floor is equally as impressive with 2 junior suites each with a well-appointed bathroom. Space for a washer and dryer tucked in a laundry closet conveniently located just steps away. An expansive roof deck with amazing views tops off this quality filled home.

Additional features include hardwood flooring and recessed LED lighting throughout all living areas and bedrooms, quartz countertops and more. Inprint your signature on your new home by selecting finishes. 10-year tax abatement and one year builder warranty included for added piece of mind.


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What's Happening in:  East Passyunk Crossing :  Passyunk Square 

2018 East Passyunk Avenue Tree Lighting

On Thursday, November 29 from 5 to 7 p.m. the East Passyunk Avenue Business Improvement District (EPABID) and Passyunk Avenue Revitalization Corporation (PARC) will host the annual tree lighting party at the Singing Fountain, Tasker St. and East Passyunk Avenue. The event is free and families are welcome.
The celebration will include live music, carolers, holiday treats from Avenue businesses, shopping, and a visit from Santa Claus.

The 2017 tree at the Singing Fountain. Photo courtesy East Passyunk BID.

“We’re very excited to have CBS 3 joining to us to emcee the event once again,” said Adam Leiter, executive director of EPABID, “along with our neighborhood youth from Alphabet Academy and the Andrew Jackson School’s HOME Band to ring in the season with festive performances. Meteorologist Lauren Casey will collect unwrapped toys for the Toy Fest holiday toy drive sponsored by CBS 3 and CW Philly 57.”
After the party, revelers can strut down the Avenue with the Pennsport String Band for extended shopping hours as the Deck the Ave campaign kicks off with shopping, sales, and other festivities which will run through December.
“The tree lighting began in 2011 as a way to celebrate with the neighborhood in partnership with PARC, EPABID, East Passyunk Crossing Civic Association and Passyunk Square Civic Association,” said Leiter. “Originally it brought the neighborhood together around a decorated “tree” version of the Singing Fountain, though this will be the second year we will decorate a live tree at the fountain area.”
According to Bryan Fenstermaker, executive director of PARC, this year’s tree will be a 16-foot Frasier Fir born-and-raised in North Carolina. Urban Jungle at 1526 East Passyunk will deliver the tree on November 21. PARC hires John McClenny of Yes Dear! to install the lights and decorations in the days leading up to the event.
“The transition from the tree over the Singing Fountain to the stand-alone live tree has received positive feedback,” says Fenstermaker. “It’s a welcome change for our diligent cleaning crew. The old tree left lots of needles inside the fountain and caused the potential for drainage issues in the spring. It’s now much easier to keep the fountain clean during the holiday season.”
Fenstermaker says he’s gained experience in maintaining an outdoor tree in the past years. “At home you don’t have to tether ornaments to the tree, or keep dogs from using it as a bathroom post. In the wild it’s one thing, but we don’t want it to happen at this gathering spot.”
You can donate $10 to the CBS 3 and CW 57 Philly Toy Fest toy drive by texting JOY to 41444. EPABID and PARC would also like to thank their sponsor, Univest.

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What's Happening in:  East Passyunk Crossing 

Property of the Week: 1023 Morris Street

There are thousands of homes for sale in South Philly. Our “Property of the Week” features one worth checking out…

Live in the lap of luxury in South Philly! This newly renovated home in East Passyunk Crossing is ideally located within walking distance to East Passyunk Avenue’s shops and some of the top restaurants in the country. The home is also close to public transportation.

General details
This home was designed for comfort, with an emphasis on sustainability. Green features include VOC-free paint, energy efficient windows, hot water heater, and HVAC system. The house’s systems are brand new, including the plumbing and 100 amp electrical service.

In addition to great natural light, you’ll find hardwood flooring throughout, beautiful finishing details around the doors and windows, and decorative baseboards and crown molding in the living room. The home also features a new roof and Ring doorbell system.

The state of the art kitchen boasts stainless steel appliances, granite countertops, and ample cabinet space. French doors lead from the kitchen to a back patio area that’s lovely for entertaining.

Second floor
The second floor contains three bedroom suites — with plenty of closet space in the master bedroom. Three and a half baths with beautiful tile and granite countertops are supplied by all-new plumbing.

The second floor front bedroom has a Juliette balcony which provides unique curbside appeal.

Lower level
There’s additional storage area in the fully-finished lower level, complete with an antique wine press!

A 10 year tax abatement has been submitted for this property. Sellers are offering a $4,000 credit to outfit closets & glass shower doors.

For more information, please contact:

Ilene Wilder, Realtor
Berkshire Hathaway Home Services

215-893-9800 office
215-514-0449 cell


Stephanie Sultanov Graham


Fox & Roach Realtors
1818 Rittenhouse Square
Philadelphia, PA 19103

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What's Happening in:  East Passyunk Crossing 

Property of the Week: 1909 S. Warnock Street

There are thousands of homes for sale in South Philly. Our “Property of the Week” features one worth checking out…

A move-in ready home in one of the most in-demand neighborhoods in Philadelphia. This two bedroom home on quiet Warnock Street opens up to the leafy park at East Passyunk Community Center—which is soon to undergo an almost one million dollar renovation as a public green space.

Small and well-maintained, this home is close to public transportation including the 45 bus and the Broad Street Line. Even closer are the shops, restaurants and destinations of East Passyunk Avenue. New businesses join the nearby Bok Building every week, including Irwin’s restaurant on the top floor, Two Persons coffee, the SmokHaus, and a daycare.

On the first floor, the open footprint has your kitchen, dining room and living room. There’s a coat closet, too.

Living room


The backyard has an open feel and accommodates seating for guests and relaxation.

Head downstairs to find a finished basement with a modest ceiling height. This space is a great getaway, media room, or office. There’s also laundry and storage.

Basement getaway

The second floor features two well-lit and good-sized bedrooms. The updated bathroom is at the top of the stairs.


Bedroom 2


This home offers a lot and even comes with a one year warranty.

Price: $265,000

Listing Agent:

Adam J. Baldwin
Coldwell Banker Preferred – Center City
1401 Walnut Street, 8th Floor
Philadelphia, PA, 19102
Office: (215) 546-2700
On-demand: (610) 999-4090

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