Pimlus atlas - final - september 2010

A T l a san industrial land use & D R A F Tmarket strategy for the i ndus tri al l and i n phi l adel p hiacity of philadelphia:industrialland atlas prepared for The City of Philadelphia prepared by _interface studio llc CHPlanning Ltd. september 2010 prepared by _Interface Studio LLC

Cover: Disston Precision, Inc., TaconyRight: Rhoads Industries, Philadelphia Navy Yard City of Philadelphia :: philadelphia industrial land atlas

acknowledgments A T l a s D R A F TThis Industrial Market and Land Use Strategy advisory committee special thanks to...was undertaken with funding by the Philadelphia Suzanne Biemiller, Office of the Mayor, City of Philadelphia Jennifer Barr, Philadelphia City Planning CommissionIndustrial Development Corporation (PIDC) and Duane Bumb, Philadelphia Department of Commerce David Fecteau, Philadelphia City Planning Commissionthe City of Philadelphia. The plan was led by PIDC Teresa Gillen, Redevelopment Authority of the City of Philadelphia Jim Green, Philadelphia City Planning Commission i ndus tri al l and i n phi l adel p hia John Grady, Philadelphia Industrial Development Corporation Octavia Hall, Philadelphia City Planning Commissionwith the support of the Philadelphia Department Joseph Houldin, Delaware Valley Industrial Resource Center Natalie Hseuh, Zoning Code Commissionof Commerce and the Philadelphia City Planning Alan Greenberger, Deputy Mayor for Planning and Economic Development Gary Jastrzab, Philadelphia City Planning CommissionCommission, and guided by a dedicated Advisory Steve Jurash, Urban Industry Initiative David Knapton, Philadelphia City Planning Commission Peter Kelsen, Zoning Code Commission Andrew Meloney, Philadelphia City Planning CommissionCommittee comprised of representatives of City and Peter Longstreth, President, Philadelphia Industrial Development Corporation David Ortiz, Philadelphia City Planning Commissionregional departments and agencies charged with Richard Redding, Philadelphia City Planning Commission Cornell Pankey, Philadelphia City Planning Commissionstewardship of Philadelphia’s industrial lands. Laura Spina, Philadelphia City Planning Commission project team Michael Thompson, Philadelphia City Planning Commission Tom Dalfo, Philadelphia Industrial Development Corporation Brian Ivey, City of Philadelphia, Division of Technology Matt Honea, Philadelphia Industrial Development Corporation Thomas Neirynck, City of Philadelphia, Division of Technology Prema Katari Gupta, Philadelphia Industrial Development Corporation Kristin Sullivan, Mayor’s Office of Sustainability Brian Flanagan, Deputy Mayor’s Office for Planning and Economic Development Marisa Waxman, City of Philadelphia, Revenue Department Eva Gladstein, Zoning Code Commission Christopher Zearfoss, Mayor’s Office for Transportation and Utilities John Haak, Philadelphia City Planning Commission Alan Urek, Philadelphia City Planning Commission Michael Cooper, Philadelphia Industrial Development Corporation Vince Dougherty, City of Philadelphia, Commerce Department Alice Cathcart, Philadelphia Industrial Development Corporation Jon Edelstein, City of Philadelphia, Commerce Department Amanda Davis, Philadelphia Industrial Development Corporation consultant team Elizabeth Miller, Community Design Collaborative Carryn Golden, Community Design Collaborative _interface studio, llc Initiative for a Competitive Inner City Scott Page Teresa Lynch Erin Murphy Boyle, Governor’s Action Team Bryan Lobel Paige Gentry James Fuller, The Hankin Group Ashley DiCaro Adam Kamins John Gattuso, Liberty Property Trust Mindy Watts Patrick Green, CB Richard Ellis Leah Murphy CHPlanning Richard Gorodesky, Colliers International Shawn Brede William Hankowsky, Liberty Property Trust AECOM Economics Robert Fejeren Thomas G. Morr, Select Greater Philadelphia Shuprotim Bhaumik Tracy Tackett Ned Rauch-Mannino, Urban Industry Initiative Aaron Smith James Mazzarelli, Liberty Property Trust Jaime Flaherty DMJM Harris Barry Seymour, Delaware Valley Regional Planning Commission Timothy Gunner Joseph Welsh, The Collegiate Consortium prepared by _Interface Studio LLC

Tasty Baking Co., Philadelphia Navy YardCity of Philadelphia :: philadelphia industrial land atlas

table of contents A T l a s D R A F TI Industrial land in Philadelphia: an introduction ....................... 1II district by district analysis ................................................................... 29 i ndus tri al l and i n phi l adel p hia 1 american street ................................................................................................................ 30 2 aramingo.................................................................................................................................... 42 3 callowhill ............................................................................................................................... 54 4 grays ferry ............................................................................................................................ 66 5 hunting park east ............................................................................................................ 78 6 hunting park west ........................................................................................................... 90 7 lawncrest ................................................................................................................................. 102 8 lower north delaware ................................................................................................... 114 9 northeast .............................................................................................................................. 126 10 northern liberties ........................................................................................................... 138 11 parkside .................................................................................................................................. 150 12 roxborough .......................................................................................................................... 162 13 south delaware ................................................................................................................ 174 14 southwest ............................................................................................................................ 186 15 upper north delaware ................................................................................................ 198 prepared by _Interface Studio LLC

list of figures citywide overview Figure 1: PIDC Industrial Parks ………………........................................................................................................................……………………. 5 Figure 2: Economic Incentive Zones ...….………….................................................................................................................................…. 6 Figure 3: Surveyed Philadelphia Industrial Districts ………………….…....................................................................................................... 7 Figure 4: Industrial Area Characteristics …………….......................………………………................................................................................. 8 Figure 5: Highway Infrastructure ……………………………………...................................................................................................................... 9 Figure 6: Traffic Volume ……………………………………..................................................................................................................................... 9 Figure 7: Rails and Ports ………………………………...................……............................................................................................................. 10 Figure 8: Land Uses in Surveyed Industrial Distircts......................................................................................................................……. 11 Figure 9: Breakdown of Industrial Land Uses Only ………………………………......................................................................................... 11 Figure 10: Land Use in 1954 ……………………………………......................................................................................................................... 13 Figure 11: Industrial Zoning: 2009 ……………………………………................................................................................................................ 14 Figure 12: Industrial Zoning Typologies: 2009 …………………………………….............................................................................................. 14 Figure 13: Industrial Zoning Comparison, 1954-2009 …………………………………................................................................................…. 15 Figure 14: Industrial Zoning Changes between 1999 and 2009 ……………….………………...............................................................…. 16 Figure 15: Industrial Parcels Larger than 10 Acres ...............................................................................................................................18 Figure 16: Physical Land Vacancy, Surveyed Districts ……………………………......................................................................................... 19 Figure 17: Building Vacancy, Surveyed Districts ………………................................................................................................................. 20 Figure 18: Market Pressure in Industrial Districts ……………………………………........................................................................................ 21 Figure 19: Market Pressure: Callowhill, Northern Liberties, American Street & Lower North Delaware............................................. 21 Figure 20: Improvement Value per Square Foot by District ….……………………………............................................................................. 19 Figure 21: Levels of Industrial Intensity ……………………………………......................................................................................................... 25 Figure 22: Comparing Industrial Intensity ………………............................................…………………….......................................................... 26 Figure 23: Potential Industrial Land Supply, 2009 ……………………………………......................................................................................... 27 Figure 24: Industrial Land Assembly Potential, by Acreage 2009 …….................................................................................................... 28City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F Tamerican street grays ferryFigure 25: American Street Industrial District Key Map …….....................................................................…………. 31 Figure 55: Grays Ferry Industrial District Key Map ………………….................................................................…………………. 67Figure 26: American Street Industrial District Context ………................................................................................. 34 Figure 56: Grays Ferry Industrial District Context …………………………………….................................................................... 70Figure 27: American Street Industrial District Transportation Infrastructure …………………..……......................... 35 Figure 57: Grays Ferry Industrial District Transportation Infrastructure …………………………………...............................…. 71 i ndus tri al l and i n phi l adel p hiaFigure 28: American Street Industrial District Access to Public Transit ………..................................................…. 36 Figure 58: Grays Ferry Industrial District Access to Public Transit ……………………………………......................................... 72Figure 29: American Street Industrial District Land Use ……............................................................................…. 37 Figure 59: Grays Ferry Industrial District Land Use ……………………………………................................................................. 73Figure 30: American Street Industrial District Land Use & Zoning Comparison ….............................................. 38 Figure 60: Grays Ferry Industrial District Land Use & Zoning Comparison ……………………………………............................ 74Figure 31: American Street Industrial District Zoning, 2009 …………......…………..............................………………. 38 Figure 61: Grays Ferry Industrial District Zoning, 2009 …………….............................................…………........................... 74Figure 32: American Street Industrial District by Sector …………………………………...........................................…. 39 Figure 62: Grays Ferry Industrial District by Sector ……………………………………................................................................. 75Figure 33: American Street Industrial District Industrial Use by Sector ……………………………………..................... 39 Figure 63: Grays Ferry Industrial District Industrial Use by Sector ……………………………………......................................... 75Figure 34: American Street Industrial District Vacancy ……………………………………............................................... 40 Figure 64: Grays Ferry Industrial District Vacancy ……………………………......................................................................…… 76aramingo hunting park eastFigure 35: Aramingo Industrial District Key Map ………………………………........................................................……. 43 Figure 65: Hunting Park East Industrial District Key Map ……………………………….......................................................…… 79Figure 36: Aramingo Industrial District Context ……………………………………........................................................... 46 Figure 66: Hunting Park East Industrial District Context ………………………………….........................................................… 82Figure 37: Aramingo Industrial District Transportation Infrastructure ………………………….…………....................... 47 Figure 67: Hunting Park East Industrial District Transportation Infrastructure ………………………………….....................… 83Figure 38: Aramingo Industrial District Access to Public Transit ………………………………...............................……. 48 Figure 68: Hunting Park East Industrial District Access to Public Transit …………………………………..............................… 84Figure 39: Aramingo Industrial District Land Use ………………………………….......................................................…. 49 Figure 69: Hunting Park East Industrial District Land Use ………………………………….....................................................… 85Figure 40: Aramingo Industrial District Land Use & Zoning Comparison ……...................................................... 50 Figure 70: Hunting Park East Industrial District Land Use & Zoning Comparison ………..................................................… 86Figure 41: Aramingo Industrial District Zoning, 2009 …………………………………............................................…. 50 Figure 71: Hunting Park East Industrial District Zoning, 2009 …………………...............................………………................… 86Figure 42: Aramingo Industrial District by Sector ……………………………………........................................................ 51 Figure 72: Hunting Park East Industrial District by Sector ………………………………......................................................……87Figure 43: Aramingo Industrial District Industrial Use by Sector ……………………………………................................ 51 Figure 73: Hunting Park East Industrial District Industrial Use by Sector ……………………………….............................…… 87Figure 44: Aramingo Industrial District Vacancy ………………………….........................................................…………. 52 Figure 74: Hunting Park East Industrial District Vacancy ………………………………….......................................................… 88callowhill hunting park westFigure 45: Callowhill Industrial District Key Map ………………........................................................……………………. 55 Figure 75: Hunting Park West Industrial District Key Map …………………......................................................………………… 91Figure 46: Callowhill Industrial District Context ……………………………………........................................................... 58 Figure 76: Hunting Park West Industrial District Context ………………………………........................................................…… 94Figure 47: Callowhill Industrial District Transportation Infrastructure …………………………………......................…. 59 Figure 77: Hunting Park West Industrial District Transportation Infrastructure ………………………………....................…… 95Figure 48: Callowhill Industrial District Access to Public Transit ……………………...............................………………. 60 Figure 78: Hunting Park West Industrial District Access to Public Transit ……………………………….............................…… 96Figure 49: Callowhill Industrial District Land Use ………………………………….......................................................…. 61 Figure 79: Hunting Park West Industrial District Land Use …………………………………....................................................… 97Figure 50: Callowhill Industrial District Land Use & Zoning Comparison …………………………...........................…. 62 Figure 80: Hunting Park West Industrial District Land Use & Zoning Comparison ………..............................................… 98Figure 51: Callowhill Industrial District Zoning, 2009 ………………………………..............................…….................. 62 Figure 81: Hunting Park West Industrial District Zoning, 2009 ……………….............................……………………............... 98Figure 52: Callowhill Industrial District by Sector ……………………………………........................................................ 63 Figure 82: Hunting Park West Industrial District by Sector …………………………….....................................................……… 99Figure 53: Callowhill Industrial District Industrial Use by Sector …………………………………................................….63 Figure 83: Hunting Park West Industrial District Industrial Use by Sector ………….............................………………………… 99Figure 54: Callowhill Industrial District Vacancy …………………………………….......................................................... 64 Figure 84: Hunting Park West Industrial District Vacancy …………………………………......................................................… 100 prepared by _Interface Studio LLC

lawncrest northern libertiesFigure 85: Lawncrest Industrial District Key Map ………………………………..........................................................…… 103 Figure 115: Northern Liberties Industrial District Key Map ………………………..........................................…………… 139Figure 86: Lawncrest Industrial District Context ……………………………………............................................................ 106 Figure 116: Northern Liberties Industrial District Context ………………………............................................…………… 142Figure 87: Lawncrest Industrial District Transportation Infrastructure …………………………………........................… 107 Figure 117: Northern Liberties Industrial District Transportation Infrastructure ……………………………........……… 143Figure 88: Lawncrest Industrial District Access to Public Transit …………………………………...............................… 108 Figure 118: Northern Liberties Industrial District Access to Public Transit …………………………….................……… 144Figure 89: Lawncrest Industrial District Land Use ……………………………….......................................................…… 109 Figure 119: Northern Liberties Industrial District Land Use ……………………………….........................................…… 145Figure 90: Lawncrest Industrial District Land Use & Zoning Comparison ………………………………….................... 110 Figure 120: Northern Liberties Industrial District Land Use & Zoning Comparison ………………........................… 146Figure 91: Lawncrest Industrial District Zoning, 2009 …………………...............................………….......................… 110 Figure 121: Northern Liberties Industrial District Zoning, 2009 ………..............................………………………....…… 146Figure 92: Lawncrest Industrial District by Sector ………………………………….......................................................… 111 Figure 122: Northern Liberties Industrial District by Sector ………………………………..........................................…… 147Figure 93: Lawncrest Industrial District Industrial Use by Sector ……………………………………............................... 111 Figure 123: Northern Liberties Industrial District Industrial Use by Sector ………………………………….................… 147Figure 94: Lawncrest Industrial District Vacancy ……………………………….........................................................…… 112 Figure 124: Northern Liberties Industrial District Vacancy ……………………………...........................................……… 148lower north delaware parksideFigure 95: Lower North Delaware Industrial District Key Map …………………………....................................………… 115 Figure 125: Parkside Industrial District Key Map ………………………...........................................................…………… 151Figure 96: Lower North Delaware Industrial District Context …………………………………......................................… 118 Figure 126: Parkside Industrial District Context …………………………………............................................................… 154Figure 97: Lower North Delaware Industrial District Transportation Infrastructure ………………...........….........… 119 Figure 127: Parkside Industrial District Transportation Infrastructure …………………………………........................… 155Figure 98: Lower North Delaware Industrial District Access to Public Transit ………………………………...........…… 120 Figure 128: Parkside Industrial District Access to Public Transit ………………………………..................................…… 156Figure 99: Lower North Delaware Industrial District Land Use ………………………………......................................… 121 Figure 129: Parkside Industrial District Land Use ………………………………….........................................................… 157Figure 100: Lower North Delaware Industrial District Land Use & Zoning Comparison ……....................................… 122 Figure 130: Parkside Industrial District Land Use & Zoning Comparison …………………………………................… 158Figure 101: Lower North Delaware Industrial District Zoning, 2009 ………...................................…………............…… 122 Figure 131: Parkside Industrial District Zoning, 2009 ……..............................……………………....................………… 158Figure 102: Lower North Delaware Industrial District by Sector …………………………………...................................… 123 Figure 132: Parkside Industrial District by Sector ………………………………..........................................................…… 159Figure 103: Lower North Delaware Industrial District Industrial Use by Sector …………………………….............…… 123 Figure 133: Parkside Industrial District Industrial Use by Sector ……………………………….................................…… 159Figure 104: Lower North Delaware Industrial District Vacancy …………………………………....................................… 124 Figure 134: Parkside Industrial District Vacancy …………………………………...........................................................… 160northeast roxboroughFigure 105: Northeast Industrial District Key Map ………………………........................................................…………… 127 Figure 135: Roxborough Industrial District Key Map ………………………….....................................................………… 163Figure 106: Northeast Industrial District Context …………………………….............................................................…… 130 Figure 136: Roxborough Industrial District Context ………………………………….......................................................… 166Figure 107: Northeast Industrial District Transportation Infrastructure ………………….....…….............................… 131 Figure 137: Roxborough Industrial District Transportation Infrastructure …………………………………...................… 167Figure 108: Northeast Industrial District Access to Public Transit …………………………….....................................… 132 Figure 138: Roxborough Industrial District Access to Public Transit …………………………………............................… 168Figure 109: Northeast Industrial District Land Use ………………………………….......................................................… 133 Figure 139: Roxborough Industrial District Land Use …………………………………....................................................… 169Figure 110: Northeast Industrial District Land Use & Zoning Comparison …………………..................................… 134 Figure 140: Roxborough Industrial District Land Use & Zoning Comparison ……................................................… 170Figure 111: Northeast Industrial District Zoning, 2009 ………..............................……………………........................… 134 Figure 141: Roxborough Industrial District Zoning, 2009 ……….............................…………………………...............… 170Figure 112: Northeast Industrial District by Sector ……………………………………....................................................... 135 Figure 142: Roxborough Industrial District by Sector …………………………………….................................................... 171Figure 113: Northeast Industrial District Industrial Use by Sector …………………..…………...................................... 135 Figure 143: Roxborough Industrial District Industrial Use by Sector …………………………………............................… 171Figure 114: Northeast Industrial District Vacancy ………………………………….........................................................… 136 Figure 144: Roxborough Industrial District Vacancy …………………………………......................................................… 172City of Philadelphia :: philadelphia industrial land atlas

south delawareFigure 145: South Delaware Industrial District Key Map ……………………………...................................................……… 175Figure 146: South Delaware Industrial District Context ………………………………….....................................................… 178 A T l a sFigure 147: South Delaware Industrial District Transportation Infrastructure ……………………………….................…… 179Figure 148: South Delaware Industrial District Access to Public Transit …………………………………..........................… 180Figure 149: South Delaware Industrial District Land Use …………………………………..................................................… 181Figure 150: South Delaware Industrial District Land Use & Zoning Comparison …………………………...................… 182Figure 151: South Delaware Industrial District Zoning, 2009 ………………………….............................……............…… 182Figure 152: South Delaware Industrial District by Sector …………………………………..................................................… 183Figure 153: South Delaware Industrial District Industrial Use by Sector …………………………………..........................… 183 D R A F TFigure 154: South Delaware Industrial District Vacancy …………………………………….................................................... 184southwestFigure 155: Southwest Industrial District Key Map …………………………............................................................………… 187Figure 156: Southwest Industrial District Context …………………………………….............................................................. 190 i ndus tri al l and i n phi l adel p hiaFigure 157: Southwest Industrial District Transportation Infrastructure ………………………………..........................…… 191Figure 158: Southwest Industrial District Access to Public Transit …………………………………...................................… 192Figure 159: Southwest Industrial District Land Use …………………………………...........................................................… 193Figure 160: Southwest Industrial District Land Use & Zoning Comparison …………………………............................... 194Figure 161: Southwest Industrial District Zoning, 2009 …………….............................…………………….....................… 194Figure 162: Southwest Industrial District by Sector …………………………………...........................................................… 195Figure 163: Southwest Industrial District Industrial Use by Sector …………………………………..................................… 195Figure 164: Southwest Industrial District Vacancy ……………………………………............................................................ 196upper north delawareFigure 165: Upper North Delaware Industrial District Key Map ……………………........................................……………… 199Figure 166: Upper North Delaware Industrial District Context ………………………………..........................................…… 202Figure 167: Upper North Delaware Industrial District Transportation Infrastructure ………………………………......…… 203Figure 168: Upper North Delaware Industrial District Access to Public Transit ……………………………………............... 204Figure 169: Upper North Delaware Industrial District Land Use ………………………………….......................................… 205Figure 170: Upper North Delaware Industrial District Land Use & Zoning Comparison ……………...........................… 206Figure 171: Upper North Delaware Industrial District Zoning, 2009 ………….............................……………………….… 206Figure 172: Upper North Delaware Industrial District by Sector ………………………………….......................................… 207Figure 173: Upper North Delaware Industrial District Industrial Use by Sector ………………………………...............…… 207Figure 174: Upper North Delaware Industrial District Vacancy ………………………………….........................................… 208 Pappajohn Woodworking at Spring Mill, Frankford. Source: Damon Landry / L Squared Studio prepared by _Interface Studio LLC

1 City of Philadelphia :: philadelphia industrial land atlas

I an Introduction industrial land in philadelphiaprepared by _Interface Studio LLC2 i ndus tri al l and i n phi l adel p hia D R A F T A T l a s

then...3 City of Philadelphia :: philadelphia industrial land atlas

...nowprepared by _Interface Studio LLC4 i ndus tri al l and i n phi l adel p hia D R A F T A T l a s

context There are approximately 17,805 acres of land zoned for industrial use in the City of Philadelphia, representing nearly 21% of the City’s land area. For the purposes of this study, 15 districts totaling 15,804 acres were identified for survey and analysis by the consultant team. While the boundaries of the study were initially outlined by the Planning Commission and based on industrial zoning, institutional knowledge, and prior surveys, the consultant team expanded these boundaries to further include areas of potential significance to the industrial economy in Philadelphia. Much current and historical land use associated with industry is tied to the activities of Figure 1: PIDC Industrial Parks the Philadelphia Industrial Development Corporation (PIDC). Through the efforts of PIDC, the Philadelpha City Planning Commission (PCPC), the Philadelphia Redevelopment Authority (RDA) and other agencies, a number of industrial parks were established and developed throughout the City beginning in 1959. Today, some of the most diverse and viable industrial uses in the City are still tied to these areas - most notably the Byberry and Red Lion industrial parks in the Northeast, the Eastwick A industrial park in the Southwest, and the Navy Yard.5 City of Philadelphia :: philadelphia industrial land atlas

incentive zonesToday, a number of incentives are available to encourage economic development and job growth in Philadelphia. A T l a sFederal, state and local programs correspond to specific physical geographies defined throughout the City and in manycases overlap the surveyed industrial districts. Empowerment zones, HUD Renewal Community zones, and formerly,state-designated Enterprise Zones often correspond to older, mixed industrial - residential neighborhoods found acrossnorth and west Philadelphia . The incentives offered to firms locating or expanding in these areas range from state andlocal tax credits and exemptions to employment credits to eligibility for low-interest loans.NOTE: Four Pennsylvania state Enterprise Zones located in Philadelphia have expired in recent years: West Parkside D R A F T(2001), Port of Philadelphia (2002), American Street (2004) and Hunting Park West (2006). i ndus tri al l and i n phi l adel p hia Figure 2: Economic Incentive Zones prepared by _Interface Studio LLC 6

districts The 15 industrial districts selected for survey and analysis by the consultant team vary widely in size, Figure 3: Surveyed Philadelphia Industrial Districts character, and degree of industrial utilization as well as in density, scale, and surrounding uses. The districts span the city of Philadelphia, from the International Airport in the Southwest to the far Northeast. However, there are many similarities amongst various districts with regard to the opportunities and challenges their geography presents. Six groupings allow the districts to be considered at a broader, more functional scale within the context of city and region: SOUTH BY SOUTHWEST WATERFRONT The three most southerly districts – an area described here as the South by Southwest Waterfront consisting of the Southwest, Grays Ferry, and South Delaware districts – enjoy an access “trifecta” of adjacency to the Philadelphia International Airport, the Packer Marine Terminal and associated piers, and both the I-95 and I-76 freeways. This excellent access has also been the cause of an ongoing erosion of historically industrial land in these districts by big box and commercial development. Some of the land area, such as Mud Island along the lower Schuylkill River, is unsuitable for virtually any type of development because it consists largely of fill dredged from Delaware River shipping channels, or is marshy and susceptible to flooding. Nonetheless, a dense complex of refineries, tank farms, and shipbuilding cranes remain clustered here near the mouth of the Schuylkill River and greet one when entering the City from the south. INNER URBAN Just north of Center City Philadelphia lay three districts that could be described as Philadelphia’s Inner Urban industrial areas – Callowhill, Northern Liberties, and American Street. Their unique combination of industrially-zoned land with close-in access to the central business district, and stock of small and often relatively low-rent workshop, warehouse, and loft spaces make them ideal for certain industries, such as Center City food distribution, equipment repair, construction supply, and B2B fabrication, for example. However, these districts also suffer from their location within a dense urban grid of narrow streets, making truck circulation difficult. The parcel assembly and acquisition often necessary for business expansion can also be problematic and even impossible due to separate ownership of a great number of small parcels. In addition, this area has seen much residential and commercial redevelopment and interest in recent years, resulting in challenging conditions for maintaining larger-scale industrial uses, both in terms of compatibility of use and economics of land price. NORTH PHILADELPHIA URBAN DELAWARE WATERFRONT Further north are three more districts that comprise a broad swath of industrial terrain strung out and Two large districts comprise a distinct Delaware Waterfront industrial typology – the Lower and Upper North Delaware districts. clustered around the vestiges of Philadelphia’s extensive freight rail network that criss-crosses North Directly south lies the Central Delaware waterfront, which is currently the subject of master planning efforts aimed at increasing Philadelphia. The North Philadelphia Urban districts – Hunting Park East & West, and Aramingo – once green space and re-connecting adjacent neighborhoods to the river. At one time most of Philadelphia’s Delaware River frontage lay at the core of a mighty industrial complex that garnered the City the title of “Workshop of the World”. was industrial; today, waterfront industry has receded to parts of these Delaware Waterfront districts and to the South by Multi-story factory lofts a century old or more are ubiquitous here and sit cheek by jowl with dense urban Southwest districts discussed earlier. A great diversity of industrial activities remain along the North Delaware waterfront, ranging rowhouse neighborhoods, which were often built by the factory owners to house their workers. One from petrochemical and container terminals and storage tank fields, to water and sewage treatment plants and power generating such example is the residential neighborhood surrounding the former Budd Company factory in what stations, to modern manufacturing and processing plants. There is also a significant presence of vacant and underutilized lands, is now the Hunting Park West district. Many industrial firms in this area are “legacy” firms with a long often directly abutting the river, that are highly visible from the stretches of I-95 and SEPTA/ AMTRAK that parallel the waterfront history of operation. They enjoy a strong heritage of industrial associations and easy access to a diverse here. These vacancies are largely attributable to land speculation and owner inertia. labor pool. These districts also straddle some of the most disinvested areas of the City and suffer high crime rates. Aging, often obsolete facilities and relatively poor freeway access add to the challenges for THE NORTHEAST modern industrial concerns located here. Far from Center City, there is an industrial district that comprises a distinctive industrial typology – the Northeast. This industrial area surrounds the Northeast Philadelphia Airport near the intersection of Roosevelt Boulevard and Woodhaven Road. The district extends north to the city limits, and includes a smaller area along the city boundary to the west surrounding the former7 City of Philadelphia :: philadelphia industrial land atlas

Budd Company plant, which is currently the Island Green Country Club Figure 4: Industrial Area Characteristics A T l a sand phytoremediation area. The Northeast was largely undevelopedas recently as the 1950’s, and afforded opportunities for “greenfield”industrial development in the period following World War II. Theindustrial parcels found here today are comparatively modern (withinCity stock) in configuration, with large square and rectangular lotsand one-story modern facilities that allow efficient truck circulation.Access to I-95 is excellent via Woodhaven and Academy Roads. There D R A F Tis also good access to I-76, via Roosevelt Blvd / Route 1. This district isperhaps the most vibrant and active industrial zone in the City. It alsocoexists successfully with surrounding residential neighborhoods dueto buffering boulevards and an industrial park mode of development,generally found in suburban areas and consisting of large setbacks,low lot-coverage ratios, and attractive building façades. i ndus tri al l and i n phi l adel p hiaOTHER INDUSTRIAL NODESThe remaining three industrial districts – Roxborough, Parkside, andLawncrest – consist of smaller stand-alone neighborhood orienteddistricts located along rail and, in the case of Roxborough, the upperSchuylkill River. Lawncrest is a large employment hub anchoredby the US Naval Supply Depot, and Cardone Automotive Industries.Parkside, located near Fairmount Park in West Philadelphia, containsa significant cluster of large and development-ready parcels of vacantland and buildings. The Roxborough industrial district consists of adisparate jumble of construction supply and auto shops along UmbriaAve, broadcast towers and waste transfer facilities on the hillsidesabove, and a single remaining factory – the Paper Works Industries/AbitibiBowater plant – on Venice Island in the Schuylkill River. prepared by _Interface Studio LLC 8

Figure 6: Traffic Volume highway infrastructure The regional highway system is the dominant mode of transportation for goods movement in Philadelphia. In 2002, 78 percent of all imported goods (by weight) arrived by truck and 62 percent left the region by truck. Forecasts for the year 2035 show little change in this distribution among the modes of freight movement. The highway infrastructure within Philadelphia, as in most northeast cities, faces significant challenges in supporting traffic growth. The two major interstate highways that traverse Philadelphia - I-76 was completed in the 1950s and I-95 was begun in the late 1970s - were constructed such that major expansion would entail significant impacts to adjacent communities and environmentally- sensitive areas. The age of these highways, combined with a climate that exposes pavements and structures to regular freezing, thawing and de-icing agents, has rendered many of these facilities in need of rehabilitation. Truck, Ramp & Expressway ACCESS PARCELS ACRES % OF SURVEYED AREA <1,000ft FROM MAJOR TRUCK ROUTE 10,607 11,604 73% <1,000ft FROM ACESS RAMP 2,756 6,632 42% <1 MILE FROM EXPRESSWAY 12,718 14,041 89% Figure 5: Highway Infrastructure9 City of Philadelphia :: philadelphia industrial land atlas

MULTIMODAL FREIGHT ACCESS A T l a s PARCELS ACRES % OF SURVEYED AREA PORT Adjacent 42 818 5% <2 Miles 5,292 5,274 33% FREIGHT RAIL Adjacent 810 7,677 49% D R A F T AIRPORT Adjacent 58 787 5% <2miles 651 6,052 38%rail & portsThree Class 1 railroad systems – Norfolk Southern, CSX, and Canadian Pacific – operate in Philadelphia. The freight railroad systemrepresents the second most important mode of transporting goods into the region, at 16 percent by weight. Only 3 percent of the i ndus tri al l and i n phi l adel p hiagoods leaving the region, however, are exported via rail.There are current and ongoing projects to add capacity to some of the major freight rail lines within Philadelphia. CSX is planning toinvest over $200 million into the Trenton Line in improvements to vertical clearance and double-tracking. The Trenton Line is a vitallink in CSX’s distribution network from Philadelphia to the Midwest. This route includes the River Line and Water Level Routes alongthe Hudson River and Great Lakes, respectively. Another $48 million is slated for similar capacity improvements on the PhiladelphiaSubdivision, CSX’s connection to points south of the City. This route is ultimately constrained in Baltimore by the clearance restrictionson the Howard Street Tunnel, and therefore represents a less favorable option for distribution.With the expansion of the Panama Canal, larger ships transporting containerized cargo from Asia will make calls directly at East Coastports in lieu of calling at West Coast ports and distributing goods to the East Coast via rail. Many East Coast ports are preparing forthe increase in ship traffic by expanding existing terminals, deepening channels, and planning new terminals. Some forecasts predictincreases of three- and four-fold over 2004 volumes by the year 2020. Currently Philadelphia is a minor player in container markets,but these improvements may present an opportunity for the Port to grow.The Philadelphia International Airport handles the fastest growing method of transporting high-value goods to Philadelphia. Preliminaryprojections are for inbound international air value to grow by 695 percent 2020. Figure 7: Rails & Ports Source: USGS, SEPTA, PennDOT, Railmap Canadian Pacific prepared by _Interface Studio LLC 10

Figure 8: Land Uses in Surveyed Industrial Districts Figure 9: Breakdown of Industrial Land Uses Only11 City of Philadelphia :: philadelphia industrial land atlas

land useAn exhaustive three-month survey and analysis of A T l a s16,113 parcels located within the 15 study districtboundaries concluded that approximately 2,023properties were under some level of industrial useat the time of the survey (including transportation& goods movement uses, such as airports) - totaling10,196 acres. Thus, while 21% of City lands are zonedindustrial, our analysis found that the equivalent of D R A F T12.5% of City land area is being positively utilized forindustrial activities within the surveyed areas. Thisleaves approximately 5,608 acres of surveyed landeither vacant or being utilized for other purposes –mainly commercial and institutional. The industrial i ndus tri al l and i n phi l adel p hiaactivity present on these properties varied widelyin intensity or level of utilization of the land fromsmall, partially vacant warehousing operations,maintenance or scrap yards, and workshops on upto busy marine terminal facilities, foundries, foodprocessing plants, and distribution centers. prepared by _Interface Studio LLC 12

zoning Philadelphia’s zoning code was established in 1933 and was originally based on land use survey maps that were produced during the depression by the Works Progress Administration. The City’s first zoning code was a reflection of existing land use patterns that had developed organically over time. In 1962, as a comprehensive revision of this zoning code was undertaken and planning officials recognized the extent to which land use patterns where changing, the City created the Zoning Remapping Program in order to deal systematically with proposed zoning changes. In the early days of the City’s zoning efforts, only two classifications existed to describe what was then a diverse and active complex of factories, refineries, mills, shipping piers, workshops and warehouses. One, a designated “industrial” zone and the other, described as a “least restricted” zone. Industrial activity in this period was still largely aligned with the rivers and rail infrastructure dating to the 19th century in Philadelphia. Over the years, however, modern industrial development has gravitated toward undeveloped peripheral areas of the City such as the Northeast and Southwest. The area of the City zoned for industrial use has actually increased over the years due in large part to the establishment and growth of the Northeast industrial district. In 1954, 13,650 acres were zoned industrial, while by 2009 that figure had increased to 17,805 acres. There are also now a total of ten industrial zoning classifications. Recently, an analysis of the City’s current zoning code was conducted by Clarion and Duncan Associates. The firms drew three main conclusions from their assessment. First, the City has too many industrial zoning classifications, and these should be consolidated along the lines of light, general, and heavy industry. Currently, for example, the City has five limited industrial zones that differ almost exclusively in setbacks and lot coverage. In addition, the vast majority of industrial acreage in Philadelphia consists of only three zones: L2 (14%), G2 (45%), and LR (32%) . Next, the permitted land uses within industrial zones are antiquated and need to be modernized to “allow for a broader range of light industry and ‘business park’ developments” . Unnecessary or out-of-date permitted uses include leather tanning, slaughterhouses, wagon repair and typewriter manufacturing. Finally, the City has an excess of land currently zoned industrial and should permit limited rezoning of some of this land for other uses within a comprehensive planning process. Based upon our analysis, this should be considered only if future industrial areas are assured a strong measure of protection from such re-zoning in the future. Despite recent comprehensive planning initiatives that have gained traction in Philadelphia, many industrial properties – some quite large and well-positioned for modern industrial users - have already been re- zoned for other uses without sufficient consideration of the cumulative impact on the City’s industrial land supply and economic development goals. The Northeast, now home to a large industrial concentration, was farm land in the 1950s. Source: City of Philadelphia Department of Records Figure 10: Land Use in 195413 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T i ndus tri al l and i n phi l adel p hiaFigure 11: Industrial Zoning: 2009 Figure 12: Industrial Zoning Typologies: 2009 prepared by _Interface Studio LLC 14

1962 Landuse map, depicting a still heavily industrial Pennsport area, including Baugh & Sons Fertilizer Plant, Globe Steel Drum Co., and American Commercial Alchohol Corp. Source: Greater Philadelphia GeoHistory Network Figures 13 (left) and 14 (facing page) illustrate the change in zoning from the period 1954 to 2009. Figure 13 juxtaposes “snapshots” of the industrial zoning extent in 1954 with that of 2009 in order to illustrate the cumulative losses and gains over the past 55 years. With the emergence of the Northeast as a major industrial center, and the growth of the Southwest, the marine terminals, and the Food Distribution Center, total industrially-zoned acreage has actually increased by more than 30%. Recently, however, this trend has begun to reverse itself. Many large formerly industrial sites in the City have been re-zoned for commercial, residential, or entertainment development in the last ten years. These piecemeal conversions have cumulatively eroded Philadelphia’s limited stock of competitive sites for industrial development. Figure 13: Industrial Zoning Comparison, 1954-200915 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T i ndus tri al l and i n phi l adel p hia Note: Soil conditions in portions of the re-zoned Navy Yard area make new industrial development prohibitive.Figure 14: Industrial Zoning Changes between 1999 and 2009 prepared by _Interface Studio LLC 16

environment Much of Philadelphia’s early industrial development evolved along area river and rail corridors. While modern industry has migrated toward different resources - and often away from environmentally-sensitive zones such as floodplains and wetland areas - there remains a legacy of contamination and cleanup that must be addressed as older industrial sites are recycled for new industrial or other uses. While the EPA’s Mid- Atlantic regional office has many resources available for developers considering the cleanup and reuse of Philadelphia brownfield properties, including grants and technical assistance, the concentration of such sites in older areas of the City nonetheless presents a significant challenge for new development or expansion.17 City of Philadelphia :: philadelphia industrial land atlas

parcel sizeAs expected, Philadelphia’s industrial parcels are, on average, much larger than residential A T l a sor commercial land uses. While Philadelphia’s 2,023 surveyed industrial propertiescomprise 21% of the land area of the City, they represent less than 1% of the total numberof properties citywide (542,209). The City is characterized by two industrial propertytypes: its countless small close-in sites, typically ranging between a half-acre to acre, withpoor access to modern infrastructure, and the limited number of larger competitive siteslocated around the periphery of the City. Only 115 of the 2,023 parcels surveyed fall inthe latter category, with land areas greater than 20 acres; if large transportation parcels D R A F Tsuch as the ports and airports are excluded, the City has only 95 such industrial parcels.The average size of surveyed industrial parcels in Philadelphia is 5 acres; when ports andairports are excluded, the average parcel size falls to just 3.9 acres.Apart from the size of industrial parcels in Philadelphia, site configuration can also be anissue for new industrial development or redevelopment. As shown in the the figure below, i ndus tri al l and i n phi l adel p hiaa great deal of space is often functionally unavailable to developers due to irregularshape. This is a commonly occuring constraint when assembling properties in urbanareas that have experienced repeated cycles of assembly and subdivision of land. Figure 15: Industrial Parcels Larger than 10 Acres prepared by _Interface Studio LLC 18

land vacancy The total area of vacant land found within the 15 surveyed Philadelphia industrial districts was 2,052 acres. The Northeast district had the greatest number of vacant acres at 467, followed by South Delaware (415), then the Southwest (392). There are a number of factors that make this number misleading, however - the actual amount of land available for future industrial development is much lower than 2,052 acres. First, three major parcels constitute nearly 30% of the vacant land: the former Cramp’s Shipyard; the former Northern Shipping site in Holmesburg; and the former Mustin Naval Airfield at the east end of the Navy Yard. Recent proposals to convert all or parts of these sites to residential and commercial uses represent a real threat to a significant portion of the City’s current industrial land inventory. In other cases, vacant parcels are reserved for future development or may be in pre-construction phases. These parcels must be considered separately from vacancies that are not known to be under contract or development. Given these conditions, the quantity of vacant land that is currently industrially-zoned, and that is not currently under contract or development, falls to just 1,288 acres. This acreage, shown on the map in black, represents 60% of physical vacancy, and 8.1% of total industrially zoned land. Figure 16: Physical Land Vacancy, Surveyed Districts19 City of Philadelphia :: philadelphia industrial land atlas

building vacancyBuilding and land vacancy were treated separately in the survey of Philadelphia’s A T l a sindustrial districts. Building vacancy and utilization rates were calculated for eachdistrict based on Bureau of Revision of Taxes (BRT) “livable area” data, combinedwith surveyed vacancy status and percentage estimates. Where no BRT livable areadata existed for a parcel with a vacant building, the square footage was estimatedby multiplying the footprint of the building, calculated using Geographic InformationSystems software (GIS), by the surveyed number of stories. Using this methodology,the consultant team was able to approximate district-wide building vacancy rates for D R A F Tall 15 industrial districts. These figures are expressed in a rate of vacant to utilizedbuilding square footage, and averaged to 8.57%, citywide.The survey found approximately 11,948,000 square feet to be vacant, out of atotal inventory of 139,540,000 square feet of building space. A majority of vacantsquare footage is located within four districts: Hunting Park West, Hunting Park East, i ndus tri al l and i n phi l adel p hiaGrays Ferry and Parkside. Much of this space is obsolete, characterized by multi-story structures and fixed infrastructure that no longer match modern users’ needs.In three of these cases, the large amount of building vacancy is due primarily toone large property: the former Budd Company site (Hunting Park West); the formerAcme Markets distribution center (Parkside); and the former US Army QuartermasterDepot on Oregon Avenue (Grays Ferry). There are also larger than average amountsof building vacancy within the American Street, Aramingo, and Callowhill districtslargely due to the presence of older buildings that are often challenging for industrialreuse. Figure 17: Building Vacancy, Surveyed Districts prepared by _Interface Studio LLC 20

market pressure Many currently industrial areas of the City are facing significant pressure on Figure 18: Market Pressure in Industrial Districts continued industrial use from rising property values. Increased property values result from nearby infrastructure and amenity improvements, changing community expectations, and speculative interest in changes of use on the part of real estate developers. The accompanying graphic illustrates these pressures. Prior to the slump in the real estate market, for instance, the pressure from new mixed-use and residential development resulted in markedly increased property values from the residential areas of Northern Liberties and Fishtown into industrial parts of Kensington and American Street. More broadly, industrial areas have faced significant pressure to re-zone property to accommodate commercial, institutional, or residential development. To support surrounding residential uses, this has already occurred along South Delaware Avenue with big box retailers such as IKEA and Home Depot, in Parkside and Lawncrest for new supermarkets, and in the Northeast and Aramingo for large- scale shopping centers. Some industrial districts are home to hospitals and schools whose desires for expansion can place additional pressure on the long- term viability of industrial use. While rezoning of obsolete industrial facilities represents a beneficial repurposing of land and buildings, if left unchecked and with no strategic direction, this market-driven process can compromise the viability of the remaining industrial districts. Land Value per Square Foot Source: BRT Figure 19: Market Pressure: Callowhill, Northern Liberties, American Street & Lower North Delaware21 City of Philadelphia :: philadelphia industrial land atlas

improvement value A T l a s Utilizing BRT property assessment records - with land and improvements assessed separately - in combination with survey information identifying industrial properties, the consultant team was able to approximate and compare industrial building values across all fifteen of Philadelphia’s industrial districts. (Averaging data for large numbers of properties in each district helped mitigate local inaccuracies in property assessment that have plagued the BRT.) The Northeast and South Delaware districts, with modern facilities and configurations concentrated around D R A F T the airport and the food distribution center, respectively, show some of the highest value. Callowhill, Northern Liberties, and Roxborough also rank near the top - althought this is likely due to significant residential and commercial market pressure on property in these areas. The North Philadelphia Urban districts, plus American Street, were broadly found to contain lower-than-average improvement values, corresponding to survey observations of a large number of aged, obsolete, i ndus tri al l and i n phi l adel p hia and dilapidated facilities. The most modern industrial facilities in the City were located in the industrial parks adjacent to the Northeast Philadelphia Airport (especially Byberry East and the mature industrial area immediately northwest of the Airport between Red Lion and Roosevelt Blvd.), and at the Navy Yard. These include the following recent industrial developments in Philadelphia: a new 345,500 sq. ft. Tastykake facility under construction at the Navy Yard; a 677,000 sq. ft. Philadelphia Regional Produce Market facility (relocating from the Food Distribution Center) on Essington near the International Airport; and a 209,000 sq. ft. expansion of Agusta Westland at the northwest corner of Northeast Philadelphia Airport.Figure 20: Improvement Value per Square Foot by District *Industrial properties only, outliers excluded Source: BRT prepared by _Interface Studio LLC 22

cluster analysis Clusters are geographically proximate groups of interconnected companies and associated institutions in a particular field, including product producers, service providers, suppliers, universities, and trade associations. Clusters arise out of the linkages or externalities that span across industries in a particular location. Clusters themselves differ from NAICS-based industries and subsectors, because they incorporate not just specific economic sub-sectors, but also the firms and businesses that provide inputs for the production process and distribute the end-products. In order to identify clusters that could serve as engines for industrial employment in Philadelphia, ICIC analyzed the performance of the 59 clusters that are present in Philadelphia. This analysis consisted of two distinct steps. The first step was to remove weak and underperforming clusters. ICIC utilized location quotient analysis and APPAREL23 City of Philadelphia :: philadelphia industrial land atlas

applied criteria based on relative employment growth rates in the city, MSA, and the US as a whole to identify a Below, three of the eleven target clusters’ constituent firm locations have been mapped in order to graphically A T l a sshort-list 31 clusters as potential targets. The second was to narrow the focus to those clusters with the highest illustrate the phenomenon of spatial agglomeration at the heart of the cluster analysis performed in Philadelphia.industrial opportunity. At this stage, ICIC used a variety of metrics to identify clusters that were high-performing In the Food Processing cluster, for instance, manufacturing and processing firms seem to have located largelyand fast-growing or had potential for job retention, further narrowing the 31 clusters to eleven “target” clusters across the North Philadelphia Urban districts and the Northeast, while the distribution functions concentrate(listed, at left, and grouped for purposes of this study into the categories of Advanced Manufacturing, Traditional adjacent to the port at the Food Distribution Center. Many of the distribution functions of the Wholesaling cluster,Manufacturing, and Transportation). on the other hand, have gravitated to the I-95 corridor. Identifying and comparing these patterns has helped the consultant team make better sense of the locational decisions of industrial firms in Philadelphia.In all, these eleven target clusters have the best economic development potential for Philadelphia – and, in fact, D R A F Talready represent 64 percent of industrial employment in Philadelphia. These target clusters formed the basis forthe land projections and overall recommendations for industrial growth and retention. i ndus tri al l and i n phi l adel p hia FOOD PROCESSING WHOLESALE prepared by _Interface Studio LLC 24

Figure 21: Levels of Industrial Intensity industrial intensity The question of how intensively Philadelphia’s industrial lands are – or are not – being utilized is a particularly difficult one to ascertain systematically. While a company occupying one floor of an old factory loft, or performing small-scale fabrication and repair, might not on its own constitute a particularly intensive use of the land, Philadelphia’s industrial might has historically employment consisted of a broad diversity of just such smaller-scale industries. The consultant team has taken an interpretive approach to determining levels of intensity, layering various dimensions + of data with firsthand observation in order to synthesize a comparative mapping of the City’s industrial vitality. revenue Areas described as Group 1 lands represent the City’s most intensive, diverse industrial agglomerations. The combination of high industrial employment and tax revenues, positive land + = industrial intensity vitality utilization, relative industrial real estate stability, business diversity, and observed industrial vitality set this cluster of industrial nodes apart as some of the most important in the City. Group 2 nodes, while still areas of higher industrial employment relative to the rest of the City, contribute less in tax revenues, are less diverse – some are standalone operations such as large utilities - or are under a certain degree of pressure from real estate market forces. Group + diversity 3 areas are actually trending away from industrial use, although in some cases, stable long-term industrial mixed use scenarios could be appropriate.25 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T i ndus tri al l and i n phi l adel p hia Aerial view of the Eastwick A industrial area between Essington and Lindbergh Avenues, south of 70th Street - home to M&M Display, Pepsi, Ottens Flavors, DHS, and Unisource. Source: Pictometry International 2009 and City of PhiladelphiaFigure 22: Comparing Industrial Intensity prepared by _Interface Studio LLC 26

industrial expansion opportunities One of the most significant conclusions drawn by this study is that the City’s land capacity for future industrial development that is consistent with market demand and user requirements is quite limited. And, while the recommendations outlined herein actually seek to shrink Philadelphia’s industrial districts down to the most competitive core areas in the City, these areas - especially the Northeast, Southwest and the Delaware waterfront - also contain the most viable concentrations of potential land supply for future growth or redistribution of industrial activity. In the following analysis, the City’s industrial land supply was considered according to four levels, with varying contraints: Level I: Vacant The first tier consisted of vacant land and building parcels located in areas proposed for future industrial use based on historical patterns of use, available infrastructure and parcel sizes (e.g. in several instances, areas proposed for future industrial use are located within industrial districts but not currently zoned industrial). Land that is either completely or partially (greater than 50%) vacant was included, while vacant land under development or reserved for future development was excluded. The total area of level one land supply was 1,518 acres. Level II: Transitioning Next, parcels in transition and proposed for rezoning to residential use were identified. Land or buildings for sale within the fifteen districts were considered. Although this area totals only 196 acres, level two properties included large, well-located parcels such as the IRS property in the Northeast, the former Tastykake facilities in Hunting Park West, and the former Philadelphia Regional Produce market in South Delaware. Level III: Underutilized The third tier of land considered in the inventory of the City’s potential land supply for industrial growth was deemed “underutilized.” This category required careful definition, as many of these Figure 23: Potential Industrial parcels were in current use and therefore require rationalization to justify any proposed reuse for industrial purposes. We focused on properties that were larger than 5 acres, with less than Land Supply, 2009 10% building coverage, and that were currently being utilized for one of the following purposes: surface parking, scrap or salvage yards, waste transfer or recycling. In addition, smaller sites that otherwise fit the above description and that could be assembled with contiguous properties into a larger site size were also considered, as were large parcels such as the Sunoco North Yard property on the Lower Schuylkill. Underutilized properties added an additional 731 acres to the land supply inventory. Level IV: Game-changing A final level of properties considered in the industrial land supply inventory may be termed “game-changing.” This tier includes non-industrial properties such as the Island Green Country Club in the Northeast, the Essington Auto Mall in the Southwest, and some “industrial” parcels such as the SEPTA Midvale Yard and the Queen Lane Filter Station that have portions of their sites that are significantly underutilized. While likely more difficult to acquire, assemble, and/ or remediate, these properties were considered sufficiently large and well-located to have the potential to actually induce additional industrial land market demand in Philadelphia. While not included in the land assembly analysis, these properties should be carefully considered for a change of use, particularly if market conditions facilitate such a transaction.27 City of Philadelphia :: philadelphia industrial land atlas

Taken together, the first three levels of land supply (not including so-called “game-changing” properties) A T l a scomprise a total 2,445 acres of land located in areas deemed most appropriate for future industrial retentionor growth. However, these parcels comprise more than the sum of their parts: if contiguous parcels wereacquired and assembled, the resulting larger sites might not just accommodate larger facilities, but alsodifferent classes of facility – large-scale distribution versus flex development, for example. Combined withclearly identified districts and zoning, sufficient infrastructure, and appropriate incentives, these largerparcels are much more likely to be able to attract private investment for industrial development than in theircurrent state. At far right, contiguous parcels have been consolidated in order to illustrate the magnitude D R A F Tof this potential for industrial land assembly in Philadelphia. It is worth noting that much of this land isalready under public control: PIDC and PAID property accounts for 12% of the identified land supply, while anadditional 11% is under other public control - including City departments and agencies, the Commonwealthof Pennsylvania, and federal government property. i ndus tri al l and i n phi l adel p hia Figure 24: Industrial Land Assembly Potential by Acreage, 2009 prepared by _Interface Studio LLC 28

district II by district ANALYSIS29 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T am eri can s tr e e t 1american streetdistrict prepared by _Interface Studio LLC 30

introduction: American Street Industrial District The American Street industrial district consists of the corridor from Girard Avenue in the south to Allegheny in the north, including a wider node above Girard stretching from roughly 8th to Front Streets. Historically, various industries clustered along the section of rail and sidings running down the center of American Street in this area – the Reading Railroad’s former Bethlehem Branch - that was of major importance for ore trains running from Port Richmond to Bethlehem. The district is close to Center City Philadelphia, and shares certain characteristics with other “inner urban” industrial districts such as Callowhill and Northern Liberties. The industrial building stock here is often old and functionally obsolete, consisting largely of multi- story lofts interspersed with single-story brick or concrete-block warehouse and workshop configurations; small parcels are common and truck circulation can be quite difficult away from the American Street corridor due to the dense grid of narrow local streets (a plan is now underway for a new “3rd Street Connector” to facilitate truck movement between American Street and Girard Avenue). Due to the area’s proximity to Center City and relatively low commercial and industrial rents, small-scale production and workshop activities are more prevalent here than elsewhere. Food distribution, wholesaling, and auto uses are also prominent in the corridor. Industry is still largely clustered along American Street, which is wide enough to allow tractor-trailers to turn around. The northern portion of the corridor, while less- intensive with regards to industrial activity, encompasses a strong commercial node along Lehigh. The corridor bridges from revitalizing areas in the south and east, centered around Northern Liberties and Fishtown, to the neighborhood of Fairhill that continues to suffer from high vacancy and crime – including the area around 3rd and Indiana once known as the “Badlands” of Philadelphia. This district once housed the original Stetson hat factory, the world’s largest at the time employing 4,000 people, and the Quaker Candy factory – makers of Good n’ Plenty. Today, the corridor houses food distributors like Chaes Foods, which moved into a new state-of-the-art distribution facility on North American Street in 2008. • District Size: Ranks 11th among surveyed districts at 253 acres in 3,242 properties. • Land Use: Dominant land uses are Industrial (37%), Vacant (25%), and Residential (19%). • Vacancy: Building vacancy is 8%. Land vacancy is 24% (31% of this is not zoned industrial). • Parcel Size: Ranks 15th at .08 acres average. • Buildings: Average building size is 17,437 square feet; average year built was 1938. Figure 25: American Street Industrial District Key Map31 City of Philadelphia :: philadelphia industrial land atlas

prepared by _Interface Studio LLC32 am eri can s tr e e t D R A F T A T l a s

history American Steeet, 1875 Source: Greater Philadelphia GeoHistory Network Images Source: City of Philadelphia Department of Records American & Indiana, 1894 Palethorpe & Cecil B. Moore, 194933 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T am eri can s tr e e tFigure 26: American Street Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 34

transportation infrastructure Figure 27: American Street Industrial District Transportation Infrastructure Source: City of Philadelphia35 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T am eri can s tr e e tFigure 28: American Street Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 36

land use Figure 29: American Street Industrial District Land Use Source: 2008 field survey37 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T am eri can s tr e e t Figure 30: American Street Industrial District Land Use & Zoning ComparisonFigure 31: American Street Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 38

industrial use Figure 32: American Street Industrial District by Sector Figure 33: American Street Industrial District Industrial Use by Sector Source: 2008 field survey39 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T am eri can s tr e e tFigure 34: American Street Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 40

A T l a s D R A F T ar am i ng o 2aramingodistrict prepared by _Interface Studio LLC 42

introduction: Aramingo Industrial District The highly fragmented Aramingo industrial area is centered roughly around the intersection of Frankford Creek, the Amtrak Corridor, I-95, and Aramingo Avenue. Historically industrial, this area evolved when certain industries, such as leather tanning, were banned from operating in Center City Philadelphia in the 19th century and relocated north to the banks of Frankford Creek. In addition to leather, the area was known for Calico and other textile production. More recently, the area centered on Aramingo Avenue, southwest of the Creek, has experienced extensive redevelopment of industrial land to commercial and “big-box” retail uses. Due to the criss-crossing of major infrastructure that segments the land in this district, and the difficult access to individual properties this creates, it is possible that the core of this area could remain industrial for some time, while the peripheral industrial uses continue to experience neighborhood and commercial pressure for redevelopment. The Aramingo Industrial District has a large amount of land utilized for scrap and salvage yards, auto repair, construction uses, and goods movement operations such as trucking companies, that operate in close proximity to surrounding communities. This district is the location of the former Globe Dye Works complex. The historic buildings are being redeveloped as an innovative, green, artisanal and light industrial space by a collective of Philadelphia developers and designers, and may represent a viable model for continued industrial utilization of existing, vacant and/or historical industrial structures. • District Size: Ranks 9th among surveyed districts at 545 acres in 2,757 properties. • Land Use: Dominant land use is Industrial (49%), followed by Residential (13%), Vacant (12%), and Auto (10%). • Vacancy: Building vacancy is 6%. Land vacancy is 12% (15% of this is not zoned industrial). • Parcel Size: Ranks 13th at .20 acres average. • Buildings: Average building size is 29,287 square feet; average year built was 1939. Figure 35: Aramingo Industrial District Key Map43 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T ar am i ng oprepared by _Interface Studio LLC 44

history Aramingo, 1944. Source: Greater Philadelphia GeoHistory Network Hunting Park & Kensington, 1916 Frankford & Sedgley, 1955 Castor & Sepviva, 1900 Images Source: City of Philadelphia Department of Records45 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T ar am i ng oFigure 36: Aramingo Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 46

transportation infrastructure Figure 37: Aramingo Industrial District Transportation Infrastructure Source: City of Philadelphia47 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T ar am i ng oFigure 38: Aramingo Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 48

land use Figure 39: Aramingo Industrial District Land Use Source: 2008 field survey49 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T ar am i ng o Figure 40: Aramingo Industrial District Land Use & Zoning ComparisonFigure 41: Aramingo Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 50

industrial use Figure 42: Aramingo Industrial District by Sector Figure 43: Aramingo Industrial District Industrial Use by Sector Source: 2008 field survey51 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T ar am i ng oFigure 44: Aramingo Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 52

A T l a s D R A F T cal l owhill 3callowhilldistrict prepared by _Interface Studio LLC 54

introduction: Callowhill Industrial District The Callowhill industrial district consists of a small mixed-use neighborhood, alternately known as the “loft district,” “NOVI” (for “north of Vine”) or Chinatown North, sandwiched between Broad Street and I-95, from Spring Garden to Vine Street. This historically mixed residential, commercial, and industrial neighborhood had been in decline by the 1960’s when the Philadelphia City Planning Commission flagged the area for industrial revitalization and included it within the Franklin-Callowhill East Urban Renewal Area. The Philadelphia Industrial Development Corporation (PIDC) then proceeded to acquire, assemble, and finance the sale of property in the eastern end of the district to industrial and institutional developers. Presently, the area plays host to a unique assortment of Center City-serving food wholesaling, restaurant equipment repair and fabrication, building material suppliers, mid-sized manufacturing, utilities, union offices, medical services, and homes. The district is an eclectic one both for its unique mix of land use, as well as its physical forms and textures - including several remaining cobblestone streets and the Reading Railroad elevated viaduct that dominates the center of the district. There has been much interest in addressing the disconnection from Center City brought about by the 1991 completion of the below-grade Vine Street Expressway. This interest corresponds to a recent spate of multifamily housing development by the Philadelphia Chinatown Development Corporation as well as condominium and apartment conversions of several loft buildings throughout the district. The western end of the district, bordering on Broad Street, is comprised of office and light industrial space as well as surface parking lots. The Callowhill district is probably best known to most Philadelphians for its musical venues, including the Electric Factory, Transit, Plush, the Starlight Ballroom, Silk City, and the Palmer Social Club. However, nearly one-quarter of the land use here remains industrial, housing large operations such as the Destination Maternity Corporation’s distribution headquarters, and a National Chemical Labs cleaning product manufacturing facility. • District Size: Ranks 14th among surveyed districts at 115 acres in 344 properties. • Land Use: Evenly mixed land uses include Industrial (23%), Institutional (18%), Commercial (17%), Parking (11%), and Vacant (10%). • Vacancy: Building vacancy is 18%, due to a handful of large, vacant multi-story loft buildings. Land vacancy is 9% (14% of this is not zoned industrial). • Parcel Size: Ranks 11th at .33 acres average. • Buildings: Average building size is 21,788 square feet; average year built was 1926. • Recent Developments: FedEx recently shuttered its distribution center oat 9th and Spring Garden Streets. Figure 45: Callowhill Industrial District Key Map55 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T cal l owhillprepared by _Interface Studio LLC 56

history 13th & Callowhill Callowhill district, 1875. Source: Greater Philadelphia GeoHistory Network Images Source: City of Philadelphia Department of Records 12th & Callowhill, 1894 2nd & Spring Garden, 196457 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T cal l owhillFigure 46: Callowhill Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 58

transportation infrastructure Figure 47: Callowhill Industrial District Transportation Infrastructure Source: City of Philadelphia59 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T cal l owhillFigure 48: Callowhill Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 60

land use Figure 49: Callowhill Industrial District Land Use Source: 2008 field survey61 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T cal l owhill Figure 50: Callowhill Industrial District Land Use & Zoning ComparisonFigure 51: Callowhill Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 62

industrial use Figure 52: Callowhill Industrial District by Sector Figure 53: Callowhill Industrial District Industrial Use by Sector Source: 2008 field survey63 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T cal l owhillFigure 54: Callowhill Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 64

A T l a s D R A F T gr ays f err y 4grays ferrydistrict prepared by _Interface Studio LLC 66

introduction: Grays Ferry Industrial District The Grays Ferry industrial district covers a vast swath of historically industrial land stretching from the former DuPont Marshall Labs and Forgotten Bottom neighborhood south to the Navy Yard, and is bounded by the lower Schuylkill River on the west and the residential neighborhoods of Grays Ferry, Point Breeze, and Girard Estates to the east. The district is dominated by Sunoco’s sprawling Philadelphia Refinery and storage tank complex, the largely underutilized Sunoco North Yard, the Philadelphia Gas Works, and the Navy Yard complex located to the south on what was once League Island. The Philadelphia Refinery is the country’s oldest continuously operating petroleum facility – dating to the 1860s. It was purchased from the Atlantic Refining Company by Sunoco in 1988, and consolidated with an adjacent refinery purchased from Chevron in 1994. According to the company’s website, in addition to processing “330,000 barrels a day of crude oil into fuels – including gasoline, aviation fuel, kerosene, heating oil, residual fuel, propane and butane,” the facility also “produces petrochemical feedstocks which are shipped to the Sunoco Chemicals’ Frankford plant to make phenol, used in the manufacture of plastics and synthetics”. Presently, the Navy Yard to the south is one of PIDC’s most significant industrial development sites with major relocations to the former naval base including Aker Shipyard, Penn Ship Repair, Tastykake, Apptec, and Urban Outfitters. At the northern end of the district, planning is underway to extend the Schuylkill Banks river trail south from its current terminus near Locust street, along the DuPont crescent (located along the river adjacent to DuPont’s now-defunct Marshall Labs) before crossing to the west bank of the Schuylkill at Bartram’s Garden. A seven-acre brownfield at Girard Point, near the southwest corner of the Navy Yard adjacent to I-95, has been announced by Mayor Nutter as the site of a future large-scale solar facility to be developed in partnership with Exelon. • District Size: Ranks 3rd among surveyed districts at 1,946 acres in 1,482 properties. • Land Use: Dominant land use is Industrial (81%), followed by Vacant (11%). • Vacancy: Building vacancy is 9%, due largely to the large vacant warehouses of the former US Army Quartermaster Depot. Land vacancy is 9% (30% of this is not zoned industrial). • Parcel Size: Ranks 7th at 1.36 acres average. • Buildings: Average building size is 71,756 square feet; average year built was 1945. • Recent Developments: A new Tastykake bakery and distribution facility was recently completed north of Girard Point at the Navy Yard, and DuPont has announced the closure of the Marshall Labs facility on Grays Ferry and 34th Street. Figure 55: Grays Ferry Industrial District Key Map67 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T gr ays f err yprepared by _Interface Studio LLC 68

history Navy Yard Pier 36, 1915 Wharton & 25th, 1916 Atlantic Refining and environs, 1944. Source: Greater Philadelphia Oakford & 25th, 1924 Vare Avenue, 1949 GeoHistory Network Images Source: City of Philadelphia Department of Records69 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T gr ays f err yFigure 56: Grays Ferry Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 70

transportation infrastructure Figure 57: Grays Ferry Industrial District Transportation Infrastructure Source: City of Philadelphia71 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T gr ays f err yFigure 58: Grays Ferry Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 72

land use Figure 59: Grays Ferry Industrial District Land Use Source: 2008 field survey73 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T gr ays f err y Figure 60: Grays Ferry Industrial District Land Use & Zoning ComparisonFigure 61: Grays Ferry Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 74

industrial use Figure 62: Grays Ferry Industrial District by Sector Figure 63: Grays Ferry Industrial District Industrial Use by Sector Source: 2008 field survey75 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T gr ays f err yFigure 64: Grays Ferry Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 76

A T l a s D R A F T hunti ng par k e as t 5hunting park eastdistrict prepared by _Interface Studio LLC 78

introduction: Hunting Park East Industrial District The Hunting Park East industrial district lies along and to the north of the Amtrak rail corridor in the north- central section of the City. It is comprised of two distinctly different areas to the east and west of the large cemeteries and school that split the industrial areas down the middle to Erie Avenue. The western half is a low-intensity jumble of distribution, scrap and salvage, auto uses, and a SEPTA maintenance yard. The eastern half, however, comprises a dense node of manufacturing, distribution, and utility uses including the Philadelphia Coca-Cola Bottling Plant and distribution center, a Menasha packing plant, a Case Paper distribution facility, G.E.’s Appliance Servicing Center, and various utilities. While many of these are “legacy” firms that have operated in the area for a some time, there remain significant advantages to industry here - including some large parcels, active freight rail sidings, a critical mass of stable industrial land uses, and proximity to supply, distribution and labor networks. While property values are stable in the Juniata Park residential neighborhood adjacent to the district to the northeast, industries on the western side of the district sit cheek to jowl with residential neighborhoods suffering declining property values and higher than average crime rates. Hunting Park East is home to the Philadelphia Coca-Cola Bottling Plant, the fourth-largest distributor of Coca-Cola products nationwide, and the single largest bottling complex in North America. Philly Coke distributes over 30,000,000 cases of soft drinks each year and serves approximately 6 million consumers, providing the region approximately 1,200 jobs. • District Size: Ranks 7th among surveyed districts at 821 acres in 2,760 parcels. • Land Use: Dominant land use is Industrial (58%), followed by Vacant (10%), Institutional (9%), and Residential (8%). • Vacancy: Building vacancy is 8%. Land vacancy is 10% (2% of this is not zoned industrial). • Parcel Size: Ranks 12th at .30 acres average. • Buildings: Average building size is 44,086 square feet; average year built was 1949. Figure 65: Hunting Park East Industrial District Key Map79 City of Philadelphia :: philadelphia industrial land use atlas

prepared by _Interface Studio LLC80 hunti ng par k e as t D R A F T A T l a s

history Luzerne St, 1944. Source: Greater Philadelphia GeoHistory Network American & Luzerne, 1962. Image Source: City of Philadelphia Department of Records Rising Sun Avenue, 1910; Source: Greater Philadelphia 2nd & Luzerne, 1952. Image Source: City of Philadelphia Department of Records GeoHistory Network81 City of Philadelphia :: philadelphia industrial land use atlas

context A T l a s D R A F T hunti ng par k e as tFigure 66: Hunting Park East Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 82

transportation infrastructure Figure 67: Hunting Park East Industrial District Transportation Infrastructure Source: City of Philadelphia83 City of Philadelphia :: philadelphia industrial land use atlas

access to transit A T l a s D R A F T hunti ng par k e as tFigure 68: Hunting Park East Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 84

land use Figure 69: Hunting Park East Industrial District Land Use Source: 2008 field survey85 City of Philadelphia :: philadelphia industrial land use atlas

zoning A T l a s D R A F T hunti ng par k e as t Figure 70: Hunting Park East Industrial District Land Use & Zoning ComparisonFigure 71: Hunting Park East Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 86

industrial use Figure 72: Hunting Park East Industrial District by Sector Figure 73: Hunting Park East Industrial District Industrial Use by Sector Source: 2008 field survey87 City of Philadelphia :: philadelphia industrial land use atlas

vacancy A T l a s D R A F T hunti ng par k e as tFigure 74: Hunting Park East Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 88

89 City of Philadelphia :: philadelphia industrial land use atlas

A T l a s D R A F T hunti ng par k w e s t 6hunting park westdistrict prepared by _Interface Studio LLC 90

introduction: Hunting Park West Industrial District The Hunting Park West industrial district consists of a large area centered around the old Budd Company property – a mammoth manufacturing complex with over a million square feet of factory space – as well as the PWD Queen Lane Water Treatment and Filtration Plants and four sprawling SEPTA bus and rail yards. The district also encompasses the Philadelphia Housing Authority’s Abbottsford Homes public housing development, and includes the former Eastern Pennsylvania Psychiatric Institute, the currently re-locating Tastykake bakery and warehouse, and the former Atwater Kent radio factory. Several large properties in the vicinity appear to be presently underutilized, including the Filtration Plant, SEPTA’s Midvale yard, and the Abbottsford Homes property (several housing blocks have been razed leaving the eastern end of the property largely vacant) . The area is criss-crossed by transportation infrastructure, including SEPTA’s R6 line, Route 1, and a CSX freight line, and lays just east of the Schuylkill River. This district, like Hunting Park East, straddles diverse neighborhoods - including East Falls, Nicetown-Tioga, and Allegheny West. Many in these neighborhoods perceive the district as “post-industrial” and desire redevelopment that will strengthen the adjacent communities. To address these concerns, the City of Philadelphia has initiated a master planning process for the core area of the industrial district. The Queen Lane Water Treatment Plant located in Hunting Park West cleans and filters 80 million gallons of Schuylkill River water per day, providing drinking water to 350,000 Philadelphians. • District Size: Ranks 8th among surveyed districts at 708 acres in 1,143 properties. • Land Use: Dominant land uses are Industrial (38%), Vacant (17%), and Transportation (16%). • Vacancy: Building vacancy is 21%, due largely to the vacant former Budd Company buildings. Land vacancy is 15% (49% of this is not zoned industrial). • Parcel Size: Ranks 10th at .62 acres average. • Buildings: Average building size is 78,311 square feet; average year built was 1953. • Recent Developments: A new Ray and Joan Kroc Corps Community Center is currently under development, and Tastykake has relocated its bakery and warehouse from this district to recently completed facilities in the Navy Yard. Figure 75: Hunting Park West Industrial District Key Map91 City of Philadelphia :: philadelphia industrial land atlas

prepared by _Interface Studio LLC92 hunti ng par k w e s t D R A F T A T l a s

history Hunting Park West, 1910. Source: Greater Philadelphia GeoHistory Network. Atwater Kent Radio Factory, 1929 Hunting Park West, 1942. Source: Greater Philadelphia GeoHistory Network. Image Source: City of Philadelphia Department of Records93 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T hunti ng par k w e s tFigure 76: Hunting Park West Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 94

transportation infrastructure Figure 77: Hunting Park West Industrial District Transportation Infrastructure Source: City of Philadelphia95 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T hunti ng par k w e s tFigure 78: Hunting Park West Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 96

land use Figure 79: Hunting Park West Industrial District Land Use Source: 2008 field survey97 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T hunti ng par k w e s t Figure 80: Hunting Park West Industrial District Land Use & Zoning ComparisonFigure 81: Hunting Park West Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 98

industrial use Figure 82: Hunting Park West Industrial District by Sector Figure 83: Hunting Park West Industrial District Industrial Use by Sector Source: 2008 field survey99 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T hunti ng par k w e s tFigure 84: Hunting Park West Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 100

A T l a s D R A F T l awncre s t 7lawncrestdistrict prepared by _Interface Studio LLC 102

introduction: Lawncrest Industrial District The Lawncrest industrial district consists of a small but important industrial node located just east of Olney and Tacony Creek Park, immediately north of Route 1. The stock of industrial land here has been reduced due to the recent redevelopment of the large property at Rising Sun and Adams Avenue as Rising Sun Plaza, a strip shopping center with several hundred surface parking spaces. However, the district is still dominated by two large industrial entities: Cardone Industries, one of the largest industrial employers in the City, which remanufactures and distributes auto parts; and the U.S. Naval Aviation Supply Depot, which supplies the U.S. Navy with billions of dollars worth of food, clothing, textiles, and medical equipment, as well as providing aviation and weapons system support. The US Naval Supply Depot in Lawncrest provides weapons and systems support to the F-18 Hornet carrier-based fighter jet and the V-22 Osprey tilt-rotor aircraft, and currently employs 1,500 civilian employees. • District Size: Ranks 10th among surveyed districts at 380 acres in 181 properties. • Land Use: Dominant land use is Industrial (76%), followed by Commercial (11%), and Vacant (8%). • Vacancy: Building vacancy is 9%. Land vacancy is 8%. • Parcel Size: Ranks 5th at 2.10 acres average. • Buildings: Average building size is 188,868 square feet; average year built was 1953 (only two properties included year built data in this district). Figure 85: Lawncrest Industrial District Key Map103 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T l awncre s tprepared by _Interface Studio LLC 104

history North Tabor, 1950 Lawncrest, 1942. Source: Greater Philadelphia GeoHistory Network Image Source: City of Philadelphia Department of Records105 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T l awncre s tFigure 86: Lawncrest Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 106

transportation infrastructure Figure 87: Lawncrest Industrial District Transportation Infrastructure Source: City of Philadelphia * * This segment of Route 1 is not a limited access highway107 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T l awncre s tFigure 88: Lawncrest Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 108

land use Figure 89: Lawncrest Industrial District Land Use Source: 2008 field survey109 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T l awncre s t Figure 90: Lawncrest Industrial District Land Use & Zoning ComparisonFigure 91: Lawncrest Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 110

industrial use Figure 92: Lawncrest Industrial District by Sector Figure 93: Lawncrest Industrial District Industrial Use by Sector Source: 2008 field survey111 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T l awncre s tFigure 94: Lawncrest Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 112

A T l a s D R A F T l ow er nor th del aware 8lower north delawaredistrict prepared by _Interface Studio LLC 114

introduction: Lower North Delaware Industrial District The segment of Delaware River waterfront stretching from Penn Treaty Park in Fishtown northeast to the Betsy Ross Bridge, and inland to I-95 comprises the Lower North Delaware industrial district. The area has a storied history – it was once the site of the famous William Cramp and Sons shipyard which built scores of ironclad ships in the 19th and early 20th centuries including the Navy’s first battleship, the USS Indiana, and was briefly reopened by the government in 1940 to build cruisers and submarines for the war effort. Closed permanently since 1947, and with most of its equipment shipped downriver to the US Navy Yard, the property is now fallow and conspicuous from I-95, having returned to a nearly natural state with only a small section redeveloped as an industrial park and one original shipyard building remaining at the end of Delaware Avenue. Upriver from the former shipyard lies the Conrail-owned parcel that once encompassed Port Richmond – the terminus of the Reading Company’s Lehigh Viaduct that was once the site of the world’s largest coal terminal, where long trains drawing anthracite coal from the Pennsylvania hinterlands unloaded onto ships and barges for distribution up and down the east coast. These two operations once functioned symbiotically, with Cramps producing iron coal barges and equipment for the Port, and the Reading Company providing coal to the shipyard. The waterfront upriver continues to be heavily industrial, and is well-buffered from residential neighborhoods to the west by the elevated I-95 corridor. The Tioga Marine Terminal, PGW, Kinder-Morgan, and Westways petrochemical tank fields, asphalt and neatsfoot oil plants, scrap and salvage yards, and the Delaware and Richmond power generating stations all call this district home. The district is home to the 116-acre Tioga Marine Terminal, which is the locus of Philadelphia’s Chilean fruit imports, and is capable of fumigating 800,000 fruit boxes a day. The district has also provided the backdrop for various movies at the Richmond Generating Station, including a future prison in 7 Monkeys and the Decepticons’ lair in Transformers 2. • District Size: Ranks 6th at 948 acres in 719 properties. • Land Use: Dominant land uses are Industrial (58%), Transportation (19%), and Vacant (19%). • Vacancy: Building vacancy is 4%. Land vacancy is 19% (7% of this is not zoned industrial, and another 7% of this vacancy is reserved for future port operations expansion). • Parcel Size: Ranks 8th at 1.32 acres average. • Buildings: Average building size is 26,856 square feet; average year built was 1950. • Recent Developments: The large vacant Anderson parcel between Lehigh and Beach Street that (together with the vacant portion of the adjoining Conrail parcel) constitutes one of the last remaining large-site industrial development opportunities in the City has recently been approved for a change-of-zone to C-3 commercial zoning. Figure 95: Lower North Delaware Industrial District Key Map115 City of Philadelphia :: philadelphia industrial land atlas

prepared by _Interface Studio LLC 116 l ow er nor th del aware D R A F T A T l a s

history Lehigh Viaduct, 1910. Source: Greater Philadelphia GeoHistory Network Delaware & Lehigh, 1928 Delaware & Montgomery, 1928 Tioga & Delaware, 1952 Venango, 1954 Images Source: City of Philadelphia Department of Records117 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T l ow er nor th del awareFigure 96: Lower North Delaware Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 118

transportation infrastructure Figure 97: Lower North Delaware Industrial District Transportation Infrastructure Source: City of Philadelphia119 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T l ow er nor th del awareFigure 98: Lower North Delaware Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 120

land use Figure 99: Lower North Delaware Industrial District Land Use Source: 2008 field survey121 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T l ow er nor th del aware Figure 100: Lower North Delaware Industrial District Land Use & Zoning ComparisonFigure 101: Lower North Delaware Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 122

industrial use Figure 102: Lower North Delaware Industrial District by Sector Figure 103: Lower North Delaware Industrial District Industrial Use by Sector Source: 2008 field survey123 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T l ow er nor th del awareFigure 104: Lower North Delaware Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain propertieswith significant - but less than 50% - vacancy are represented as “underutilized” in thecitywide section of this atlas. prepared by _Interface Studio LLC 124

A T l a s D R A F T nor theas t 9northeastdistrict prepared by _Interface Studio LLC 126

introduction: Northeast Industrial District The Northeast industrial district, unique in Philadelphia for its suburban campus-like industrial park setting, comprises a large area surrounding the Northeast Philadelphia Airport near the intersection of Route 1 and Woodhaven Road, as well as the areas surrounding Byberry Ave on either side of Route 1, north to the city limits. The district also includes the former Budd Company plant – now the Island Green Country Club and phytoremediation site – and the surrounding parcels including Sandmeyer Steel. The vicinity was largely undeveloped as recently as the 1950’s, and afforded opportunities for “greenfield” industrial development later than most other places in the City. The industrial uses found here today are comparatively modern in configuration, with square and rectangular lots of larger size, and low- rise modern facilities with extensive truck circulation. This district is the most vibrant and active multi- purpose industrial zone in the City and coexists successfully with surrounding residential neighborhoods due to buffering boulevards and campus-like development typologies typically found in suburban areas - including large setbacks, low lot-coverage ratios, and attractive building façades. The significant growth in industrial zoning in Philadelphia since the 1950s is almost entirely due to the growth of the Northeast as a prominent industrial center. More recently, several large new industrial developments and expansions have been accommodated on lands formerly belonging to the Northeast Philadelphia Airport, including the TJ Maxx / Marshall’s distribution center, Southwark Steel, and the AgustaWestland helicopter assembly plant expansion. The Northeast Industrial District is home to the state-of-the-art TJ Maxx /Marshall’s 1,100,000 square- foot distribution center. Built in 2001 on a former landfill, it has brought nearly 1,100 jobs to the City and was deemed an ‘exceptional industrial project’ by the National Association of Industrial and Office Properties. In its 50-State Survey of Development, the Sierra Club chose the TJX development as Pennsylvania’s example of a Smart Choice for Smart Growth and a “truly innovative approach to environmental remediation and job creation.” • District Size: Ranks 1st among surveyed districts at 3,390 acres in 420 properties (including the Northeast Phila Airport). • Land Use: Dominant land uses are Industrial (41%), Transportation (25%) – due almost entirely to the Airport, and Vacant (15%). • Vacancy: Building vacancy is 2%. Land vacancy is 15% (18% of this is not zoned industrial). • Parcel Size: Ranks 2nd at 8.07 acres average. • Buildings: Average building size is 78,792 square feet; average year built was 1986. • Recent Developments: The IRS Service Center will be moving from its current location on Route 1 just south of Woodhaven. Figure 105: Northeast Industrial District Key Map127 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T nor theas tprepared by _Interface Studio LLC 128

history Looking NW to Roosevelt Blvd, 1956 Comly & Norcom, 1955 Roosevelt Blvd, 1942. Source: Greater Philadelphia GeoHistory Network Images Source: City of Philadelphia Department of Records129 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T nor theas tFigure 106: Northeast Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 130

transportation infrastructure Figure 107: Northeast Industrial District Transportation Infrastructure Source: City of Philadelphia * * Route 1 in this area is not a limited access highway131 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T nor theas tFigure 108: Northeast Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 132

land use Figure 109: Northeast Industrial District Land Use Source: 2008 field survey133 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T nor theas t Figure 110: Northeast Industrial District Land Use & Zoning ComparisonFigure 111: Northeast Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 134

industrial use Figure 112: Northeast Industrial District by Sector Figure 113: Northeast Industrial District Industrial Use by Sector Source: 2008 field survey135 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T nor theas tFigure 114: Northeast Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 136

A T l a s D R A F T nor thern l i ber tie s 10northern libertiesdistrict prepared by _Interface Studio LLC 138

introduction: Northern Liberties Industrial District This least industrial of Philadelphia’s surveyed industrial districts comprises a small, vibrant mixed-use neighborhood stretching from the Delaware River waterfront at Penn Treaty Park south to the Vine Street Expressway, and across I-95 to 5th Street. This neighborhood has emerged as a hotbed of new residential and commercial development and increasing property values, putting further pressure on the thinned ranks of workshops, fabricators, brewers, and distributors that once thrived here. There is little indication that this area can remain seriously viable for industrial uses, which generally require much lower-cost operating environments in order to remain profitable. Anecdotally, contacts made during the survey suggested that many small fabricators and workshops that used to operate here had moved north to American street and elsewhere where rents and friction with residential uses remained low. Nonetheless, the district continues to host a smattering of industrial uses, from George Wells’ meat distribution and the Yards Brewery on Delaware Avenue, to small construction supply yards, workshops, and fabricators, such as Aircon Filter on Green Street. In 2008, the 14-year-old Yards brewing company relocated to a former 26,000 sf ironworks on North Delaware Ave. It serves a model of green industry in the region as it is the first 100% wind-powered brewery in Philadelphia, recycles its water, glass and cardboard, donates its grains and dregs as feed to local farms, and has eco-interior finishes such as earthen walls and recycled concrete flooring. • District Size: Ranks last among surveyed districts at 113 acres in 1,338 properties. • Land Use: The balanced land uses are Industrial (25%), Residential (23%), and Vacant (22%). • Vacancy: Building vacancy is 14%. Land vacancy is 22% (31% of this is not zoned industrial). • Parcel Size: Ranks 14th at .08 acres average. • Buildings: Average building size is 15,815 square feet; average year built was 1926. Figure 115: Northern Liberties Industrial District Key Map139 City of Philadelphia :: philadelphia industrial land atlas

prepared by _Interface Studio LLC 140 nor thern l i ber tie s D R A F T A T l a s

history Northern Liberties, 1875. Source: Greater Philadelphia GeoHistory Network Delaware Avenue, 1931 Delaware Avenue, 1954 Delaware Avenue, 1954 Delaware Avenue, 1931 Images Source: City of Philadelphia Department of Records141 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T nor thern l i ber tie sFigure 116: Northern Liberties Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 142

transportation infrastructure Figure 117: Northern Liberties Industrial District Transportation Infrastructure Source: City of Philadelphia143 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T nor thern l i ber tie sFigure 118: Northern Liberties Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 144

land use Figure 119: Northern Liberties Industrial District Land Use Source: 2008 field survey145 City of Philadelphia :: philadelphia industrial land atlas

zoning Figure 120: Northern Liberties Industrial District Land Use & Zoning Comparison A T l a s D R A F T nor thern l i ber tie sFigure 121: Northern Liberties Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 146

industrial use Figure 122: Northern Liberties Industrial District by Sector Figure 123: Northern Liberties Industrial District Industrial Use by Sector Source: 2008 field survey147 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T nor thern l i ber tie sFigure 124: Northern Liberties Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 148

A T l a s D R A F T par ks ide 11parksidedistrict prepared by _Interface Studio LLC 150

introduction: Parkside Industrial District The Parkside industrial district comprises a small standalone node of “legacy” industrial uses sandwiched between Fairmount Park to the north and Lancaster Avenue, along SEPTA’s R5 / R6 rail corridors in West Philadelphia. Due to the efforts of PIDC, this area is now home to a cluster of development-ready industrially-zoned parcels that are well-buffered from Parkside Avenue - as well as recent additions such as the CINTAS facility off Belmont Avenue and Girard. A large chunk of land at the center of the district has been re-zoned to C-3 commercial and redeveloped as a badly-needed shopping center for the neighborhoods of Mantua and Overbrook called the Park West Town Center. Just west, the massive former Acme Markets distribution center lies largely vacant, with minor utilization by Dependable Distribution for cocoa bean warehousing, and Pierce-Phelps maintains a large HVAC wholesale distribution center and offices. South of the rail corridor, many small, shallow lots fronting on Lancaster Avenue play host to various construction suppliers, lumber yards, auto uses and small fabricators. The parcels along Parkside Avenue face decreasing viability for continued industrial use due to a desire for better neighborhood interface with the park articulated by the Fairmount Park Conservancy’s Centennial District master planning effort. In 2008, CINTAS built a $14 million, 70,000 square-foot laundry facility in the district, bringing over 200 new jobs to the area. • District Size: Ranks 12th among surveyed districts at 186 acres in 290 properties. • Land Use: Dominant land uses are Vacant (41%), Industrial (26%), and Commercial (23%) - due almost entirely to the Park West Town Center shopping center. • Vacancy: Building vacancy is 47%, due to the extremely large and mostly vacant former Acme Markets distribution center. Land vacancy is 41% (only 2% of this is not zoned industrial). • Parcel Size: Ranks 9th at .64 acres average. • Buildings: Average building size is 24,767 square feet; average year built was 1950 (only five properties included year built data in this district). Figure 125: Parkside Industrial District Key Map151 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T par ks ideprepared by _Interface Studio LLC 152

history Lancaster Ave, 1920. Source: City of Philadelphia Department of Records Pennsylvania Railroad main line, 1910. Source: Greater Philadelphia GeoHistory Network153 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T par ks ideFigure 126: Parkside Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 154

transportation infrastructure Figure 127: Parkside Industrial District Transportation Infrastructure Source: City of Philadelphia155 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T par ks ideFigure 128: Parkside Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 156

land use Figure 129: Parkside Industrial District Land Use Source: 2008 field survey157 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T par ks ide Figure 130: Parkside Industrial District Land Use & Zoning ComparisonFigure 131: Parkside Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 158

industrial use Figure 132: Parkside Industrial District by Sector Figure 133: Parkside Industrial District Industrial Use by Sector Source: 2008 field survey159 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T par ks ideFigure 134: Parkside Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 160

A T l a s D R A F T r oxbor oug h 12roxboroughdistrict prepared by _Interface Studio LLC 162

introduction: Roxborough Industrial District The Roxborough industrial district is a prototypical “legacy” industrial node – like Parkside and Lawncrest - though it is much less concentrated or viable for continued industrial use than either of these districts. Historically, the waterpower generated by the stretch of the Schuylkill River at Roxborough and Manayunk that was dammed and canalized in the early 19th century by the Schuylkill Navigation company spurred the development of dozens of textile mills here in the “Manchester of America.” Today, the district comprises three distinct sub-areas: the first being the broadcast towers and waste transfer stations on the hillside above Umbria Ave; the second being Umbria Avenue itself – a jumble of construction suppliers and auto uses; the third consists of the sprawling pulp plant that continues to operate on Venice Island between the Schuylkill Canal and the main river channel. The abandoned R6 right-of-way that runs adjacent to the Canal is being sought for a proposed extension of the Schuylkill Banks trail system through Roxborough. The Roxborough Tower Farm is home to 13 broadcast towers, eight of which are over 1,000 feet tall. These towers broadcast the signals for most of Philadelphia’s television stations, 16 full-power FM radio facilities and three AM radio facilities. • District Size: Ranks 13th at 177 acres in 83 properties. • Land Use: Dominant land uses are Industrial (62%), Open Space (20%). • Vacancy: Building vacancy is 2%. Land vacancy is 4% (6% of this is not zoned industrial). • Parcel Size: Ranks 4th at 2.14 acres average. • Buildings: Average building size is 53,602 square feet. Figure 135: Roxborough Industrial District Key Map163 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T r oxbor oug hprepared by _Interface Studio LLC 164

history Roxborough, 1910. Source: Greater Philadelphia GeoHistory Network Fox Street, 1939. Source: City of Philadelphia Department of Records165 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T r oxbor oug hFigure 136: Roxborough Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 166

transportation infrastructure Figure 137: Roxborough Industrial District Transportation Infrastructure Source: City of Philadelphia167 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T r oxbor oug hFigure 138: Roxborough Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 168

land use Figure 139: Roxborough Industrial District Land Use Source: 2008 field survey169 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T r oxbor oug h Figure 140: Roxborough Industrial District Land Use & Zoning ComparisonFigure 141: Roxborough Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 170

industrial use Figure 142: Roxborough Industrial District by Sector Figure 143: Roxborough Industrial District Industrial Use by Sector Source: 2008 field survey171 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T r oxbor oug hFigure 144: Roxborough Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 172

A T l a s D R A F T south del aware 13south delawaredistrict prepared by _Interface Studio LLC 174

introduction: South Delaware Industrial District The South Delaware industrial district consists of the stretch of working Delaware riverfront extending from Pier 78 near Snyder Avenue, south and west around Horseshoe Bend into the eastern reaches of the Navy Yard. Much of this waterfront consists of active container and bulk marine terminal uses, including Piers 78 through 124, the Packer Avenue Marine Terminal, and the Tristate Intermodal Yard – or is proposed for expansion of such, such as the currently fallow lands slated for development by the Philadelphia Regional Port Authority (PRPA) to be known as Northport and Southport. The district also includes the large complex cradled by the bend in I-95 south of Packer Avenue known as the Food Distribution Center, and the sprawling lands of the former Mustin Naval Airfield, future home to the Navy Yard’s R&D park, corporate center, and clean-energy campus. While goods-movement and wholesaling constitute the core activities of this district, large utilities such as the Southeast Water Pollution Control Plant and the Southwark Generating Station, as well as manufacturers such as the Inolex cosmetic ingredient and lubricant plant on Snyder, are also present. While the multi-vendor Philadelphia Regional Produce Market is relocating to a new facility on Essington Avenue in this study’s Southwest industrial district, several new industrial developments are currently underway here, including Hyundai Rotem’s assembly plant for the new Silverliner V commuter trains destined for SEPTA’s regional rail system. In 2008, Samuels & Son - a long-time Philadelphia seafood wholesaler - constructed a 70,000 square foot, $15 million state-of-the-art refrigerated warehouse on a 5-acre parcel in the Food Distribution Center. The facility will stock 350 to 400 species of fish and shellfish, and provide 250 jobs to the region. • District Size: Ranks 4th among surveyed districts at 1,661 acres in 143 properties. • Land Use: Dominant land uses are Transportation (35%), Vacant (33%) – due largely to the physically vacant former Mustin Airfield - Industrial (21%), and Parking (7%). • Vacancy: Building vacancy is 2%. Land vacancy is 33% (24% of this is not zoned industrial and another 56% of this vacancy is reserved for future port and intermodal expansion). • Parcel Size: Ranks 1st at 11.61 acres average. • Buildings: Average building size is 86,237 square feet; average year built was 1974 (only eight properties included year built data in this district). • Recent Developments: Hyundai Rotem plant under construction at Weccacoe and Wolf Street, and the Philadelphia Regional Produce Market south of the toll plaza, on Pattison and Galloway Street, is relocating to Essington Avenue in the Southwest industrial district. Figure 145: South Delaware Industrial District Key Map175 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T south del awareprepared by _Interface Studio LLC 176

history South Delaware, 1944. Source: Greater Philadelphia GeoHistory Network Oregon & Columbus, 1920. Snyder & Columbus, 1915 Coal Tripple, 1915 Columbus Piers, 1919 Pier 78, 1916 Images Source: City of Philadelphia Department of Records177 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T south del awareFigure 146: South Delaware Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 178

transportation infrastructure Figure 147: South Delaware Industrial District Transportation Infrastructure Source: City of Philadelphia179 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T south del awareFigure 148: South Delaware Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 180

land use Figure 149: South Delaware Industrial District Land Use Source: 2008 field survey181 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T south del aware Figure 150: South Delaware Industrial District Land Use & Zoning ComparisonFigure 151: South Delaware Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 182

industrial use Figure 152: South Delaware Industrial District by Sector Figure 153: South Delaware Industrial District Industrial Use by Sector Source: 2008 field survey183 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T south del awareFigure 154: South Delaware Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 184

A T l a s D R A F T southw e s t 14southwestdistrict prepared by _Interface Studio LLC 186

introduction: Southwest Industrial District The Southwest industrial district spans a large wedge of land comprised of the Philadelphia portion of the International Aiport, stretching north along the west bank of the Schuylkill River to Grays Ferry Avenue, and bounded by SEPTA’s R1 Airport line on the west. This marshy, low-lying area was subject to an extensive urban renewal plan decades ago resulting in housing development in the Kingsessing, Essington, and Eastwick neighborhoods, as well as industrial park developement between Lindbergh and Essington Avenues. The area is currently plagued by high crime rates, real and perceived land contamination and odd parcel configurations caused by the highways, interchanges, bridges and rail infrastructure that criss-cross the area. North of PIDC’s well-developed Eastwick A industrial park lies the Essington Auto Mall and the future home of the Philadelphia Regional Produce Market, as well as various petrochemical storage tank fields and terminals adjacent to the river. North of this area lies a sprawling, underutilized swath of auto salvage and repair yards, vacant land, and waste transfer and recycling yards. A portion of this area comprises PIDC’s Eastwick B industrial park and has good potential for continuing industrial expansion due to its proximity to West Philadelphia, Center City and area freeways. Completed in 2005, the USPS Processing & Distribution Center became the largest postal replacement facility for the United States Postal Service in the country. Costing $300 million dollars, the 930,000 square-foot project sits on a 50-acre site, and can process 8 million pieces of mail every night. • District Size: Ranks 2nd among surveyed districts at 3,148 acres in 533 properties (including a portion of Phila International Airport). • Land Use: Dominant land uses are Industrial (52%), Transportation (24%) – due almost entirely to Phila International Airport - and Vacant (13%). • Vacancy: Building vacancy is 3%. Land vacancy is 13% (20% of this is not zoned industrial). • Parcel Size: Ranks 3rd at 5.91 acres average. • Buildings: Average building size is 71,159 square feet; average year built was 1986 (year-built data was scarce in this area). • Recent Developments: Philadelphia Regional Produce market is relocating to a new 677,000 square foot facility on Essington Avenue and 67th Street. Figure 155: Southwest Industrial District Key Map187 City of Philadelphia :: philadelphia industrial land atlas

A T l a s D R A F T southw e s tprepared by _Interface Studio LLC 188

history Hog Island Shipyard, 1915 Southwest, 1910. Source: Greater Philadelphia GeoHistory Network Images Source: City of Philadelphia Department of Records Philadelphia Airport, 1954 Southwest, 1944. Source: Greater Philadelphia GeoHistory Network189 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T southw e s tFigure 156: Southwest Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 190

transportation infrastructure Figure 157: Southwest Industrial District Transportation Infrastructure Source: City of Philadelphia191 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T southw e s tFigure 158: Southwest Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 192

land use Figure 159: Southwest Industrial District Land Use Source: 2008 field survey193 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T southw e s t Figure 160: Southwest Industrial District Land Use & Zoning ComparisonFigure 161: Southwest Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 194

industrial use Figure 162: Southwest Industrial District by Sector Figure 163: Southwest Industrial District Industrial Use by Sector Source: 2008 field survey195 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T southw e s tFigure 164: Southwest Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 196

A T l a s D R A F T upper nor th del aware 15upper north delawaredistrict prepared by _Interface Studio LLC 198

introduction: Upper North Delaware Industrial District The Upper North Delaware industrial district continues northward where the Lower North Delaware district terminates at the former Philly Coke site just north of the Betsy Ross Bridge, past Tacony and Holmesburg to the mouth of Pennypack Creek in Torresdale. This district is generally bounded to the west by I-95 and the R7 Regional Rail / Amtrak line, but also includes three nodes of industrial activity that spill across the highway divide. A great diversity of industrial firms operate along this waterfront area, well-buffered from the inner Northeast Philadelphia neighborhoods it abuts. Food processors and manufacturers, such as Dietz & Watson and Just Born Peanut Chews, sit cheek-by-jowl with the Newman Paperboard plant, Acme- Standex air duct plant, and the B&B gray-iron foundry. Metal coating, precision machinery, injection- molded plastic and foam, generic drugs, and chemical feedstocks are also produced here. The district was once home to the Disston Saw Works, at its height the largest saw and blade manufacturing facility in the world, employing 8,000 workers. Thousands of units of housing built by Henry Disston for his workforce spurred the development of the Tacony section of the City. (The company continues operation today - albeit in a highly consolidated incarnation - as Disston Precision Incorporated.) Several pockets of underutilized and vacant land abut the waterfront here, including the former Tacony Army Warehouse and Northern Shipping parcels north of the Tacony-Palmyra Bridge. Many utilities and institutional uses also share the waterfront in this vicinity – including PWD’s Baxter Water Treatment Plant, the Curran-Fromhold correctional facility, St.Vincent’s Home, and the Philadelphia Fire and Police Academies near the mouth of Pennypack Creek. There has been a desire on the part of the residential neighborhoods in this area for a reconnection to the Delaware River waterfront, and several plans have been produced to this end. As of yet, however, specific residential and mixed-use development proposals on the waterfront have stalled. In 2008, Revolution Recovery, which recovers and recycles waste materials from construction and industrial processes, relocated to this area. The facility has aided in the completion of over 100 LEED certifications in the region, handling an average of 80 tons of materials per day, including wood, metals, cardboard, plastics, drywall and masonry. Its separation proccess boasts a 75% diversion rate for inbound construction waste debris from landfills, and by the end of 2009 had brought 29 full time, permanent, green jobs to the City. • District Size: Ranks 5th among surveyed districts at 1,413 acres in 732 properties. • Land Use: Dominant land uses are Industrial (53%), Institutional (16%), Vacant (14%), and Commercial (8%). • Vacancy: Building vacancy is 4%. Land vacancy is 14% (71% of this is not zoned industrial). • Parcel Size: Ranks 6th at 1.93 acres average. • Buildings: Average building size is 44,533 square feet; average year built was 1958. Figure 165: Upper North Delaware Industrial District Key Map199 City of Philadelphia :: philadelphia industrial land atlas

prepared by _Interface Studio LLC 200 upper nor th del aware D R A F T A T l a s

history Torresdale Filtration Plant, 1916 Disston Saw Mill, 1901 Frankford Pumping Station, 1900 House of Correction, 1916 Ice Boats and Dredging Plant, 1916 Upper North Delaware, 1910. Source: Greater Philadelphia GeoHistory Network Images Source: City of Philadelphia Department of Records201 City of Philadelphia :: philadelphia industrial land atlas

context A T l a s D R A F T upper nor th del awareFigure 166: Upper North Delaware Industrial District ContextSource: 2008 field survey within industrial districts, BRT land use codes in surrounding areas prepared by _Interface Studio LLC 202

transportation infrastructure Figure 167: Upper North Delaware Industrial District Transportation Infrastructure Source: City of Philadelphia203 City of Philadelphia :: philadelphia industrial land atlas

access to transit A T l a s D R A F T upper nor th del awareFigure 168: Upper North Delaware Industrial District Access to Public TransitSource: SEPTA prepared by _Interface Studio LLC 204

land use Figure 169: Upper North Delaware Industrial District Land Use Source: 2008 field survey205 City of Philadelphia :: philadelphia industrial land atlas

zoning A T l a s D R A F T upper nor th del aware Figure 170: Upper North Delaware Industrial District Land Use & Zoning ComparisonFigure 171: Upper North Delaware Industrial District Zoning, 2009Source: City of Philadelphia prepared by _Interface Studio LLC 206

industrial use Figure 172: Upper North Delaware Industrial District by Sector Figure 173: Upper North Delaware Industrial District Industrial Use by Sector Source: 2008 field survey207 City of Philadelphia :: philadelphia industrial land atlas

vacancy A T l a s D R A F T upper nor th del awareFigure 174: Upper North Delaware Industrial District VacancySource: 2008 field surveyNote: Partially vacant land or buildings are at least 50% vacant. Certain properties withsignificant - but less than 50% - vacancy are represented as “underutilized” in the citywidesection of this atlas. prepared by _Interface Studio LLC 208

Pimlus atlas - final - september 2010

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Pimlus atlas - final - september 2010 Presentation Transcript