Weavers Way Co-Op is gearing up to open a new location right here in Germantown! This exciting venture promises to bring an array of benefits, including increased access to quality local food options, a boost in economic growth, and fresh employment opportunities that promise to invigorate the community.
Open House Success Sets the Stage
The recent Open House held at the soon-to-be Weavers Way Co-Op Germantown location, situated at 328 W Chelten Avenue, witnessed an incredible turnout of over 150 eager participants. Enthusiastic attendees had the unique opportunity to explore the space before the commencement of construction, gaining insights into the store’s plans and the cooperative philosophy driving it forward.
An Investment in Germantown’s Future
While at the Open House, Philadelphia Department of Commerce Director Anne Nadol, alongside Councilmember Cindy Bass, unveiled a $1 million city investment earmarked for the new Germantown location. This strategic move, backed by the efforts of Commerce’s Office of Neighborhood Economic Development team, reflects a commitment to fostering local businesses and propelling our community toward a brighter future.
Left to right: Anne Nadol (Philadelphia Department of Commerce Director), Emaleigh Doley (Germantown United CDC Executive Director), James Onofrio (Senior Director CDC Programs, Office of Neighborhood Economic Development), Karen Fegely (Deputy Commerce Director, Office of Policy and Strategic Initiatives), Yvonne Boye (Deputy Commerce Director, Office of Neighborhood Economic Development).
Anticipation is building as the construction phase readies to kick off in the upcoming months. Following suit, the recruitment process for pivotal management positions will be in full swing, paving the way for meaningful employment avenues within the community. Germantown United CDC will also play a key role, hosting informative sessions for local business owners and aspiring entrepreneurs keen on stocking their products on the store’s shelves.
The new market is located at the corner of Chelten and Morris. The property was an Acme market until the 1970s. It was last occupied by the JEVS Human Services, and has sat vacant for many years. The new store expects to bring more than 40 jobs to the neighborhood.
While supply chain considerations impact construction timelines, the opening date is yet to be determined. Early 2024 seems likely. (Fingers crossed!) Meanwhile, the adjoining Weavers Way Outreach Office at 326B W Chelten Avenue is buzzing with activity, hosting events and workshops and offering space for community engagement.
Left to right:Councilmember Cindy Bass (8th Council District), Rep. Darisha Parker (198th Legislative District), Philadelphia Department of Commerce Director Anne Nadol, Congressman Dwight Evans (D-PA-3rd)
Germantown United CDC (GU) is hosting a series of workshops to provide information and assistance for local residents struggling with tangled property titles.
Resolving a tangled title can be a complex and costly process, often requiring legal assistance. To help residents navigate this challenge, GU will be hosting a series of in-person and online workshops starting in March 2024. These workshops will equip attendees with the knowledge and resources needed to address tangled titles. Registration is required. Interested participants can sign up here.
We encourage all Germantown residents impacted by tangled titles to participate in these valuable workshops. The sessions are also open to members of Germantown’s civic associations, Registered Community Organizations, Block Captains, and other neighborhood stakeholders. By coming together, we can work to resolve the widespread problem of tangled titles and ensure Germantown homes remain in the hands of the families and communities that have built this neighborhood.
What is a Tangled Title?
A tangled title occurs when someone lives in a house but cannot prove ownership because their name is not on the deed. This is a common situation when a home is passed down through generations, with children or grandchildren continuing to reside in a property still registered in the name of a deceased parent or grandparent. While a tangled title may not impact day-to-day living, it can create significant challenges, making it difficult or even impossible to resolve issues like foreclosure, utility shutoffs, or emergency home repairs. Addressing tangled titles is an important step in protecting homes for future generations within the community.
The Importance of Addressing Tangled Titles
Tangled titles can have severe consequences for families and neighborhoods. Without clear ownership, residents are unable to tap into their home’s value, sell the property, or qualify for home equity loans and other important resources. In most cases, they can’t get homeowner’s insurance or qualify for city programs aimed at helping low-income households. At the same time, they’re still obligated to pay their real estate taxes, maintain their properties, and fulfill the other responsibilities of homeownership. This instability can also lead to blight and displacement, reducing the availability of affordable housing.
Fortunately, the City of Philadelphia is investing nearly $8 million to help resolve tangled titles. Germantown residents who need legal counsel, fee waivers, or public assistance can connect with Germantown United CDC to get the help they need.
Workshop Series
The Germantown United CDC workshops will cover everything from understanding tangled titles to identifying legal and financial resources to help clear a home’s title. Participants will also learn about addressing liens, delinquent property taxes, and deed transfers.
Individuals with unclear property ownership will receive free legal assistance to determine their eligibility and create a plan of action. GU is partnering with several legal aid organizations working with the City to process applications and funding requests for eligible residents. These partners may include:
Community Legal Services
Philly VIP
SeniorLAW Center
Philadelphia Legal Assistance
Affordable Housing Centers of Pennsylvania
By providing comprehensive support and connecting residents to critical resources, these workshops aim to empower Germantown homeowners to resolve their tangled titles successfully.
Online workshops are offered through Zoom. The meeting access information will be sent separately via email following registration.
In-person workshops will take place at the Braid Mill Conference Room, located at 441 High St, Philadelphia, PA 19144. The main entrance is on High Street, between Morton Street and Magnolia Street.
Braid Mill is a new collaborative home for creatives, entrepreneurs, small businesses, and a center of community activity. The venue is accessible. The nearest bus route is the SEPTA XH. Secure bike and vehicle parking is available on-site. Instructions for entering the building will be provided. (Please note that the workshop location has been changed to accommodate more attendees. The event will no longer take place at GU’s office.)
An analysis of census data shows that Germantown has some of the highest rates of tangled titles in the city. The neighborhoods with the most tangled titles tend to have lower household incomes and higher poverty levels.
Several factors contribute to the prevalence of tangled titles in these areas, including limited access to legal services and low property values. In some cases, outstanding liens can also make it difficult for residents to financially benefit from clearing the title.
Furthermore, there is a clear correlation between the incidence of tangled titles and the racial/ethnic makeup of a neighborhood. According to a groundbreaking 2021 report from the Pew Charitable Trusts, the census tracts with the highest rates of tangled titles are those with majority Black populations, like Germantown.
The map pictured above highlights the disproportionate impact of tangled titles on marginalized communities. Germantown is located in the Northwest section. Addressing this critical issue is essential for preserving homeownership and generational wealth in the neighborhood.
June 25, 2013 By Alaina Mabaso for NewsWorks, @AlainaMabaso “Everybody has a different take. People who have been here longer are jaded. I can understand why people do stop believing.” –Rocio Cabello, co-founder, iMPeRFeCT Gallery”What I’d like to…
FOR IMMEDIATE RELEASE: Councilwoman Bass uses NTI Funds to Support the YWCA
As the Councilwoman for the 8th district it is my job to advocate for every neighborhood, keeping in mind the unique perspectives of residents while recognizing community treasures.
When I took office in 2012, the question of what to do about the YWCA loomed large, as this building is an integral part of the neighborhood’s history. And while we are still working towards a final answer, I am beyond pleased that we have endeavored to explore additional options. I am most impressed with the creativity of the ideas that have been presented thus far, and nothing less should be expected in and for Germantown.
While we await the Request for Proposals (“RFP”) to be issued by the Pennsylvania Redevelopment Authority (“PRA”) this Spring, I will continue to speak with local developers and discuss their bold and unique visions for Germantown. Some of the concepts suggested thus far include full market-rate condominiums and/or rental units, office space, retail options and recreation uses. These suggestions have been presented both individually and in various combinations, and I am excited about the possibilities ahead. We are seeking developers that have the capacity to move quickly, who have a plan to involve the community in the process, and who take into account the importance of environmental sustainability. The RFP will be an open and transparent process, with an emphasis on preservation.
But beyond what goes into the YWCA, we must address the building’s condition and the recent concerns brought forward at a community meeting around this topic back in January. As rumors began flying about the building’s condition, (i.e., instability), it was critical that we operated on the facts. Working with the Department of Licenses and Inspection, and private consultants including former L & I Commissioner Bennett Levin, we got those facts which I am pleased to report.
I am happy to announce the YWCA is not imminently dangerous, and I have committed $2.2 million of my Neighborhood Transformation Initiative (“NTI”) funds to rehab the property and make the building safe and stable. With additional funds from the PRA, totaling approximately $4 million, we are able to provide the resources to protect and weatherize the property to prevent the building from any further structural deterioration. We will also be able to provide the much needed ‘curb appeal’ to make the property more marketable, and aid in stabilizing the commercial corridor.
We have to be thoughtful and deliberate about development in Germantown-just as we have in Mt. Airy and Chestnut Hill. Nothing less will be acceptable. With the NTI funds I am committing to this project, it will help make the site more attractive to developers while protecting a vital part of our City’s history. The building is currently in poor condition, but with our subsidy from NTI and the PRA, it will be saved and developed.
The article features Ruth Seeley, the president of the Friends of Vernon Park – the organization that courageously led the charge for the park renovations – alongside Germantown United CDC’s new Commercial Corridor Manager Emaleigh Doley, who discussed the challenges impacting efforts to improve the nearby shopping district.
This is an exciting time for Germantown. If you are energized about the neighborhood’s potential, consider joining one of the many civic groups – like Friends of Vernon Park, your local Registered Community Organization (RCO), or GU’s own volunteer committee – and get involved in moving Germantown forward!
Germantown United Community Development Corporation (GUCDC) has retained Real Estate Strategies, Inc. (RES) to conduct a market study and develop a revitalization strategy for the Chelten Avenue commercial corridor in Germantown. GUCDC is actively working to bolster and reinforce the vibrancy of Chelten Avenue to meet the needs of the surrounding community, attract visitors from outside the immediate neighborhood, and provide employment opportunities for neighborhood residents. Building on these efforts, the purpose and objectives of this study are to explore opportunities to strengthen and diversify the mix of commercial uses in the corridor, the potential to reuse vacant or underutilized properties, business and job attraction strategies, and available sources of funding to support recommended revitalization strategies.
RES provides advisory services in real estate and economic development and has extensive experience in preparing market analyses and developing revitalization strategies for commercial corridors and neighborhoods in Philadelphia and throughout the greater mid-Atlantic region. Additionally, RES principals have over 25 years of experience working on development plans and initiatives in the Germantown neighborhood. Careful market research underpins all RES engagements, with the understanding that the best business attraction and economic development strategies begin with a realistic understanding of market dynamics.
The mission of Germantown United Community Development Corporation (GUCDC) is to promote and facilitate the revitalization of the business corridors in the Germantown neighborhood of Northwest Philadelphia through a sustainable, creative, and community-driven approach to economic development. Learn more at www.germantownunitedcdc.org.
Like each of the Philadelphia2035 District Plans, The Upper Northwest Plan is informed by a series of public meetings to ensure that the plan’s goals are compatible with community needs. Meetings will be held on weekday evenings in the District at transit-accessible locations. Explore the Upper Northwest District website.
The first public meetingwill be:
Monday January 8, 2018, 6:30pm 7301 Germantown Ave, Philadelphia, PA 19119 Brossman Center, Lutheran Theological Seminary of Philadelphia
In the event of snow: If the School District of Philadelphia is closed or has early dismissal on January 8th, the meeting will be cancelled. The Philadelphia City Planning Commission will send an email when the meeting is rescheduled (Germantown United CDC will forward this to our subscribers).
How to get there:
Bus Route 23
Regional Rail Chestnut Hill West: Allen Lane Station
Regional Rail Chestnut Hill East: Sedgwick Station
Parking lot and accessible entrance available
How do you want to see Germantown grow and prosper? Be there to share your vision.
The plan will address topics like:
Housing
Jobs and businesses
Zoning (regulates what can be built where and what a property can be used for)
Transportation
Rec centers, parks, other city-owned properties
Protecting historic buildings and sites
And more!
At this first meeting, representatives from City Planning will present a summary of the information gathered so far about:
What each property is being used for (commercial, residential, single-family/multi-family, etc.)
The current zoning for every property
Information on District’s population and economy, including residents’ race, age, level of education, how many work within the district vs. outside, and more.
Then we’ll break into small groups to hear from attendees about strengths, weaknesses, opportunities, and barriers.
The Upper Northwest district, oriented around the Germantown Avenue commercial corridor, is known for its historic homes, tree-lined streets, and excellent public transportation. The district is situated to the east of Wissahickon Park. Key issues are revitalizing greater Germantown, supporting historic preservation efforts throughout the district, planning for transit-oriented development along the Chestnut Hill East and Chestnut Hill West rail lines and at Wayne Junction Station, improving the pedestrian-oriented Germantown and Chelten commercial corridors, and retrofitting an historically and architecturally significant housing stock to meet the needs of contemporary households.
The mission of Germantown United Community Development Corporation (GUCDC) is to promote and facilitate the revitalization of Germantown and its business corridors through a sustainable, creative, and community-driven approach to economic development.
In February of 2018, Germantown United CDC became aware that the Philadelphia Redevelopment Authority (PRA) was considering a proposal to refinance $3.3 million in loans––with forgiveness of all back taxes, all utility liens, and all late penalties and interest accumulated over a 25-year period––on 50+ properties concentrated in lower Germantown (an estimated 140+ units of housing).
News of the proposal before the PRA was met with overwhelming outrage. Thanks to substantial pressure, community organizing and advocacy, the PRA rejected the proposal and is moving forward with foreclosure, calling it “the responsible course of action that is best for the Germantown neighborhood and for the ongoing preservation and maintenance of this important affordable housing.” If successful, the PRA will take control of these properties. At this time however, exactly what will happen to these properties remains influx and unknown. But wait, there’s more! »»»
In my capacity as Board President of Germantown United Community Development Corporation, I have prepared this overview about the proposed redevelopment of the former Germantown High School and Robert Fulton Elementary School properties. For those who may not be aware of the history, this will help bring you up to speed.
In January 2019, a real estate listing surfaced promoting development of Germantown High School by a firm called MSC Realty. The listing depicted a suburban-style shopping center surrounded by parking lots on what is now the lawn of the high school property, fronting Germantown Avenue.
The upcoming meeting that Councilwoman Cindy Bass is coordinating about this development will be an important opportunity for the community to share our thoughts about the project with the developer (meeting date to be announced). It is necessary that we, as a community, attend this meeting as prepared as possible, and with some shared vision for the space. If individuals would find a pre-meeting helpful, I’d be happy to coordinate that.
SCHOOL CLOSURES
2013
Germantown High School (GHS) opened its doors in the fall of 1914, built out of the community’s desire to have their own high school. Previously students had to travel across the city to go to high school, as they do today. The community itself pledged to raise $500,000 of the needed funds when the Philadelphia School District refused to do so.
GHS and Fulton Elementary School were selected for closure by Philadelphia’s School Reform Commission (SRC) in the Spring of 2013 due to declining enrollment and lack of agency of the community.
While the Germantown High School Alumni Association and others put up a valiant effort to fight the closure they were ignored, and the school officially shut its doors in June of 2013.
An interesting footnote: one of the reasons given for the closure was that our students would receive a higher quality education elsewhere. I’ve been tracking test scores at the two feeder schools our students were sent to (Martin Luther King and Roxborough) and they remain consistently poor.
In 2013, the school district closed 23 total schools and partnered with Philadelphia Industrial Development Corporation (PIDC) to coordinate the sale of the properties. Because some properties were more attractive to private developers than others, PIDC bundled school buildings to sell off as package deals. In the offering, PIDC’s suggested sales price of GHS and Fulton was $4.55 million.
In September of 2014 GHS and Fulton were approved to be sold to the Maryland-based Concordia Group. Other schools in the portfolio included Charles Carroll High School in Port Richmond and Walter G. Smith and Abigail Vare Elementaries in South Philadelphia.
After closing their doors in 2013, the future of both Germantown school buildings remained in limbo. The sale was stalled because of a lawsuit filed in Pennsylvania’s Commonwealth Court by a grassroots community group in Point Breeze who opposed the closure of Smith. Because the school buildings were packaged in bundles, redevelopment of all the properties included in the sale came to a halt, while communities simultaneously grappled with the loss of their schools and effects of large vacant buildings (abandoned structures affect crime, property values and public health).
In March of 2017 a judge ruled that the sale should go through.
Though the suggested sales price of GHS and Fulton was $4.55 million, court documents show that Concordia bought Germantown High School for just $100,000 and Fulton for $500,000: “As an accommodation to [Concordia], and for purposes of consideration recited in each of the deeds (and for transfer tax purposes), the [District] acknowledges that [Concordia], for its purposes has allocated the Purchase Price amongst [the Properties] as follows: Property Allocated Purchase Price [Carroll] $700,000.00 [Fulton] $500,000.00 [Germantown] $100,000.00 [Smith] $3,100,000.00 [Vare] $2,400,000.00.”
Though Concordia first floated the idea of turning some of the buildings into apartments, it seems that the lengthy lawsuit and protests were enough to convince Concordia to cancel plans. It is believed the company flipped the two Germantown properties to a local developer named Jack Azran. I personally know of two individuals who have met with Azran regarding the properties, though clarity is needed as to who the owner is (in part due to dated online property records). Note here that no property taxes have been paid on either property since they were sold.
In January 2019, a real estate listing surfaced promoting development of the lawn of the high school property, fronting Germantown Avenue, by a firm called MSC Realty. The listing depicted a suburban-style shopping center surrounded by parking lots.
The Germantown community got wind about the proposed plans after the listing was shared on neighborhood Facebook groups, sparking much discussion.
In an email exchange with MSC, they indicated they are the brokers for the owner and are not involved in the design or build. The listing appears to have been removed from the MSC Realty website, as of this posting. The images below are from a brochure from MSC (download PDF) which show what the full listing promoted.
The above proposal presented by MSC Realty is very different from the vision promoted by the City’s Philadelphia 2035 plan seen below, which was created with community input.
The above vision included in the Upper Northwest District Plan, adopted in October 2018, incorporates elements identified by stakeholders as desired assets in the neighborhood – retaining the historic auditorium and gymnasium for public use, with a mix of residential, educational, and live/work space filling the balance of the complex, with an open front promenade.
If you are not familiar, Philadelphia 2035 is the comprehensive plan for managing growth and development in the City of Philadelphia. The staff of the Philadelphia City Planning Commission creates the plans through a well-informed and open process that includes outreach to citizens, business associations, institutions and other city agencies. The Commission itself then adopts the Plan. Once adopted, government agencies, elected officials, and community partners put the plan into action. View the full Upper Northwest District Plan here, which covers Germantown, Mt. Airy, and Chestnut Hill.
In late January of 2019, I received a call from the legal representatives of the owner who assured me the owner was interested in engaging with the community after the site design was finished. I urged him to meet with the community first as the community has put a lot of thought into development ideas for the property. He informed me that Jack Azran is not forward facing on this project (why he never returned any of the emails I sent him over the years) but that High Top Real Estate & Development is taking the lead. High Top are also the developers who control the property at 156 W School House Lane that is seeking a variance for three apartment buildings, and the developers of Carroll in Port Richmond, which was part of the bundled sale.
COMMUNITY ENGAGEMENT SINCE CLOSURE
Immediately following the 2013 closure of the school a meeting was convened at Janes Memorial United Methodist Church to discuss ideas for re-use. Many ideas were discussed including senior and/or affordable housing, artist space, co-working and educational space.
The Alumni Association along with a group of individuals and representatives from Germantown-wide organizations began meeting around the idea of re-installing a school. This group also included architects. Kim Douglas, a Landscape Architecture Professor at Philadelphia University had adopted the school property to teach a field course creating adaptive re-uses for the school.
In November 2014 the coalition submitted an application to open a charter high school in the building focused on the building trades, historic preservation, and the hospitality industry. View the group’s presentation to the SRC.
The application was rejected for political reasons but there is still interest in reestablishing a neighborhood high school.
Supporters of Germantown Community Charter School attend a meeting of the School Reform Commission. Photo from Facebook.
In accordance with our mission, vision, and values, Germantown United CDC will remain vigilant in following the development of these and other large vacant properties in Germantown. Councilwoman Bass is finalizing a March date for the community meeting with the developer, stay tuned for date. Until then, if there is interest in a pre-meeting to share ideas, please let us know.
Yours for Germantown,
Julie Stapleton Carroll Board President Germantown United CDC [email protected]
Councilwoman Cindy Bass will be hosting a community meeting with KBK Enterprises, the developer working on the Germantown YWCA (5820 Germantown Ave) project, which was first announced in 2016. This meeting will include a status update on the project and presentation of plans for the historic building, which sits adjacent to Vernon Park.
Meeting Date: Wednesday, May 8, 6pm – 8pm Location: 6153 Germantown Ave at New Bethel African Methodist Church
