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  • A settlement could preserve more of Chester County’s sprawling Rock Hill Farm — but still allow for development

    A settlement could preserve more of Chester County’s sprawling Rock Hill Farm — but still allow for development

    A proposed settlement with the developer who is seeking to turn the rolling, open Rock Hill Farm into housing could significantly preserve more of the land than initially planned, if township officials decide to accept it.

    During a public meeting Thursday, Willistown Township officials laid out for residents a potential settlement between the township and Rock Hill Farm Acquisition LLC, the developer who purchased the sprawling 222-acre parcel, and an adjacent 24-acre property, in 2021. Supervisors did not vote on the plans Thursday night; a vote will be held at a future, undetermined meeting.

    A Chester County judge last month sided with the developer, overturning the township’s September 2024 denial of plans to build more than a dozen homes on the property. The township appealed the ruling earlier this month.

    But under a proposed settlement, the developer would radically scale down the plan that was before the court, preserving roughly 166 acres of the larger tract, or 75% of the land, under a conservation easement. The land would be subdivided into 18 lots, down from roughly 24, with all but one lot proposed for residential development. The one non-residential lot would be conserved as open space. The lots vary from about four acres to up to 26 acres.

    “This is a good ‘best-case scenario’ for us,” said Molly Perrin, chairperson of Willistown’s board of supervisors. “It could get a lot worse than this. Ongoing litigation would almost ensure that.”

    A view of part of Rock Hill Farm, in Paoli, Tuesday, August 2, 2022. JESSICA GRIFFIN / Staff Photographer

    A conservation easement for the preserved land would be held by the Willistown Conservation Trust. The trust would maintain the protected woodland as private property, not public land.

    Separately, the developer has offered Willistown Conservation Trust the exclusive option to buy the adjacent 24-acre property, if the settlement agreement is approved by the township and court. The township would plan to buy it from the trust using designated open space funds, and preserve the property as open land. The board voted to approve the purchase in February, officials said.

    “We understand there are members of the community who feel very strongly that the entirety of the 222-acre parcel should be coJ. Brian O’Neillmpletely conserved with no future development,” Perrin said. “Municipalities cannot simply ban a property from being developed. It would be nice if we could, except that when that’s turned against us, we would all hate it.”

    The property, purchased by developer for $25.4 million, boasts rolling hills, meadows, woodlands and historically significant properties across its hundreds of acres.

    For years, it had been owned by a conservation-minded local family. When it sold to O’Neill, who originally planned to build up to 24 residential lots on the grounds with only roughly 52 acres of land preserved, it sparked a community battle.

    Rock Hill Farm in August 2022. JESSICA GRIFFIN / Staff Photographer

    Community members launched a “Save Rock Hill Farm” campaign in an effort to fend off the development, as other Chester County municipalities have successfully done when homebuilders have come knocking.

    At Thursday’s meeting, residents were relatively open to the proposed settlement.

    David Rawson, who lives in the township, thought it was a “far better plan than I thought anybody would be able to negotiate.”

    It’s the “best deal you’re going to get short of continuing to fight,” resident Joe Heenan told the board.

    “I’m not opposed to the fight,” he said, “but I think it’d be nice to have odds in the favor.”

    Others hoped more could still be done.

    Invoking President Franklin D. Roosevelt, Les Haggett, a leader of Save Rock Hill, noted, “Sometimes fear is the only thing we have to fear.”

    “I don’t think it’s the right time to settle,” he said. “My thought is, don’t be afraid. Don’t settle.”

    Supervisor Bill Shoemaker said the township was working to achieve the best possible plan. Though they feel their appeal is “based on good and solid reasons,” they thought that of their initial filing, too, he said.

    “The court is always a bit of a gamble,” he said. “So we have to consider very, very carefully what the best possible plan would be.”

    This suburban content is produced with support from the Leslie Miller and Richard Worley Foundation and The Lenfest Institute for Journalism. Editorial content is created independently of the project donors. Gifts to support The Inquirer’s high-impact journalism can be made at inquirer.com/donate. A list of Lenfest Institute donors can be found at lenfestinstitute.org/supporters.

  • A new high-rise built by PMC Property Group would overlook the Schuylkill from Walnut Street

    A new high-rise built by PMC Property Group would overlook the Schuylkill from Walnut Street

    Philadelphia’s largest apartment owner, PMC Property Group, wants to build a 31-story high-rise at 24th and Walnut Streets.

    The 372-unit apartment building at 200-10 S. 24th St. would also include 118 parking spaces and a swimming pool.

    The proposed 358-foot-tall tower would be the real estate company’s latest apartment development on the Schuylkill. PMC built the two Riverwalk Towers a half mile to the north, in Center City’s Logan Square neighborhood, and the 287-unit building at 2301 John F. Kennedy Blvd.

    “Through these [earlier] efforts, PMC has taken dead space pretty much and activated it, creating the vibrancy of Center City living,” said Adam Laver, a land-use attorney with Blank Rome who represents the developer, in a meeting with the Center City Residents Association (CCRA) on Thursday night.

    The 110-year-old building that currently sits at 200-10 S. 24th St. is best known for its mural celebrating the Phillies, by David McShane, which dates to 2015. It would need to be demolished to make way for the project.

    The building currently houses Walnut Bridge Parking & Storage and is owned by Michael Karp, a major local real estate owner, student-housing landlord, and charter school operator. He did not respond to requests for comment.

    “PMC does not currently own the property, and it could potentially be a joint venture,” said Laver.

    PMC Property Group wants to change the zoning on this 110-year-old former industrial building at 200-10 S. 24th St. so they can build a large, new apartment tower.Jake Blumgart

    Parking for the proposed project would be on the bottom two levels, on a podium built to reflect the current industrial building. (The parking garage on those lower floors would exit onto 24th Street.) The tower itself would be set back from the podium and property line.

    Philadelphia-based Tantillo Architecture is designing the building. They have previously worked on projects like the office-to-residential conversion of 400 Market and the redevelopment of the landmark Bellevue Hotel on South Broad Street.

    Like many historical buildings along the Schuylkill, 200-10 S. 24th St. has an industrial past, but unlike some of its counterparts it is still zoned exclusively for that kind of use.

    PMC is seeking to change the property’s zoning legislatively, which would require the support of City Council President Kenyatta Johnson, who represents the area.

    That means support from CCRA — the local registered community organization (RCO) — would be invaluable to the project. RCOs grapple with zoning issues and their feedback often holds significant sway with elected officials.

    The presentation on Thursday night was part of PMC’s ongoing negotiations with CCRA.

    “The industrial [zoning] does not allow residential household living,” said Laver. “That’s really why we’re having this open process with all of you this evening.”

    A rendering of the proposed tower, looking east, along Walnut Street.Tantillo Architecture

    Neighbors were concerned about whether parking could be available to the public, whether demolition could affect the direct neighbors in the condos and townhouses of Fitler’s Walk, and whether the Phillies mural could be saved.

    “That is something that we would be pleased to work with CCRA and others to try to figure that piece out,” Laver said, in regards to the mural.

    He said that PMC would also consider providing some public parking, as the garage’s demolition will mean some current public spaces are lost.

    Laver said that he anticipates that the project could take two and a half years to develop, assuming that PMC gets the support of CCRA and Council President Johnson.

    Following Thursday’s public meeting, CCRA will consider public feedback, and the organization’s board will vote on whether to support the zoning change.

    A rendering of the tower, from street level, looking west.Tantillo Architecture

    A bill changing the property’s zoning could not be introduced until Sept. 17, at the earliest, when City Council returns to session.

    Johnson said earlier this year that he hadn’t yet begun seriously considering the project as negotiations between the developer and CCRA unfold.

    “I’m aware of the project, but they’re still going through the RCO process,” said Council President Johnson, in a May interview.

    “Once they get through that process, if the RCO says, ‘Yes, this is something we want to see in our neighborhood,’ then they’ll get a hearing where we’ll evaluate if this is something we want to support as a body,” said Johnson.

    PMC could also secure relief from the property’s industrial land use regulations from the Zoning Board of Adjustment, but that is often a lengthy and unpredictable endeavor.

    PMC’s president, Ron Caplan, has a long history in Philadelphia. During the recent development slowdown in Philadelphia, the company is one of the few that has continued developing new projects at a steady clip.

  • Willow Grove Park Mall is in the process of being sold

    Willow Grove Park Mall is in the process of being sold

    Willow Grove Park Mall is on track to be sold soon.

    A representative for Pennsylvania Real Estate Investment Trust (PREIT), which owns the Montgomery County mall, said in a statement Thursday that “a lender-directed sale process is underway and expected to be completed in the near term.”

    The Philadelphia Business Journal first reported the news, saying that a partnership of New York firms — Namdar Realty Group, Mason Asset Management, and CH Capital Group — were set to buy PREIT’s 725,000-square-foot section of the 1.2 million-square-foot mall, as well as its debt on the property, for an undisclosed price.

    The sale would include most of the mall, including Macy’s, Cheesecake Factory, and Nordstrom Rack, but not parcels that house Primark and Bloomingdale’s, according to the Journal, citing marketing materials that have since been removed from real estate firm JLL’s website. JLL did not return a request for comment.

    The Willow Grove Park Mall is shown in 2019.TIM TAI / Staff Photographer

    The potential new buyers, all based in New York, did not return calls or emails from The Inquirer.

    Willow Grove Park Mall would not be their first acquisition in the region.

    In 2015, Namdar, a company known to scoop up distressed malls, and Mason Asset Management bought the struggling Voorhees Town Center from PREIT for $13.4 million. Since then, retailers have continued to flee the Camden County mall, which has been closed since a 2024 fire. A North Jersey developer has plans to buy and revive the property, pending a state tax credit.

    Namdar also owns the Hamilton Mall in Mays Landing, which New Jerseyans have called one of the state’s deadest malls.

    Philly-area malls aren’t dead yet. But they are changing.

    The situation in Montgomery County, however, is different.

    Willow Grove Park Mall has appeared healthy in recent years, despite the financial struggles of its owner, PREIT. As of 2023, the center was about 96% occupied, and PREIT executives were calling the complex “one of our leading suburban Philadelphia assets.”

    The Willow Grove Park Mall opened in 1982 at a time when the Philadelphia suburbs were flush with shopping malls. The complex got off to a bumpy start, failing to meet its first-year sales expectations and leading some mall developers to say, as an Inquirer headline read at the time: “No more malls.”

    Banners hung over the elevator court in the Willow Grove Park Mall in this 1984 photo.Michael Plunkett / Staff Photographer

    PREIT has had a stake in Willow Grove Park Mall since 2000, when it and the Pennsylvania State Employees’ Retirement System signed on to buy the center for $140 million.

    PREIT has filed for bankruptcy twice since the pandemic, emerging most recently in April 2024 with $800 million less in debt and a goal to redevelop some of its underperforming properties.

    PREIT’s local mall holdings run from the gamut from the bustling Cherry Hill Mall to Willow Grove Park to Moorestown Mall, which has been undergoing a mixed-use makeover.

    The company also owns the Plymouth Meeting Mall, one of many properties that longtime real estate investor Dean Adler has plans to redevelop.

    PREIT sold the troubled Exton Square Mall to Abrams Realty & Development for $34 million in 2025. The new owners have been mired in a legal dispute with local officials over the redevelopment of the mall, which closed its doors in June.

  • A 27-acre compound with two homes and pools is for sale for $9 million in Chester County

    A 27-acre compound with two homes and pools is for sale for $9 million in Chester County

    Three properties that span 27 acres and include two homes, two pools, and a two-story barn are for sale for $8.95 million in Willistown Township, Chester County.

    The three parcels, situated among the area’s pastures and horse farms, together form the largest package of land currently for sale along the Main Line whose use is not restricted by a conservancy, according to listing agent Karen Strid of Compass Real Estate.

    “Each parcel is worth something, but together they’re worth so much more,” Strid said.

    That a buyer can do whatever they want on the land, including building more homes, “is what makes [the listing] so rare,” she said.

    “It’s such a special purchase for someone who really understands the area,” Strid said.

    The three combined parcels for sale at 416, 418, and 420 Dutton Mill Rd., spanning 27 acres in Willistown Township, are outlined in red.Billy Kyle

    Willistown Township, which neighbors Malvern Borough and includes the 19th-century village of Sugartown, is a desirable location for people who want land and a more rural feel and also access to mountains, beaches, and major cities, Strid said.

    These parcels are “appealing to the people who want privacy and can have whatever they want and don’t want to be in the middle of nowhere,” she said. “You’re really close to everything, but you feel like you’re in your own world.”

    The seller owns all three parcels, which together are called Sugartown Springs Farm. Strid said it would make a good family compound. Across the parcels, buildings and property features are “spread out in a really nice way,” she said.

    The parcels were privately listed for sale on the Compass and Redfin platforms the second week of August.

    Two homes and a two-story barn

    At 418 Dutton Mill Rd., a stone main house dating to the mid-1700s offers four bedrooms, four full bathrooms, and one half bathroom. The primary en suite bedroom includes a fireplace, soaking tub, shower, and double vanities.

    The stone main house at 418 Dutton Mill Rd. has four bedrooms and a two-story solarium that serves as the dining room.Billy Kyle

    The 7,559-square-foot house features interior stone walls, exposed timber beams, hardwood floors, and more fireplaces throughout. The two-story solarium serves as the dining room and highlights views of the grounds. The home also has an elevator.

    The 10-acre property includes an in-ground pool and a spring-fed pond. A detached garage off the circular driveway can fit six vehicles and also includes a full bathroom and a second laundry room.

    The 10-acre property at 418 Dutton Mill Rd. includes an in-ground pool and a detached garage that can fit six vehicles.Billy Kyle

    To the right of the main house is a two-story timber-frame barn at 420 Dutton Mill Rd. The barn was once used as an art gallery for Andrew Wyeth’s paintings.

    The structure features a glass atrium, a room that could be a bedroom or office, 1½ bathrooms, a kitchenette, and multifunctional space. The upper level has beamed ceilings and gathering spaces.

    The upper level of the barn at 420 Dutton Mill Rd. can be used as a gathering space.Billy Kyle

    The property includes a stone-walled courtyard and spans 12.8 acres.

    These two parcels are listed for sale for a combined $5.975 million.

    A second home at 416 Dutton Mill Rd. is listed for sale for $2.975 million. The Colonial spans 6,032 square feet and was built in 1963.

    The home has six bedrooms, three full bathrooms, two half bathrooms, formal living and dining rooms, and a walkout finished basement. It features fireplaces and brick wall accents and has a finished attic.

    The 4.2-acre property includes a rear stone patio, a detached three-car garage, an in-ground pool, and a timber-frame barn built in 2024.

    The home for sale at 416 Dutton Mill Rd. in Willistown Township features an in-ground pool, a timber-frame barn, and a detached three-car garage.Billy Kyle

    This home is currently being rented for $9,000 per month under a lease that ends in early 2028.

    Strid said standing on Sugartown Springs Farm highlights why people value the lifestyle it represents.

    “It’s so serene and calm and beautiful,” she said.

  • Backyards become watch party venues | Real Estate Newsletter

    Backyards become watch party venues | Real Estate Newsletter

    Watching movies outside is one of my favorite summer activities. It’s happening everywhere, from community viewings hosted by neighborhood groups to private backyard setups.

    Homeowners in the Philly area are part of a larger trend of folks adapting their properties for outdoor TV watching. For some people, that’s as simple as setting up a projector and a tarp. Others are spending a lot of money to turn their backyard into the ultimate watch party venue.

    This week, we have your guide to watching movies and TV in your backyard, just in time for Eagles season.

    Keep scrolling for that story and more in this week’s newsletter:

    — Michaelle Bond

    If someone forwarded you this email, sign up for free here.

    How to watch TV in your yard

    During the pandemic, I thought it would be fun to get a projector, hang a sheet on the side of the Center City rowhouse I was renting, and watch movies outside.

    I never did it, but if you’re more committed to the idea of hosting outdoor viewing parties, we’ve got tips from folks with experience.

    Kate Evans and her wife built a pergola behind their Roxborough rowhouse where they watch games and movies.

    Anthony Farina hauled a TV from his living room to his front porch almost every day for four years before his family gifted him a new TV and mounting system.

    Zach Kades in Bryn Mawr uses a projector and the back wall of his garage to create a “camplike feel.”

    Read on for their advice for watching TV and movies in your yard.

    Creating a home’s mural

    A couple months ago, I wrote about homeowners who put murals on the sides of their properties.

    I learned that these days, most murals are pieced together on special cloth and assembled later on a wall.

    I wanted to see the process in action and figured you all would too. So I asked the talented folks on our video team to show us.

    Gabe Coffey created a beautiful video that shows what goes into installing the art we see all over Philadelphia — including on more than 1,000 private homes.

    The mural he featured is called A Legacy of Dance Excellence and celebrates Black dancers and dance educators. Watch how the piece came together.

    And learn more about the mural’s inception here.

    The latest news to pay attention to

    Home tour: A Cherry Hill retreat

    We’ve written a lot about Plaza Grande, the 55+ housing complex in Cherry Hill that took almost two decades to complete.

    This week, we’re going inside one of the apartments there.

    Barbara Zucker was shopping at Nordstrom Rack when she saw a sign for an open house at the property. She and her husband, Fred, were looking to downsize from the Delran house where they raised their kids.

    They found that the Plaza Grande was the perfect new home.

    Their apartment is on the top floor, which means no noisy upstairs neighbors, and there’s enough closet space for Barbara’s shoe collection. One of the Zuckers’ favorite features is their balcony, where they drink coffee and people watch.

    They’ve become close friends with their neighbors and take advantage of the property’s amenities, which include:

    📽️ a moving theater

    🏋🏾‍♀️ a gym

    🎾 tennis and pickleball courts

    🏊🏾 indoor and outdoor pools

    Barbara said their home has become a retreat that feels “sort of like summer camp.”

    📷 Photo quiz

    Do you know where this photo was captured?

    📮 If you think you do, email me back.

    Last week’s quiz featured a mural by artist Paul Carpenter at 20th Street and Oregon Avenue.

    Shout-out to Bruce R. for knowing that.

    And enjoy the rest of your week.

    By submitting your written, visual, and/or audio contributions, you agree to The Inquirer’s Terms of Use, including the grant of rights in Section 10.

  • How to watch TV in your yard, just in time for a Phillies playoff fight and Eagles season

    How to watch TV in your yard, just in time for a Phillies playoff fight and Eagles season

    It shouldn’t make sense.

    Watching TV outside comes with a host of challenges: Humidity. Mosquitoes. Glare so fierce you risk losing sight of Jalen Hurts at the goal line.

    And yet, people are increasingly heading to the backyard for movies, sitcoms, and sports. One industry report values the global outdoor TV market at more than $400 million in 2026 and projects annual growth of nearly 12% through 2035.

    The Philadelphia region? Right on trend. According to Kim Bucholsky, office manager with All Systems Audio & Visual, the Hatboro-based company has seen a 50% uptick in outdoor installations since 2019 — “with no slowdown in sight.”

    Some people are sinking hundreds of thousands of dollars into these entertainment setups; others are dragging lawn chairs and an iPad to the front stoop every time Love Island releases a new episode. The common denominator isn’t age or gender or socioeconomic status. Kids and adults, armchair quarterbacks and prestige-TV junkies, agree: There’s something special about a backyard binge.

    “When the sun’s going down, the breeze is blowing, you can hear the ocean in the distance and maybe the occasional coyote, and you’re watching your favorite Philly sports team, there’s absolutely nothing better,” said Anthony Farina, a communications executive based in Cape May. “To me, this is utopia.”

    So how, exactly, did the lawn usurp the living room?

    Cori Laphan talks to Randy Bock of Turnersville, as they watch the Eagles in the first preseason game of the year at her summer home in Cape May Court House. Tim Hawk / For The Inquirer

    Experts say the hobby gained momentum during the COVID pandemic, when families had no choice but to hunker down at home. People invested in their spaces: pools, fitness rooms, and — yes — expanded entertainment options. Even after restrictions were lifted, the stay-put mentality stuck.

    “Once you sink that money in, you have less to spend outside the home,” said Kevin Gillen, an economist with the Henderson Real Estate Institute at Drexel University. “Movie theaters, which are incredibly expensive and ruined by one loud family in the room, have not rebounded since COVID.”

    But backyard viewing goes beyond financial sense. It’s also the sneakiest way to sidestep a 21st-century affliction: screen-time guilt.

    “There’s a lingering bias around TV,” said Emil Steiner, associate professor at Rowan University, who lives in University City and studies audience viewing habits. “The stereotype is that you’re being a lazy couch potato staring at the idiot box while cooped up inside a dark room. But watching outside in the fresh air among friends? It feels like a free pass.”

    That social piece matters. Open-air viewing has a way of turning into an event — firepit glowing, grill smoking, cooler cooling. What’s really streaming is camaraderie. Recent World Cup watch parties, from Lemon Hill to suburbia, are a proof point: Alfresco airtime is a happiness booster.

    In Glenside, Emily Kelly and her family built a mount for their backyard projector screen out of a PVC pipe and some carabiners.Courtesy of Emily Kelly

    “People feed off one another’s energy,” said Michael Marciante, executive director of the Partnership for Haddonfield, the town’s business improvement group. He spearheaded three viewing parties, drawing a total of 2,500 residents and visitors to a temporary screen on Kings Highway. “Outdoor viewing brings communities and neighbors together, and you can just feel the electricity.”

    But before you haul your sectional onto the deck, you’ve got homework. To make the most of an outdoor viewing experience, channel surf through the following tips.

    Know your why: Are you looking for romantic date nights? Neighborhood gatherings? Family bonding? Will this be a one-off thing or a permanent setup? Is your preference ultra-luxe or a bit more rustic? Zach Kades, who’s been hosting watch parties as an event manager at Soccer Post Cherry Hill, said his own home setup in Bryn Mawr involves little more than a projector and the back wall of his garage, because he likes the nostalgic, “camplike feel” it brings to a night with friends. Knowing your goal will make choosing your gear easier.

    Try it out: Before his family gifted him a new TV for the front porch and a permanent mounting system, Farina spent four years carting his flat-screen and a trusty coffee table back and forth from the living room on a near-daily basis, a ritual he calls a “labor of love.” While your trial period doesn’t need to last that long, Farina does recommend a test run with your existing screen. “Notice whether people rally around it,” he said. “See if you feel the joy.”

    Set your limit: Technically, you can make this work for the cost of a thrifted projector and a bedsheet flung over a fence. Or you can take the Jim Malamut route and spend more than $500,000 creating an oasis: “I call it my midlife crisis,” he said.

    The mortgage lender purchased an overgrown lot behind his Linwood home and spent about three years converting it into a pool-and-bar retreat complete with three TVs (two at 98 inches and one at 75) for watching multiple games at once. No matter where on the spectrum you fall, the important thing is to know your financial cap “and stick to it,” Malamut said, “or things can get crazy fast.”

    Research your tech: Purists will die on this hill: Your screen needs to be outdoor rated to fight glare with premium LED technology even in direct sunlight and withstand the elements longer than a few seasons. Others swear by less expensive, indoor screens that are shaded during viewing and protected with a water-resistant cover when not in use. Whatever you choose for your specific space, you’ll want to run a simple internet test: Stream a program from your phone or laptop in the designated spot, and see if Wi-Fi can handle the job or if hard-wired Ethernet is the better, no-buffer option. Ensure any required cables are made for outside use.

    Bug off: Mantua resident Cori Laphan loves her “outdoor living room” at the Driftwood Too Camping Resort in Cape May Court House, complete with fire pit, grilling station and 55-inch TV. Only problem: things that bite. To keep the gnats, mosquitoes and greenheads at bay, she staged an offensive campaign: tiki torches, citronella candles, fans, even coffee grounds — TikTok wisdom holds that lighting them on fire inside a metal canister is a natural deterrent. Laphan, a senior-living salesperson, also took an empty planter to a local garden center with one instruction: Fill it with bug-repelling plants. “We’ve done everything imaginable,” she said. “Insects love me, and I’m still able to be outside much of the time.”

    Get resourceful: If you don’t call in a team of home-theater professionals, creativity is key. Laphan’s brother-in-law, Jon Morad, reimagined a cutout in the side of a Home Depot shed intended for firewood — it now serves as an entertainment console that shades the family’s TV and offers some protection from the elements. “You have to think outside the box,” said Morad, a hospital maintenance supervisor.

    In Glenside, another family built a mount for their backyard projector screen out of a PVC pipe and some carabiners — neighborhood kids sit on one side while adults watch on the other, reverse-image and all. “Our setup is definitely makeshift,” said physical therapist Emily Kelly. “But I think it feels more genuine that way.”

    Learn the rules: Municipalities, HOAs, campgrounds … they all play by their own noise rules. According to Philadelphia code, your true-crime documentary or Hallmark movie marathon cannot exceed “three decibels above background level measured beyond the property boundary.” Translation: If your block’s typical soundtrack is the hum of traffic, your TV can raise that only slightly.

    Kate Evans and her wife, a Philadelphia police officer, built a roofed pergola for watching games and movies behind their Roxborough rowhouse. They recommend investing in a soundbar, which aims audio directly at viewers so that sound doesn’t wander. “We don’t need to blare our TV,” Evans said. Be sure to check the relevant code books and, if in doubt, purchase a basic sound-level meter to ensure you’re in compliance.

    Kate Evans and her wife built a roofed pergola for watching games and movies behind their Roxborough rowhouse. They recommend investing in a soundbar, which aims audio directly at viewers so that sound doesn’t wander.Courtesy of Kate Evans

    Be a good neighbor: Even if you’re operating within the law, outdoor TV enthusiasts risk alienating neighbors who won’t appreciate the glow of a flat-screen after dark. Head off any tension early by inviting them over for a viewing. Or, at the very least, Farina advises: “Keep your emotions in check while watching Philly sports,” he said. “I know that’s tough to do.”

  • After 50 years in Delran, this couple downsized to a Cherry Hill apartment

    After 50 years in Delran, this couple downsized to a Cherry Hill apartment

    After raising their kids in Delran, Fred and Barbara Zucker were ready to downsize from the home they had lived in for 50 years. The retired couple spent several months searching for an over-55 community, but nothing seemed quite right. In March 2020, that changed.

    “I was shopping at Nordstrom Rack in Cherry Hill and saw a sign for an open house at the Plaza Grande,” Barbara recalled.

    They toured a 1,150-square-foot apartment with two bedrooms, two bathrooms, and a den featuring a balcony with a western exposure. The apartment was on the top floor, which meant no neighbors walking overhead, and the kitchen had a gas range. There was also plenty of closet space for Barbara’s treasured shoe collection.

    Plaza Grande, which opened in 2008, is a sprawling community with 507 units within 16 buildings. Featuring lots of amenities and surrounded by shops and restaurants in walking distance, it seemed like a perfect home to the Zuckers.

    A view from the balcony at Fred and Barbara Zucker’s apartment.Allie Ippolito / For The Inquirer
    The outdoor pool at the Clubhouse at the Plaza Grande.Allie Ippolito / For The Inquirer

    While Fred and Barbara were excited to downsize, emptying the house, where they had lived for 50 years while raising their family, was no easy task.

    They had to offload most of their belongings, and with the help of a neighbor, they sold their furniture on Facebook Marketplace. Beyond Barbara’s favorite pots and pans, their televisions, family photos, and a few other keepsakes, they made a completely fresh start.

    “My stuff was 50 years old, and it was time to go,” said Barbara.

    The couple shopped at Raymour & Flanigan to outfit their new apartment, starting with a comfortable, dark gray velour couch, and matching chair and ottoman for the living room. With light pouring in from the balcony, it’s their favorite spot to relax, reading the newspaper and watching TV.

    Barbara admires family photos on display in her apartment.Allie Ippolito / For The Inquirer
    The balcony is one of Fred and Barbara Zucker’s favorite features in their apartment.Allie Ippolito / For The Inquirer

    Sliding glass doors lead to the balcony where they enjoy morning coffee, read for pleasure, or gaze at the pond below. The large, bustling community provides ample people-watching opportunity.

    The primary bedroom features creamy white furniture with bright white bedding. Family photos from special gatherings decorate the walls.

    “Family is everything,” Barbara said.

    The Zuckers prefer an uncluttered look, only keeping artwork and knickknacks that have personal meaning. Souvenirs from their travels are also on display.

    An avid cook, Barbara appreciates her new kitchen, with dark brown wood cabinets, speckled granite countertops, and a faux wood floor. The layout is roomy and the GE appliances are easy to use. She especially values the ice maker, a new-to-her luxury.

    Barbara is an avid cook, often found making soup for friends. Allie Ippolito / For The Inquirer
    The large door to the balcony lets plenty of light into the apartment’s living area.Allie Ippolito / For The Inquirer
    Fred points to a photo of his grandchildren.Allie Ippolito / For The Inquirer
    The primary bedroom features more family photos and a large window.Allie Ippolito / For The Inquirer

    “I don’t know what I was thinking for 50 years. Why I didn’t have an automatic ice maker?” she said.

    Barbara can often be found baking cakes or stirring up a pot of hearty chicken soup to share with her neighbors. Her role has become caregiver when her friends and neighbors need some TLC.

    “If somebody’s sick, I make a pot of soup,” Barbara said matter-of-factly.

    It is the development’s family-like feeling that the couple appreciates the most. Along with their neighbors, they take full advantage of the abundance of amenities the community has to offer.

    “Plaza Grande offers a resort-style experience for active adults 55+, anchored by an 18,500-square-foot clubhouse, the largest in South Jersey,” said Billy Procida, CEO of Procida Funding & Advisors, which developed the community.

    The complex features indoor and outdoor swimming pools, tennis and pickleball courts, a golf simulator, a sauna, massage rooms, and lifestyle programming.

    The golf simulator in the clubhouse at the Plaza Grande.Allie Ippolito / For The Inquirer
    The clubhouse, as seen from the outside.Allie Ippolito / For The Inquirer
    A movie room inside the clubhouse.Allie Ippolito / For The Inquirer
    The clubhouse lounge area includes elegant seating and a fireplace.Allie Ippolito / For The Inquirer

    “We’ve made good friends in the clubhouse, where we go every day,” noted Barbara. “We play cards and they have exercise classes and movies.”

    The couple has become close friends with their neighbors, taking advantage of nearby restaurants to meet for dinner. They recently traveled to Jamaica as a group.

    “Our home is a peaceful retreat for us,” said Barbara. “It is sort of like summer camp.”

    Added Fred: “We are a giant family. Every day is another day in paradise.”

    Is your house a Haven? Nominate your home by email (and send some digital photographs) at properties@inquirer.com.

  • Market East retail pop-ups extended at 76ers and Comcast properties

    Market East retail pop-ups extended at 76ers and Comcast properties

    A row of East Market Street storefronts owned by Comcast and Harris Blitzer Sports & Entertainment (HBSE) will continue hosting small local businesses until at least the end of 2026.

    The experimental initiative, dubbed Meantime on Market, is meant to activate the once-barren stretch of the 900 block of East Market Street. When announced earlier this year, it was planned to only last through the end of July.

    “Midway through the summer pop-up, I think everybody felt like, ‘Why would we go back to vacancy?’” said Brian Phillips, founder of Interface Studio Architects (ISA), which founded the Meantime project. “I don’t think anybody wanted this to end if it didn’t have to.”

    All six businesses that took part in Meantime were offered the opportunity to continue their residency on the 900 block of East Market, and four decided to do so: vintage clothier Almost Famous, music listening hub Clubfriends Radio & Records, media convener space Love Now Media, and West Philadelphia’s Siddiq’s Water Ice.

    “This summer has been incredibly meaningful,” Siddiq Moore of Siddiq’s Real Fruit Water Ice, said in a news release. “It’s been an incredible and beautiful experience for our business, and I’m excited to carry that energy into the fall extension.”

    The city-operated MY Market East, run by the Planning Commission, will continue to function as a community engagement hub at 930 Market St. as well.

    Two Persons Coffee and vintage furniture store Rarify will not continue their tenure on the strip. But those retail spaces will be available for other entrepreneurs to participate in the incubator program and receive three months of free retail space.

    Phillips said that Meantime is in talks with several small Philadelphia businesses about occupying the spaces and that an announcement would be coming “in the next couple weeks.”

    In the first three weeks of the Meantime businesses being open in May and June, 3,300 people visited the stores and $50,000 in sales were generated, according to the news release.

    “That momentum extended to the corridor as a whole — foot traffic along the observed stretch of Market East rose approximately 10% from May to June, outpacing growth in surrounding areas and signaling that the programs were doing more than filling empty storefronts,” the release reads.

    Phillips said weekends have been even busier than weekdays on this stretch of East Market Street, at least for Meantime.

    “Weekend life in Center City has, if anything, become more robust than it was 15 years ago,” Phillips said. “Weekday is a little bit tamped down since COVID.”

    Brian Phillips, architect and Meantime executive director, at the Green Room grand opening in University City in April. Yong Kim / Staff Photographer

    The properties have a long history with HBSE. From 2022 until early last year, the company planned to build the Philadelphia 76ers a new stadium on East Market Street with accompanying residential and commercial development on the 900 block.

    Then in early 2025, after a contentious political battle, HBSE announced that the Sixers would stay in South Philadelphia and renew their alliance with Comcast Spectacor, which owns the team’s current arena in the stadium district.

    But last June, HBSE and Comcast purchased the buildings on the 900 block of East Market anyway. They promised a project in this corner of Center City that has long lagged its neighboring counterparts in development and foot traffic. A longtime methadone clinic on the block closed down, too.

    The Meantime initiative, first spearheaded by Center City District, activated the long vacant storefronts, which HBSE and Comcast repaired, as they figure out their plans.

    HBSE declined to comment on what the extension of Meantime’s tenure on East Market will mean for potential larger development projects.

    “Our vision for the Market East Revival has always included both the large-scale investment that can transform this corridor and space for small, local businesses from communities across Philadelphia to help shape its future,” Mayor Cherelle L. Parker said in a statement.

  • Site of a Walnut Street beer garden will become a two-story retail building, not an apartment tower

    Site of a Walnut Street beer garden will become a two-story retail building, not an apartment tower

    A two-story, 33,000-square-foot retail building is being proposed for 1706-10 Walnut St., the current site of a beer garden and formerly where three historic buildings were demolished after being damaged by fires during unrest in 2020.

    The property is owned by the Gridmark Group, which was founded by Ari Weber, a Brooklyn-based real estate investor. The building is being designed by Philadelphia-based JKRP Architects.

    After Weber acquired the property in late 2022 for over $12 million, he said he eventually planned to build a 30-story apartment building on the site. Now he has decided that conditions are not favorable for such a large-scale project.

    “You see around Philly that there are sites that are on hold right now, that are sitting there waiting,” Weber said. “We were talking about a 30-story building, and I have made a decision that the time is not right for building such a high tower.”

    Weber didn’t let the Walnut Street property sit empty for long after he acquired it. The Walnut Gardens opened in June 2023 and became a popular outdoor food-and-drinks attraction.

    But Weber said he’s been fielding a lot of calls from high-end national retail companies searching for space on this in-demand stretch of Walnut Street.

    “Currently, [a tower] is not what it calls for. What it calls for is beautiful retail commercial space that will change the block,” Weber said. “It’s the number-one retail block in the whole of Philly.”

    The project will receive oversight from the Philadelphia Historical Commission because the property is in the Rittenhouse-Fitler Historic District. It will be considered by the commission’s Architectural Review committee on Tuesday.

    Materials submitted to the commission show a limestone-clad building that will feature a roof deck “with a restaurant enclosure” and outdoor seating. The commission’s staff recommended approval of the project’s design.

    “It’s meant to be like any other new construction in the historic district,” said Jerry Roller, the principal with JKRP Architects. “It’s meant to be in keeping with and in harmony with the remainder of the streetscape on Walnut Street.”

    A rendering of Ari Weber’s proposed retail building, with a setback roof deck and restaurant, for the site where the Walnut Gardens currently sits.JKRP Architects

    Before demolition, the site held three 19th-century townhomes, one designed by Frank Furness’s architecture firm, which had been converted to retail and restaurant uses, including a McDonald’s.

    During unrest following protests over the police murder of George Floyd in Minneapolis, the buildings were damaged by arson in May 2020. Philadelphia’s Department of Licenses & Inspections found them too damaged to be saved, and they were then demolished in early 2021.

    “It’s not surprising, given the state of the development market today, we all know that there are very few projects coming out of the ground,” said Paul Steinke, head of the Preservation Alliance of Greater Philadelphia.

    “I’m glad that they’re not waiting around in hope for a better day, but that they’re going ahead and knitting back the urban fabric once again,” he said.

    After Weber acquired the properties, he partnered with Philadelphia restaurateur Avram Hornik, of FCM Hospitality, to open the Walnut Gardens outdoor bar and restaurant.

    “Every season was better than the season before,” Hornik said. “It’s been great for us, and it’s been great for the neighborhood. But we always knew it would be a temporary use for this type of property.”

    Hornik said the closure date for Walnut Gardens depends on Weber’s construction timeline — although he believes they will be open through the end of the year.

    “We’ll be open all the way through our regular Halloween and Christmas activations,” he said, and possibly into next year.

    For Weber, the time is right for construction of a modest scale. Weber said he does not intend to have the retail structure built in such a way that it could be used as a podium for a future tower.

    “We’re going to put in something that’s really going to change the whole block and fill in that gap,” he said. “There cannot be any new developments like this on this block. You can’t tear down anything. We’re the only one — it’s unique — so I decided to start making moves and bring tenants in.”

    When Weber first came to Center City, he was known in New York for the apartment brokerage group Brookliv, but he said he sold that company last year. Now, he wants to pursue more projects in Philadelphia, which he said is more conducive to real estate development.

    “I feel like New York is a little bit of a shaky situation, but I like Philadelphia because … everybody wants to see Philly build,” he said. “We are looking at other [sites] in Philadelphia right now.”

  • New York developer proposes 129 affordable apartments near Temple University

    New York developer proposes 129 affordable apartments near Temple University

    A 129-unit affordable apartment building is slated for 11th and Berks Streets in North Philadelphia, just east of Temple University’s campus.

    The six-story structure will be built on land owned by the Philadelphia Housing Authority (PHA) but will be developed by New York City-based Jonathan Rose Cos., which has built two other affordable apartment complexes in the area.

    The designer for the building is Philadelphia-based WRT architects, which worked with Jonathan Rose on other projects in the neighborhood.

    “We’ve kind of been marching our way down the block,” said Marissa Hebert, an architect for the building with WRT. “This will be their third project in Philadelphia.”

    The others include 120 units in Paseo Verde at the corner of Ninth and Berks and 133 units at NC Five at 10th and Berks.

    “Being able to still have the site so close to Temple, to be able to put affordable units for the actual residents and long-term community members has been really great,” Hebert said. “You can see the impact of still having affordable housing in this neighborhood.”

    The majority of the units — 61 apartments — will be affordable to those making 60% of area median income (AMI), or just over $44,000 for a one-person household; 54 units will be at 50% of AMI, which is just under $42,000 for a one-person household, and 14 will be for those making under 20% of AMI, or almost $17,000.

    The project is being largely funded through Low Income Housing Tax Credits, a federal program, and subsidies through PHA such as the project-based Section 8 program.

    The proposed apartment building from Jonathan Rose Cos., the New York-based developer’s third project in North Philly.WRT Architects

    The building will be carved into 60 one-bedroom apartments, 60 two-bedrooms units, and nine three-bedrooms.

    “They said they would have the three-bedroom units on the first floor,” said Elizabeth Segarra, of Asociación Puertorriqueños en Marcha (APM), a nonprofit developer and the lead community group in the area.

    “Why? Because they don’t want families on a third floor jumping, and then a single person complaining because they’re hearing too much jumping,” Segarra said. “So they’re going to keep that kind of environment on the first floor.”

    The project will include 21 parking spaces and no ground-floor commercial, although there will be amenities such as a gym and community room in the building.

    On the rest of the site, PHA is planning to build 15 for-sale townhouses at affordable prices, as well as recreational spaces including a basketball court.

    Hebert of WRT says the apartment building will be the largest “passive house” project in Philadelphia, in reference to a building standard that tries to minimize energy use in structures.

    “That’ll mean lower utility costs for all the residents, better thermal comfort for them, and higher indoor air quality,” Hebert said.

    Jonathan Rose plans to begin construction in December and anticipates the building taking two years to complete. Tenants will be able to move in early in 2029.

    “It’s not only going to bring more people to the community, it’s going to bring more jobs, and it’s going to bring a live vibe in that area,” Segarra said. “They really knocked it out of the park.”