260-Unit Apartment Project Gets OK to Move Ahead in East Falls
After a previous version stalled, a new development team gets the green light from CDR for mixed-use project on Ridge Ave.
East Falls is one of the most underrated neighborhoods in all of Philadelphia. Close to the hilly streets of Manayunk, the wide paths of the Schuylkill River, the wonders of the Wissahickon, and not as far from Center City as you might think, this tree-covered neighborhood offers much more than its minimal buzz might suggest. Today takes us to 4401 Ridge Ave., a wooded corner that was once home to a Merck factory and a Philadelphia Housing Authority complex before serving as a home to squirrels and birds over the last couple of decades.
There had been plans for a large apartment here back in 2021, with 185 apartments, 189 parking spaces, and a large corner retail space. The design from Oombra Architects was quite modern and climbed up the steep hill on the eastern side of the site along Merrick Rd. After a trip to the Civic Design Review (CDR), the project stalled, with the development team deciding to shelf the big plans.
It seems as if there are new owners here and a new approach, per the CDR meeting that took place just yesterday. A design from the team of Stokes Architecture + Design and Ingram/Sageser is now slated for the site as the Inquirer recently reported. Featuring 260 units, 217 car parking spaces/96 bike parking spaces, and nearly 10,000 sqft of commercial space, this will be a massive change for this 1.88-acre property.
The building will be somewhat donut-shaped, with a publicly accessible landscaped area on the west side of the property with access to an enclosed courtyard. Parking (and loading!) will be accessed from the quieter Merrick Rd. instead of from the busier Ridge Ave., easing the impact of all of those new vehicles coming and going. Copious private balconies are included, offering a touch of outdoor space and views of the river. Additionally, the mature trees that line the upper part of the site will remain, with the massing stepped back somewhat from the property line compared to the previous iteration of the project. And all of the commercial space will be set back eight feet from the sidewalk, allowing for potential outdoor seating if a restaurant decides to fill the ground-floor space.
Overall, the project was well-received by the CDR committee, with some clarifying questions and points of improvement peppered throughout. The development team and the local registered community organization (RCO) - East Falls Community Council - had a positive working relationship to make this happen, which is something we love to hear, especially since this project will require a variance due to building on a steep slope from the Zoning Board of Adjustments on March 25th. After a first round of voting to continue the project to a subsequent CDR meeting failed, a new motion to conclude the CDR process was pitched and passed unanimously. Long story short: if the zoning gets the OK, this will be free to move forward.
So, come late March, we could see a much different corner for this nook of East Falls. We will surely miss the tree cover and natural habitat that the property currently provides, but we are pleased that plenty of mature trees will stick around to set off the substantial landscaping and street trees that will be added. We wish there wasn’t so much parking here, as this will mean a great deal more cars along this area - and assumedly more delivery trucks and cars stopping on Ridge Ave., despite the inclusion of a loading zone up the hill. Perhaps this new project will shine more of the spotlight on how nice of a neighborhood this is, even if it means we will lose a little bit of what makes East Falls so appealing to begin with.
