The story of the development project near the 9th Street Italian Market Philadelphia is a long and winding tale, marked by shifts in plans, periods of progress, and stretches of stagnation. This prime location, adjacent to the vibrant Italian Market, has been the focus of redevelopment efforts for nearly two decades, with a journey that reflects the complexities of urban development in Philadelphia.
The narrative begins in the mid-2000s. Between July 2007 and August 2009, a historic, yet deteriorating three-story brick warehouse, once home to the “Mexican Ice Company – Ice and Coal,” was demolished. This demolition paved the way for future development but initially resulted in vacant land and surface parking, leaving Anastasi Seafood, a popular local business, as the sole operating entity on the property. The loss of the old warehouse, while perhaps necessary for progress, eliminated a building with character and a tangible link to the area’s industrial past.
Fast forward to August 2015, Midwood Investment & Development, known for projects like the Cheesecake Factory at 15th and Walnut, presented their initial vision for the site. Their proposal included a seven-story building with 70 residential units, eight single-family trinity houses along Darien Street, and a 150-space parking garage. Crucially, half of the parking spaces were intended to serve the patrons of the 9th Street Italian Market Philadelphia, addressing a known challenge in the bustling market area. The plans also incorporated 18,000 square feet of retail space facing both 9th Street and Washington Avenue, promising to enhance the commercial vibrancy of the location and integrate the new development with the existing Italian Market. The Philadelphia Planning Commission gave its approval to this project in October 2015, signaling forward momentum.
However, the plans evolved. By April 2019, a Civic Design Review presentation revealed revised designs. The building height was reduced to six stories, while the overall project size was adjusted to 204,351 square feet and valued at $52 million. Interestingly, the number of apartments increased significantly to 157 units, while retail space decreased slightly to 15,000 square feet. The underground parking was reduced to 120 spaces. Of these, only 48 were designated for residents, with the remaining 72 spaces still intended for Italian Market shoppers and diners. Renderings at the time depicted an aesthetically pleasing industrial-style building, featuring a brick facade, large storefront windows, and a landscaped courtyard on the east side. While concerns remained regarding the large parking provision and the potential disruption of pedestrian flow from the 9th Street garage entrance, the project was generally viewed positively as a significant step towards revitalizing the area with new residents and commercial offerings on previously underutilized land. The possibility of adaptively reusing the original warehouse was by this point, unfortunately, a distant memory.
In November 2020, a building permit was issued, likely to capitalize on real estate tax abatements for new construction. Anastasi Seafood continued to operate in December 2020, with no public announcement of closure or relocation plans, suggesting a degree of uncertainty surrounding the immediate timeline of construction. By November 2021, renderings were publicly displayed at the site, a construction fence was erected, and excavation work commenced. It is speculated that Anastasi Seafood may have closed its original location around this time to facilitate the construction.
A significant development occurred in February 2022 when Anastasi Seafood reopened in a new location just a block away at 1039 S. 9th St., north of Washington Avenue. This ensured the continued presence of a beloved Italian Market institution in the neighborhood, albeit in a new setting. By February 2023, the original development site had been cleared of parking lot asphalt, the former Anastasi Seafood building, and vegetation. Despite the cleared site and construction fence, which was now covered in graffiti, there was no visible construction activity – no workers, equipment, or even portable toilets, which are often an early indicator of imminent construction.
In February 2024, there was a glimmer of hope. The Center City District’s 2024 development listing indicated that the project was “under construction.” This positive sign was seemingly reinforced in March 2024, with reports of site preparation activity. Construction workers, heavy equipment, barricades, and vehicles were observed on site, along with the reappearance of portable toilets. However, this renewed activity proved to be short-lived. A report in The Philadelphia Inquirer cast doubt on the progress, stating that despite the demolition of the original building, developer Midwood had made no further tangible progress.
When contacted for comment, Midwood’s CEO John Usdan declined to provide specifics about the stalled project, stating only that the company had no update. As of June 2024, current observations of the site reveal a concerning lack of activity. Construction workers, heavy equipment, barricades, vehicles, and even the porta potties are no longer present. The development at this key location near the 9th Street Italian Market Philadelphia remains in a state of uncertainty, leaving the future of this project and its potential contribution to the Italian Market area hanging in the balance.
