The Philadelphia Historical Commission (PHC) is considering designating Old City a historic district. If approved by the Commission, all Old City buildings will be treated as though they are historic.

In addition to obtaining permits from the city's Department of Licenses and Inspections, all Old City building owners doing exterior renovations would need permission from PHC if the district is approved. Such permission is now only required from buildings registered historic. The new district would encompass an additional 300-odd buildings.

Historic buildings must be renovated to resemble their original appearance. PHC follows the U.S. Department of the Interior's standards.

The proposed Old City Historic District extends roughly from the Delaware River west to Independence Mall and from Walnut Street on the south to just short of the Vine Street Expressway, and excludes all federal property in those boundaries.

PHC Preservation Officer Richard Tyler said that he had reason to question the inclusion of the area east of I-95.

"These boundaries are not sharp and well-defined," he said. "Front Street is a better boundary, because Columbus Boulevard and I-95 create a big wall. Piers 3 and 5 should not be part of the Old City District."

He added that any development on vacant lots in a historic district are also subject to PHC approval.

Tyler will not comment on whether OCCA's proposal is likely to pass until all public meetings are held and everyone has had their say. After the period for public comment, the 14-member PHC will vote. The public meetings are scheduled for September, October and November.

Jeff Glassberg, who is on the executive committee of OCCA, said that in January 2000, he and other OCCA members studied existing historic districts such as Rittenhouse Square and Society Hill and felt that Old City should have the same designation. OCCA had a kickoff fundraiser for this effort in April 2000, which included residents, business owners and developers. According to Glassberg, the feedback was positive.

"It will enhance the property values, which have stabilized," said Glassberg. "It will not impede development in any way. I respect Michael Yaron for his restoration of his building [on the southeast corner of] Third and Arch." (Yaron declined to comment for this article.)

William Vessal has been developing properties in the city for more than 22 years (including this reporter's Old City domicile), and likes the idea of a historic district.

"When a developer goes into a historic district, they should keep in mind the character of the neighborhood," said Vessal, "The value of restoring historic buildings is also for future generations. But the Historical Commission should be more lenient with developers and should compromise. The historic character should be preserved but not create a hardship."

Vessal said that his historic properties have all been restored properly and although the process was difficult and expensive he is happy with the result.

Steve Patron is a principal with Matrix Development Group, a national corporation based in New Jersey.

"I am not in favor of a historic district but I am not opposed either," said Patron.

Currently, Matrix is in negotiations to purchase the old National Warehouse building on North Second Street in Old City. Their plan for the 110,000-square-foot building, which includes an empty lot across the street, is to build residential high rises, townhouses and retail spaces, including underground parking.

"We have tried to gain insight with the Historic Commission and proposed an evolution of the site. We saved the façade because it represents an eclectic part of Old City," said Patron.

The terra cotta façade of the former National Warehouse, a onetime restaurant wholesaler, is a Halloween-orange color. Matrix agreed to keep the original façade, which pleased OCCA.

Carl Primavera, of the firm Klehr Harrison Harvey Branzburg & Ellers, represents many developers and thinks that the idea of a historic district may start out with good intentions, but ultimately will not be good for development.

"The devil is in the detail," said Primavera. "We will be treating warehouses like the Betsy Ross House. There needs to be a hierarchy of classifications for buildings. People will be afraid to invest and development comes in cycles. There needs to be a free market for developers because while they are good people, developers are motivated by profit. We should not be frozen to slavish standards." The Historic Commission, he added, is too strict.

"I have seen people leave the Historic Commission crying because they did not have the money to replace their windows like the Commission said they had to do."

He pointed out how new development can work well with a historic building. "I represented the developer who built the Ritz-Carlton Hotel in the old Mellon Bank building on Broad Street," said Primavera. "And look how well that worked."