2011 Master Plan for the Central Delaware Cut Philadelphia's Waterfront Short

Waterfront views and large parcels of vacant land should be a good urban revitalization in a growing city like Philadelphia, but the Central Delaware waterfront has fallen short of expectations.

2 minute read

March 26, 2019, 8:00 AM PDT

By James Brasuell @CasualBrasuell


Inga Saffron reviews the goals and results of a master plan approved in 2011 to remake the Central Delaware waterfront in Philadelphia.

The key approach of this plan, according to Saffron, was to aim for something different than the skyscraper-lined model of Vancouver and Miami.

By spacing out those smaller buildings, the thinking went, the city would create the beginnings of a true urban streetscape along Delaware Avenue. The mid-rises would populate the river, bringing just enough people to Delaware Avenue to support retail and justify adding a trolley line. The waterfront’s zoning was adjusted to make it easy to erect buildings under 25 stories, using a category called CMX-3.

While that seemed like a sound strategy at the time, Saffron makes the case that the results in 2019 have fallen far short of the ambitions described in 2011.

"Only one mid-rise has gone up over the last decade: PMC’s 16-story One Water Street, next to the Ben Franklin Bridge. Virtually every other residential project has been townhouses," reports Saffron. The maximum extent of the building envelope has not been realized, and the city is falling short of its vision for a "walkable, mixed-use riverfront neighborhood."

Saffron digs into more detail about why the townhomes that have been developed since 2011 fall short of the vision established by the Master Plan for the Central Delaware. There's even the development of a cap park to consider (work started in 2018), but even that hasn't convinced developers of adjacent projects to ditch to townhome development scheme.

Monday, March 25, 2019 in Philadelphia Inquirer

portrait of professional woman

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching. Mary G., Urban Planner

I love the variety of courses, many practical, and all richly illustrated. They have inspired many ideas that I've applied in practice, and in my own teaching.

Mary G., Urban Planner

Get top-rated, practical training

High-rise apartment buildings in Waikiki, Hawaii with steep green mountains in background.

Study: Maui’s Plan to Convert Vacation Rentals to Long-Term Housing Could Cause Nearly $1 Billion Economic Loss

The plan would reduce visitor accommodation by 25,% resulting in 1,900 jobs lost.

April 6, 2025 - Honolulu Civil Beat

Two yellow and white Dallas Area Rapid Transit light rail streetcars at station in Dallas, Texas.

North Texas Transit Leaders Tout Benefits of TOD for Growing Region

At a summit focused on transit-oriented development, policymakers discussed how North Texas’ expanded light rail system can serve as a tool for economic growth.

April 3, 2025 - KERA News

Rusty abandoned oil well and equipment with prickly pear cactus next to it in West Texas.

Using Old Oil and Gas Wells for Green Energy Storage

Penn State researchers have found that repurposing abandoned oil and gas wells for geothermal-assisted compressed-air energy storage can boost efficiency, reduce environmental risks, and support clean energy and job transitions.

March 31, 2025 - Pennsylvania State University

Green and white interstate freeway signs pointing to Hayward and San Mateo and Half Moon Bay exits in Northern California.

San Mateo Formally Opposes Freeway Project

The city council will send a letter to Caltrans urging the agency to reconsider a plan to expand the 101 through the city of San Mateo.

30 minutes ago - Streetsblog San Francisco

Kingsbridge Armory, large hangar-like brick building in the Bronx, New York City with brick lower floors and glass/metal curved roof..

A Bronx Community Fights to Have its Voice Heard

After organizing and giving input for decades, the community around the Kingsbridge Armory might actually see it redeveloped — and they want to continue to have a say in how it goes.

1 hour ago - Shelterforce Magazine

Close-up of white sign with black text; line drawing of bike and 'BIKE LANE'

Houston Mayor Promises Dedicated Austin Street Bike Lane After Public Backlash

Although the one-way bike lane won’t be protected by physical barriers, the proposal is an improvement over the mayor’s initial plan to only include sharrows on the Austin Street project.

2 hours ago - Houston Chronicle