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The Hunt for Commercial Real Estate in Philadelphia: Philadelphia Commercial Property Tips

Article by Christen Ronchetti

Before entering into a Philadelphia commercial property lease, pinpoint the needs of your business. Make a list of your business requirements and lease terms that would benefit your business. For example, if you are opening a jewelry store in the mall, the lease should prevent other jewelry stores from being open in the mall during the term of your lease. If you expect to generate walk-in business, the lease should allow you to set up necessary signs to attract customers. Will you be able to customize the building as needed? The company offering commercial real estate in Philadelphia should be able to work with you to plan and design your property layout.

Do you need a short or long-term lease? Leases range from weeks to years, and vary depending on the company offering Philadelphia commercial property. A short-term lease allows you to escape sooner if you aren?t satisfied with the location. A long-term lease may tie you to a location and prevent business growth, but provides greater stability. Be sure you understand your needs specifically, and the lease process from beginning to end before leasing Philadelphia commercial property. While often flexible, a lease is a legally binding contract that you cannot break easily to suit your needs. Check online for detailed tips on leasing commercial real estate in Philadelphia so you fully understand how to negotiate a commercial lease.

How do you find the best commercial real estate in Philadelphia? Lease from a company offering office buildings, flex buildings (office/warehouse) and retail shopping centers built in strategic locations. Warehouse, office or manufacturing space located at the Sharon Hill and Folcroft Business Parks provide great flexibility, and convenience. These Philadelphia commercial property locations are minutes from the Philadelphia International Airport, Center City Philadelphia, and Interstate 95. Lease Philadelphia commercial property at the Sharon Hill and Folcroft East and West Business Parks to attract maximum customers, and reduce commute time for you and your employees.

If your business requires commercial real estate in Philadelphia with back-office or warehouse needs, lease from a company offering Philadelphia commercial property in the Chadds Ford Office Campuses and The Village at Painters? Crossing Shopping Center. These locations provide ample office space, retail space and flex space you can customize to suit the needs of your business. This Philadelphia commercial property is located on the Route 202 business corridor at the intersection of Route 1, providing prime accessibility.

About the Author

Christen Ronchetti is a freelance writer for The Henderson Group, who?s celebrating over eighty-five years of commercial real estate development and leasing of quality suburban and commercial real estate in Pennsylvania. For more information on Philadelphia commercial property, visit our website.

Professor travel Egypt www.professortravel-egypt.com

Article by Egypt 5

Detailed Itinerary
http://www.professortravel-egypt.com/egypt5.html
Day 1
Arrival to Cairo’s airport. Then you will be met by our tour manager who will assist you through all the formalities. then you will be escorted to Giza station for your sleeper train to Aswan. Dinner on Board.

Day 2
Breakfast on board train Upon arrival at Aswan Station you will meet with our tour manager to transfer you to your hotel to check in and freshen up. Later you will be visiting the Philae Temple, the High Dam, and the Granite Quarries. Then you will escorted back to your hotel for overnight.

Day 3
Early morning sail to Kom Ombo. Breakfast on board. Visit the Ptolemaic Temple shared by the two gods Sobek and Harories in Kom Ombo. Sail to Edfu. Lunch on Board. Visit the Temple of Horus, Afternoon tea. Sail to Luxor. Dinner on board in Luxor.
http://www.professortravel-egypt.com/egypt5.html
Day 4
Breakfast on Board. Cross to the West Bank visit the Valley of the Kings and Queens, where tombs of 64 Pharaohs and 57 Queens have been discovered, the Temple of Queen Hatshepsut at Deir El Bahari and the Colossi of Memnon facing the Nile. Lunch on board. Dinner on board & Galabiya party. Overnight in Luxor.
http://www.professortravel-egypt.com/egypt5.html
Day 5
Disembarkation Cruise after breakfast. Meet with our tour manager in Luxor to transfer you to your hotels for a wash and freshen up. Later meeting with your Egyptologist tour guide at the lobby to start your tour visiting the Karnak Temple,is one of the greatest architectural achievements of antiquity. Then visit the Temple of Luxor, which was started by Amenhotep III and completed by Ramses II.Meeting with our local tour manager to transfer you to Luxor Station for your Sleepr train back to Cairo. Dinner and overnight on board train.
http://www.professortravel-egypt.com/egypt5.html

Day 6
Upon arrival to Cairo station ,meet with your tour manager to transfer you to Cairo’s airport for your international flight back.
http://www.professortravel-egypt.com/egypt5.html

About the Author

Egypt 5

6 days tour starts from Cairo then you’ll be visiting Aswan and Luxor.

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Philadelphia Hotels, Find Capital for Energy Efficiency Projects

Article by Susan Patel

In the past few years, Philadelphia has been ?green? to a level above reduce, reuse and recycle. The Mayor?s Office of Sustainability have set the ambitious goal to reduce its vulnerability to rising energy prices andhave coordinated to make capital available to businesses to attain this goal.
At a time when access to capital is constrained, the City of Philadelphia created the GreenWorks Loan and Rebate Fund in 2010 to help businesses as hotels finance energy efficiency building practices, materials and equipment for major renovations and new construction projects. In addition, there is the Green Roofs Tax Credit and the Pennsylvania Green Energy Loan Program.
Good news! Funding is available for that 2011 energy efficiency project your sustainability team has been pushing for. It?s not only a good idea to keep up with competition, but also essential as Pennsylvania deregulated the electricity market that has only resulted in higher rates and increasing operating costs. An energy efficiency project might just be the long term solution to rising costs and energy use. Here are few key details about each of the programs:
Green Roofs Tax Credit
To qualify, you must own or operate a business within the City of Philadelphia and therefore pay the Business Privelege Tax. This is required because the incentive is issued in the form of “a credit against the Business Privilege Tax of 25% of all costs actually incurred to construct the Green Roof, provided that the total credit shall not exceed 0,000.”
GreenWorks Small Business Energy Efficiency Rebate Program
Offers up to ,000 or 50% of a project?s cost to small businesses and property owners with commercial space who plan to make improvements that increase the hotel?s energy efficiency. The rebate is only available for projects that have not yet been implemented. Funds are limited.
GreenWorks Loan Fund
Financing will be targeted to projects with energy savings potential which also result in job creation. Loan amount ranges 0,000 to million with financing not exceeding 85% of project costs for retrofits or 33% of project costs for new construction. Interest rates may range between 3.5% to 6.5%.
Pennsylvania Green Energy Loan Fund
This state loan program will operate as a revolving loan program where the fund is replenished by interest and principal repayments made on prior loans. In order to qualify for a loan, a project must result in an estimated energy consumption reduction of at least 25%. Loans are available in amounts from roughly 0,000 to .5 million. Interest rates will be determined on a case-by-case basis but are generally expected to be from 4.0% to 6.5%.
Although most management deem finding the capital for hotel energy efficiency projects to be the hardest task, don?t underestimate the planning, project management and paperwork involved in simply submitting an application for the program, which makes no guarantees. To get it done right the first time around, minimize costs and utilize employee time efficiently, hotel management should consider consulting a professional energy efficiency advisor.
Click here for Incentives, Rebates and Loan Programs by State
Energy Efficiency rebates, tax and loan funding information can be found on Phila.gov and DSIREusa.org (SOURCES). All programs are subject to change and expiration depending on availability of funds as well as local and state plans.
About EcoGreenHotel
EcoGreenHotel LLC (Robbinsville, NJ), is a privately held company dedicated to helping lodging facilities address a broad spectrum of sustainability issues. The company provides information, tools, checklists, current news and trends to the hospitality industry through its website, http://www.EcoGreenHotel.com. The company also runs an online marketplace for green products and services at http://www.EcoGreenHotelStore.com. In addition to the online offerings, EcoGreenHotel provides customized consulting services tailored to the needs of the hospitality industry in the areas of energy efficiency and certifications, including LEED, Green Seal and Energy Star. For those properties that have reached certified levels of sustainability, EcoGreenHotel assists with marketing services to position the properties within the growing ?green? space and enhance revenue. For further information, email info@EcoGreenHotel.com or call 888-229-0213

About the Author

About Author
Susan Patel, VP of Technologies & Communications received her B.S. in Economics from Rutgers College at New Brunswick and has over six years of financial and investment analyst experience. Driven by her passion for sustainability and economic development since childhood and through philanthropic adventures internationally, Susan now leads business development and operations at EcoGreenHotel and is the Site Director and Managing Editor of EcoGreenHotel online publications.
For more Information, please visit at: http://www.ecogreenhotel.com

Traveling in Flights to Egypt

With a legacy that dates as far back as the tenth millennium BC and with a continuous recorded history that is 6,000 years old, Egypt is one country as rich in its contemporary and traditional culture as it is in its native beauty. From prolific sand dunes that take shape in the blink of an eye, to the iconic pyramids, tombs and the stunning scenery that are the mountains of Sinai, the Nile and the rock formations, Egypt has over the years become a major tourist destination. Flights to Egypt are seen carrying visitors to the country whether it is for business, pleasure or educational purposes.

Located mostly in North Africa, Egypt is bordered by the Mediterranean Sea to the north and the Red Sea to the East. Primarily known for its archaeological treasures to the world, the hidden beauty of Egypt transcends this. Its natural beauty allows room for tourists to relax and have fun, making this a place for anyone to visit.

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Flights to Egypt, Exploration and Travel

Most flights to Egypt land at the various international airports located in the country in cities like Cairo, Alexandria, Luxor and Aswan among others. While there are many international flights to Egypt like Lufthansa, British Airways and Emirates, the national carrier ‘Egypt Air’ is linked to major countries across the world. Once you are there, pick from accommodation at 4 and 5 star international hotels while at Cairo, the capital of Egypt. For those who prefer a more native style, colonial hotels are found at Alexandria.

Exploring the country can prove to be an enriching experience and its vast inheritance may not provide time to visit all its treasures. Begin your tour at Cairo with the Giza pyramids, Khan el- Kahlili market, the Egyptian antiquities museum and moving to Aswan and Luxor where there are ancient monuments, the tomb of Tutankhamen, the Karnack temple, Elephantine Island, the unfinished Obelisk, Philae Island and much more. Relax at the sandy, golden beaches or take a shot at snorkeling, diving, deep sea fishing or even a felucca drive on the Nile. There’s plenty to see and experience in Egypt.

Once you are there, cars are available for hire through international and national agencies to get you around the place. Buses and metro systems also run frequently for commutation. The best time of year to take flights to Egypt and see sights would be from February to April and October to November, when it is not too hot.

Historic Preservation and the Philadelphia Fa?ade Ordinance

The new Philadelphia Façade Ordinance, signed by Mayor Michael Nutter on Feb. 17th, 2010, was a landmark piece of legislation for the AEC community in Philadelphia, providing a cornerstone for maintaining the integrity of and public trust in the buildings which define the landscape of the city. However, Philadelphia is a city with a rich and long history and an extensive inventory of historic structures, as well as an existing, robust Historic Commission and Historic Preservation Ordinance. The overlap between the façade ordinance and the historic preservation ordinance contains a number of grey areas. How to reconcile public safety with the need to preserve architectural treasures is the crux of the issue. The potential for conflict between these two important civic initiatives exists, and at this point in time is not addressed in either the new façade ordinance(http://www.facadeordinance.com/assets/pdfs/City_of_Philadelphia_Bill_090568-AAA.pdf) or the Historic Preservation Ordinance. Some procedural guidelines are put forth in the Historic Preservation Ordinance (http://www.phila.gov/historical/pdf/ordinance/ordinance.pdf), but nothing specifically addresses the expeditious remedy of unsafe conditions in an historically sensitive manner.

The first round of façade inspections mandated by the new façade ordinance law has begun, with buildings constructed prior to 1950 due to have inspections completed by June 30th, 2011. Buildings constructed between1951-1970 have a deadline of June 30th, 2012, with successive rounds for newer buildings due each year on June 30th through 2015. Then the cycle recommences. Already, many of the city’s most historic structures have undergone review, including the Art Institute, the Curtis Center, the Public Ledger, and the Wanamaker. The issue, now, is no longer theoretical.

In considering the intersection of the Façade Ordinance and historic preservation, the first issue that arises is the lack of any instruction in the Philadelphia Façade Ordinance for the inspecting professional to ascertain the historic preservation status of a building. Without such a provision, there is nothing to trigger the distinct, and varying, treatment options that historic designation requires. The several levels of preservation status: federal, state, city, county or district, each detail unique requirements which must be adhered to in any alteration of a landmark building. At the federal level, the National Register of Historic Places, and at the state level, the State Historic Preservation Office provides criteria for designation. At the local level, it is the Philadelphia Historical Commission that has authority. Therefore, it seems prudent that some direction needs to be given to the inspecting professional, within the Façade Ordinance, as to the authoritative sources that must be consulted in order to determine the historic status of a building in the inspection regimen.

The second issue we encounter in the intersection of safety and preservation, is the fact that no process is outlined in the Façade Ordinance (the words historic or preservation don’t even exist in the document) directing the inspecting professional as to practice regarding buildings designated with historic status at any level. Established practice and the city Historic Preservation Ordinance provide some guidance for dealing with city-designated historic structures. In Section 7 – Permits:

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(a)Unless a permit is first obtained from the Department (L&I), no person shall alter or demolish an historic building, structure, site or object, nor alter, demolish, or construct any building, structure, site or object within an historic district, nor alter or demolish an historic public interior portion of a building or structure, nor perform work on a building or structure that requires a building permit if such building or structure contains an historic public interior portion. And (c) Before the Department may issue such a permit; the permit application shall be forwarded to the Commission for its review.

Substantial guidance exists at the federal level in the form of Section 106 of the National Historic Preservation Act (NHPA) of 1966, which mandates a review of any federal landmark status buildings by the Advisory Council on Historic Preservation (ACHP). These federal guidelines are generally administered at the state level by the appropriate State Historic Preservation Officer (SHPO). In Pennsylvania, this is the Bureau for Historic Preservation (BHP), part of the Pennsylvania Historical and Museum Commission (PHMC)http://www.portal.state.pa.us/portal/server.pt/community/historic_preservation/3741 )

But this scenario puts the onus on the individual engineer or architect hired for the façade ordinance inspection to be informed of the proper procedures, regulations and techniques to protect the historical treasure. Such looseness can easily result in damaged or lost features, buildings or landmark designations. Because of the lack of statutory regulations in the Façade Ordinance, it is possible, in the event of the finding of an “unsafe condition”, that the “prompt remedial action” required might cause the removal of important architectural features or materials or substantial aesthetic and historical damage in attempting to stabilize them. Conversely, the Historic Preservation Ordinance does not address the case of emergency safety repairs, and what is considered acceptable practice, so a significant void exists.

As the first round of inspections comes to a close on June 30th, it is likely that substantive and procedural issues related to the new ordinance will be identified and amendments to the ordinance proposed in the coming months. The issues outlined above regarding Historic Preservation and the façade ordinance most certainly should be on that list.

In the ASTM manual “Building Façade Maintenance, Repair and Inspection” (STP 1444), K.L. Fong and C. Louie, in the article “Façade Ordinances and Historic Structures – Theoretical and Practical Conservation Issues in Inspection and Repair” provide a generalized list of amendments that their study of the issue found to be needed for most facade ordinances nationwide:

Differentiate buildings of recognized historic and architectural value from those without conferred distinction. This difference is recognized by existing legislation and national, state and local registers of historic landmarks, buildings and districts.

Direct the inspecting professional to determine the historic status of the building and neighborhood and identify its recognized historic value. The historic status and characteristics of significance may affect treatment recommendations.

Direct the inspecting professional to established standards, guidelines and resources such as:

The Secretary of the Interior’s Standards for the Treatment of Historic Properties

State Historic Preservation Office (SHPO),

Local Landmark Commission or Advisory Board

American Institute for the Conservation of Historic and Artistic Works Code of Ethics and Guidelines for Practice,

National Register of Historic Places,

Advisory Council on Historic Preservation – Section 106 Review Process, and

National Park Service Preservation Briefs

Fong and Louie also identified commensurate changes that were desirable in the historic preservation code so that an integrated system of building safety and historic preservation can be created. These included:

Document the as-found condition, the removal of original material, and all of the new repair interventions

Retain as much of the original material in situ as possible

Timelines for redressing temporary repairs and implementing appropriate permanent repairs

Comprehensive maps and lists of all identified historic districts and individual buildings with coded levels of significance for easy use by inspecting professionals. These interactive databases, such as could be created by GIS systems, would be of significant value…

The inspection and remediation of historic structures, now a permanent feature with the new Philadelphia Façade Ordinance, is a very specialized area of structural engineering, requiring a broad knowledge of antiquated materials and construction techniques as well as their proper intersection with modern engineering standards, practices and building codes. The need to recognize this in the Façade Ordinance is paramount, if the rich architectural landscape of America’s first national capital is to be preserved for the coming generations.