Finding Aid

University City Associates, Inc. Records

UPV 3

Access to collections is granted in accordance with the Protocols for the University Archives and Records Center.

Summary Information

Prepared by
J.M. Duffin
Preparation date
January 2000
Date [inclusive]
1963-1995
Extent
10.0 Cubic feet

PROVENANCE

Transferred by the University City Associates, Incorporated (hereafter referred to as UCA) through the Division of Institutional Real Estate in 1994 (accession 1994:19), 1996 (1996:30), 1997 (1997:30), and 1999 (1999:77).

ARRANGEMENT

The collection has been divided into five series: Board of Directors, 1963, 1982-1990; Administration, 1977-1992; Property files, 1975-1995; Financial Records, 1965-1991; Construction, 1987-1990. The Administration and Construction series are arranged alphabetically by subject. The Property files are arranged in two sections, the first by the original property code assigned by the UCA and the second alphabetical by property name. The UCA filing system designated properties by two alphabetical codes- “U” for University-owned properties and “UCP” for UCA-owned. This system broke the files down into small groups designated by letters where “a.” stood for appraisals, “b.” for acquisition information, “c.” for Budgets, “d.” for financing, “e.” for general, “f.” for leases, and “g.” for reports, proposals, and plans. The Board of Directors and Financial Records series are arranged chronologically.

HISTORICAL NOTE

In November 1963, a group of people termed “friends” of the University of Pennsylvania, that included a few senior administrators of the University of Pennsylvania, formed University City Associates, Incorporated (UCA). The corporation was created as a for-profit stock company whose mission was primarily to locate and develop interim student housing around the University campus. Formed during the University’s largest period of expansion in West Philadelphia, the UCA was devised as a more rapid and less expensive means to acquire and develop property than the Redevelopment Authority of the City of Philadelphia (hereafter referred to as RDA). It was also hoped that the UCA could assist the RDA and the University by acquiring properties before speculators would quickly buy land and sell it to the RDA at very high price, particularly in the area of the Hamilton and Harnwell House dormitories (Urban Renewal Area Unit 4). In March of 1964 the University entered into an agreement with the UCA in which it would be entitled to the right of first refusal in purchasing any stocks which went up for sale. After signing this agreement insuring the University’s interest, the trustees voted to assist in the capitalization of the UCA by extending a low-interest demand loan.

From the 1960s to the early 1980s, UCA was primarily involved in managing supplemental residential housing for students and faculty as well as managing some commercial properties in University City and West Philadelphia. Among the major purchases during this period were Chestnut Hall at 3900-06 Chestnut Street in 1981/82, Spruce Hall at 4141 Spruce Street in 1967, Sprucewood Apartments at 4105 Spruce Street in 1969, Surray Hall Apartments at 329 S. 42nd Street in 1965, and the Marlyn Hotel at 4001-03 Walnut Street in 1965. In addition to these properties, the UCA acquired the former Philadelphia Divinity School at 42nd and Locust Streets in 1977 which was leased to a number of educational organizations. Throughout most of this period the daily operations of the UCA were conducted by the real estate firm of Hertzfeld Associates, who also managed much of the commercial and residential space owned by the University such as the Berkshire Apartments at 4101-03 Spruce which was acquired in 1967.

With the reorganization the management of University property in 1985 by creation of the Department of Real Estate, later called the Division of Institutional Real Estate, the University took direct control over the UCA. The process of expanding control by the University began in 1982 when the University purchased all the outstanding shares of private investors and continued into the following year when several University trustees joined the board of the UCA. In March 1985, the process was completed with the election to the UCA board of the University’s Director of Real Estate as well as the Senior Vice-President, Vice-President for Finance, and Treasurer. The Department of Real Estate gradually took direct control over the management of UCA properties. By 1992, the UCA no longer needed the services of Hertzfeld Associates.

During the 1980s and 1990s, the UCA has continued to purchase and manage properties for benefit of the University. It has provided office space for a number different units of the University of Pennsylvania as well as supplemental housing for students. In 1997 the University entered into a property management agreement with Trammel Crow Higher Educational Services, Inc. for all its facilities and property. The Division of Institutional Real Estate turned over most of the UCA property management functions to Trammel Crow. In 2000 the corporation was converted from a for-profit to a not-for-profit tax-exempt corporation.

SCOPE AND CONTENT

The collection documents the real estate business investments and opportunities of the UCA, since the late 1960s.

The Board of Director and Administration series documents the transition of the UCA from an independent corporation to the integrated unit of the University of Pennsylvania from 1982 to 1992. The minutes of the board of directors as well as their agendas and reports detail this process. These series also contain various letters, financial reports and drafts of agreements regarding the property management of the UCA.

The property files trace the transactions on many of the properties the UCA has offered for lease during the 1980s and early 1990s. This series contains lease agreements signed between the UCA and tenants, administrative correspondence, some construction or maintenance records, and miscellaneous financial records including City of Philadelphia tax documents. Among the properties represented here are the former Episcopalian Philadelphia Divinity School, Walnut Mall, Chestnut Hall, Spruce Hall, University City Shopping Center, 133 South 38th Street, 3424 Sansom Street, and 3910 Chestnut Street. There are also appraisal reports of all the UCA properties held in 1985, some of which include photographs of the buildings.

The financial record files document the income and management of the UCA from the late 1960s to the early 1990s. They include general ledgers, cash disbursement journals, financial statements, and tax returns. There is also a representative sample of the detailed rental monthly statements of income and expenses for the UCA residential properties in 1991.

The construction files have information regarding the conversion of 4126-38 Walnut Street into an office building in 1989. There are correspondence, plans, construction meeting minutes, proposals and estimates.

The researcher should note that due to the interrelated nature of the UCA with the Division of Institutional Real Estate since 1985, there is often some UCA-related material in the records of the Division of Institutional Real Estate (UPH 20).

Controlled Access Headings

Corporate Name(s)
Hertzfeld Associates, Inc. (Philadelphia, Pa.).
University of Pennsylvania. Division of Institutional Real Estate.
University of Pennsylvania. Office of the Treasurer. Dept. of Real Estate.
University of Pennsylvania. — General subdivision–Student housing.;
Genre(s)
Leases.
Geographic Name(s)
University City (Philadelphia, Pa.)
Subject(s)
Real estate business–Pennsylvania–Philadelphia.
Real estate management–Pennsylvania–Philadelphia.
Real property–Valuation–Pennsylvania–Philadelphia.
Rental housing–Pennsylvania–Philadelphia.
Student housing–Pennsylvania–Philadelphia.

Inventory

 

Board of Directors (1963, 1982-1990) 

Box

Folder

Articles of Incorporation and Agreement, 1963 

1

1

Minutes and Agendas, 1982 – 1984 

1

2

Meeting, March 1985 

1

3

Meeting, September 1985 

1

4

Meeting, April 1986 

1

5

Meeting, June 1986 

1

6

Meeting, December 1986 

1

7

Meeting, April 1987 

1

8

Meeting, November 1987 

1

9

Meeting, December 1987 

1

10

Meeting, Schedule 1988 

1

11

Meeting, February 1988 

1

12

Meeting, June 1988 

1

13

Meeting, December 1988 

1

14

Meeting, January 1989 

1

15

Meeting, June 1989 

1

16

Meeting, July 1989 

1

17

Meeting, April 1990 

1

18

Meeting, December 1990 

1

19

 

Administration (1977-1992) 

Box

Folder

Maurice Hertzfeld, 1977-1987 

1

20

Hertzfeld Financial Statement, Meetings, 1989 

1

21

Management Agreement, Commercial, 1989-1990 

1

22

Management Agreement, Contract, 1985-1989 

1

23

Management Agreement, Hertzfeld Management Termination, 1990-1992 

1

24

Management Agreement, Hertzfeld Management Termination, 1990 

1

25

Residential, 1988-1989 

1

26

Restructuring, 1985-1990 

1

27

Strategy, General, 1988 

1

28

Walnut West Associates and UCA, Audit, 1987-1988 

1

29

University Records Center, 1988-1989 

1

30

 

Property Files (1965-1995) 

Box

Folder

Divinity School, 43rd and Spruce Streets (code U6) 

American Schools of Oriental Research, 4243 Spruce St., 1982 – 1988 

1

31

Asbestos, 1986 

1

32

Billings, 1982 – 1985 

1

33

Budgets, 1985 – 1986 

1

34

City of Philadelphia, 1986 – 1988 

1

35

Construction, 1986 

1

36

Divinity School Chapel, 1983 – 1986 

1

37

Fire Alarm, 1987 

1

38

General Correspondence, 1988 – 1985 

1

39

General Correspondence, 1985 – 1977 

1

40

Kitchen Utilities, 1977 – 1987 

1

41

Lease Correspondence, 1977 – 1986 

1

42

Middle Years Alternative School, 1986 – 1980 

1

43

Middle Years Alternative School, 1979 – 1977 

1

44

Middle Years Alternative School, Billing, 1978 – 1988 

1

45

Parent Infant Center, 1978 – 1987 

2

1

Parent Infant Center Lease, 1978 – 1987 

2

2

Parking Lot, 1978 – 1985 

2

3

Performing Arts School, 1986 – 1988 

2

4

Plans, topographical, 1967 – 1980 

2

5

Service Contracts, 1977 – 1986 

2

6

Structural Survey, 1985 

2

7

Task Force, 1985 

University City New School, 1978 – 1988 

2

9

University City New School, Leases, 1978-1988 

2

10

Appraisals (code UC2) 

1985-1988 

2

11

1985, Walnut Mall 

2

12

1985 

2

13

1987, 4106-08, 4126-38 Walnut Street 

2

14

Chestnut Hall Group 39 and REM Dissolution (code UCP6) 

1986-1987 

2

15

1978-1985 

2

16

3424 Sansom Street (code UCP7) 

Acquisition, 1987-1988 (1) (code UCP7.b.) 

2

17

Acquisition, 1987-1988 (2) (code UCP7.b.) 

2

18

Acquisition, 1987-1988 (3) (code UCP7.b.) 

2

19

Acquisition, 1987-1988 (4) (code UCP7.b.) 

2

20

Acquisition, 1987-1988 (5) (code UCP7.b.) 

2

21

Renovations, 1987-1988 (code UCP7.g.) 

2

22

Renovations, 1986-1987 (code UCP7.g.) 

2

23

Taskforce, 1989 (code UCP7.g.1) 

2

24

Contract, 1988 

2

25

Progress Reports, 1988-1989 (code UCP7.g.4.) 

2

26

Renovation, 1987 (code UCP7.g.5a) 

3

1

Renovation, plans (code UCP7.g.5a) 

3

2

Construction Invoices, 1987 (code UCP7.g.5b) 

3

3

Cecil Baker, 1986-1987 (code UCP7.g.5c) 

3

4

Construction Loan, 1987 (code UCP7.h.) 

3

5

Easement Agreement, 1988 (code UCP7.k.) 

3

6

Certificate of Completion, 1989 (code UCP7.l.) 

3

7

Certificate of Use and Occupancy, 1988-1989 (code UCP7.m.) 

3

8

3920 Spruce Street (code UCP7) 

Acquisition, 1966 (code UCP9.b) 

3

9

WXPN, 1989 (code UCP9.b.3) 

3

10

WXPN, Correspondence, 1989 (code UCP9.f3a) 

3

11

Progress Reports, 1988 (code UCP9.g.4) 

3

12

Spruce Hall (4100-42 Spruce St.) (code UCP 10) 

Appraisal (code UCP10.a) 

3

13

Tenant Handbook (code UCP10.h) 

3

14

Berkshire Apartments (4101 Spruce St.), Leases, 1985-1987 (code UCP.11.f) 

3

15

Sprucewood Apartments (4105-07 Spruce St.), Appraisal (code UCP 12.a) 

3

16

Surrey Hall (329 S. 42nd St.), Appraisal (code UCP13.a) 

3

17

3833 Walnut Street, b. Acquisition Data, 1965 (code UCP16) 

3

18

40th and Walnut Streets (Lot #40), Acquisition Data, 1988 (code UCP 19.b) 

3

19

Walnut Mall I (3925 Walnut St.) (code UCP20) 

Appraisal (code UCP20.a) 

3

20

Acquisition, 1986 (code UCP20.b) 

3

21

Mr. Donut, Lease, 1974-1985 (code UCP20.f.1) 

3

22

Mr. Donut, Correspondence, 1986-1988 (code UCP.20.f.1a) 

3

23

Mortgage, 1985-1985 (code UCP.20.h) 

3

24

Walnut Mall II (3915-23 Walnut St.) (code UCP27) 

Regal Arcade, Lease, 1983-1988 (code UCP27.f.3) 

3

25

Regal Arcade, Correspondence, 1983-1988 (code UCP27.f.3a) 

3

26

Steve’s Ice Cream, Lease, 1983-1985 (code UCP27.f.4) 

3

27

Steve’s Ice Cream, Correspondence, 1988 (code UCP27.f.4a) 

3

28

Notes and Mortgage, 1982-1983 

3

29

4106-08 Walnut Street (code UCP34) 

Appraisal, 1987 (code UCP34.a) 

3

30

Acquisition Data, 1987-1988 (code UCP34.b) 

3

31

4126-38 Walnut Street (code UCP35) 

Appraisal, 1987 (code UCP35.a) 

3

32

Acquisition Data, 1987 (code UCP35.b) 

3

33

Budget, 1987 (code UCP35.c) 

3

34

Plans and Proposals, 1987-1988 (code UCP35.g.2) 

3

35

Contracts, 1988 (code UCP35.g.3) 

3

36

Merril-Lynch and Auction, 1987-1988 

3

37

6007-09 Osage Avenue (code UCP36) 

Acquisition Data, 1987 (code UCP36.b) 

3

38

Budget, 1987-1988 (code UCP36.c) 

3

39

General, 1987-1989 (code UCP36.e) 

3

40

Leases, 1988 (code UCP36.f) 

3

41

3910 Chestnut Street (code UCP37) 

Appraisal (code UCP37.a) 

3

42

Acquisition Data, 1987-1988 (code UCP37.b) 

4

1

Acquisition Data, 1987 (code UCP37.b) 

4

2

Speedie’s Agreement of Sale, 1987 (code UCP37.f.5b) 

4

3

Sale, 1988 (code UCP37.g) 

4

4

Liquor License, 1987-1988 (code UCP37.j) 

4

5

Back Street Café (3910 Chestnut Street), Acquisition Data, 1988 (code UCP 37A.b) 

4

6

4102 Walnut Street, Appraisal (code UCP38.a) 

4

7

4102 Walnut Street, Fire Tower (code UCP38.h) 

4

8

3921 Chestnut Street, b. Acquisition, 1988 (code UCP39.b) 

4

9

Security Report/Stormer Report, 1988 (1) (code UCP40) 

4

10

Security Report/Stormer Report, 1988 (2) (code UCP40) 

4

11

Courtland Apartments (43rd and Chestnut Sts.) (code UCP41) 

Appraisal, 1988 (code UCP41.a) 

4

12

Acquisition Data, 1987-1989 (code UCP41.b) 

4

13

3927 Walnut Street (code UCP42) 

Acquisition Data, 1988 (1) (code UCP42.b) 

4

14

Acquisition Data, 1988 (2) (code UCP42.b) 

4

15

Chestnut Hall (3900 Chestnut St.), 3900 Chestnut Group Corporation 

Lease, 1991-1993 

4

16

Correspondence, 1991-1993 

4

17

3643-47 Lancaster Avenue, Warehouse Rental by UCA, 1986-1987 

4

18

Ryan Mall, 4000 Walnut Street 

Correspondence, 1990-1991 

4

19

Projects, 1990 

4

20

Obsolete Properties, Mortgage, 1967 

4

21

3906 Spruce Street, WXPN, 1987-1993 

4

22

133 S. 36th Street 

Billings, 1986 – 1987 

4

23

Center for Cognitive Therapy 

4

24

Clinical Practice of the University of Pennsylvania, 1987 – 1988 

4

25

Department of Psychiatry, 1985 – 1987 

4

26

Elevators, 1985 – 1987 

4

27

Floor Plan, 1979 – 1989 

4

28

General Correspondence, 1983 – 1986 

4

29

Handicap Access Improvements, 1984 – 1986 

4

30

HVAC System, 1984 – 1988 

4

31

Internal Audit, 1983 – 1988 

5

1

Lobby Telephone, 1985 – 1986 

5

2

Maintenance, 1986 

5

3

Maintenance, 1987 – 1988 

5

4

Mellon Bank (Girard Bank), 1969 -1986 

5

5

Mortgage Commitment and Closing Document, 1979 

5

6

Obesity Research, 1981 – 1988 

5

7

Office of Research Administration, 1987 – 1988 

5

8

Operating Expenses 

5

9

Outpatient Dialysis Unit, 1983 – 1988 

5

10

Outpatient Dialysis Unit, lease agreement, 1978 – 1979 

5

11

Parking Lot, Lease, 1977 – 1986 

5

12

Penn Dental Association, 1984 – 1987 

5

13

Penn Dental Association, Leases, 1979 – 1986 

5

14

Penn Urban Health Association, Construction, 1984 

5

15

Penn Urban Health Association, correspondence, 1980 – 1987 

5

16

Penn Urban Health Association, Leases, 1979 – 1981 

5

17

Penn Urban Health Association, Lease Amendments, 1983- 1985 

5

18

Purchase Financing, 1976 – 1979 

5

19

Purchase and Mortgage Documents, 1975 – 1979 (1) 

5

20

Purchase and Mortgage Documents, 1975 – 1979 (2) 

5

21

Purchase and Mortgage Documents, 1975 – 1979 (3) 

5

22

Purchase, Settlement, 1977 

5

23

Radiation Therapy 1983 – 1988 

5

24

Radiation Therapy, Lease, 1982 – 1987 

5

25

Renovation, 1983 

5

26

Renovation Terminations, 1978 – 1979 

5

27

Renovation, 5th Floor, 1978 – 1987 

5

28

Rooms 402-406 (Dr. Rickles) 

5

29

Rooms 416-418 (Dr. Zlock), 1978 – 1988 

5

30

Rooms 504-505 (Dr. Friedenburg), 1978 – 1988 

5

31

Rooms 506-510, 1979 

5

32

Rooms 511-514 (Cynthia W. Cook), 1978 – 1988 

5

33

Room 516 (John Ingui), 1986 – 1988 

5

34

Suite 411-415, 1985 – 1988 

5

35

Superintendent, Job Description, [1988] 

5

36

University City Shopping Center (S. 40th St.) 

Beland Inc., 1993-1994 

5

37

Fotomat, 1991-1994 

5

38

Kinkos, Lease, 1990-1994 

5

39

Kinkos, Correspondence, 1991 

5

40

Sameric, Lease, 1974-1990 

6

1

Sameric, Correspondence, 1990-1994 

6

2

United Computer Resources Computer Store, Lease, 1994 

6

3

United Computer Resources Computer Store, Correspondence, 1991-1993 

6

4

Walnut Mall (3923-25 Walnut St.), General Cinema Corporation, Lease, 1974-1994 

6

5

Walnut Mall II (3923-25 Walnut St.), General Cinema Corporation, Correspondence, 1988-1994 

6

6

3929 Walnut Street, Galaxy Amusement Centers, Inc., Lease, 1977-1995 

6

7

3929 Walnut Street, Galaxy Amusement Centers, Inc., Correspondence, 1993-1995 

6

8

 

Financial Records (1965-1991) 

Box

Folder

Taxes 

Chestnut Hall (3900 Chestnut St.), Chestnut Hall Group 39 

1985-1986 

6

9

1982-1985 

6

10

UCA 

1982-1983 

6

11

1981-1982 

6

12

1979-1981 

6

13

1977-1978 

6

14

1974-1977 

6

15

1971-1973 

6

16

1965-1970 

6

17

1966 – 1968, Financial Statements 

6

18

1967 – 1970, Cash Disbursements and Receipts Journal, By Property (1) 

6

19

1967 – 1970, Cash Disbursements and Receipts Journal, By Property (2) 

6

20

1967 – 1970, Cash Disbursements and Receipts Journal, By Property (3) 

6

21

1970, Cash Disbursements and Receipts Journal 

6

22

1971, General Ledger 

6

23

1972, Cash Disbursements Journal 

6

24

1972, General Ledger 

7

1

1973, Cash Disbursements Journal 

7

2

1973, General Ledger 

7

3

1974, Cash Disbursements Journal 

7

4

1974, General Ledger 

7

5

1975, Cash Disbursements Journal 

7

6

1975, General Ledger 

7

7

1976, Cash Disbursements Journal 

7

8

1976, Financial Statement 

7

9

1976, General Ledger 

7

10

1977, Cash Disbursements Journal 

7

11

1977, Financial Statement 

7

12

1977, General Ledger 

7

13

1978, General Ledger 

7

14

1979, Cash Disbursements 

7

15

1979, Cash Receipts Journal, November – December 

7

16

1979, General Ledger 

7

17

1988, Hertzfeld Associates, Cash Receipts Journal, November, July 

7

18

1988, Hertzfeld Associates, Cash Receipts Journal, June, January 

7

19

1988, Hertzfeld Associates, Financial Statements, December (1) 

7

20

1988, Hertzfeld Associates, Financial Statements, December (2) 

7

21

1988, Hertzfeld Associates, Financial Statements, June (1) 

7

22

1988, Hertzfeld Associates, Financial Statements, June (2) 

7

23

1988, Hertzfeld Associates, Financial Statements, June (3) 

7

24

1988, Managed Properties, Monthly Reports, Urban Developers Inc. 

8

1

1990, December – July, Managed Properties, Monthly Reports, University Billings 

8

2

1990, June – January, Managed Properties, Monthly Reports, University Billings 

8

3

1991, Financial Statements 

8

4

1991, General Journal, No. 360 

8

5

1991, General Ledger, Consolidated 

8

6

1991, General Ledger, Month to Date, December 

8

7

1991, General Ledger, Month to Date by Project, July 

8

8

1991, General Ledger, Month to Date by Project, June, January 

8

9

1991, Hertzfeld Associates, Financial Statements, December, July 

8

10

1991, Hertzfeld Associates, Financial States, June, January 

8

11

1991, Rental Monthly Statements, December 

8

12

1991, Rental Monthly Statements, July 

8

13

1991, Rental Monthly Statements, June 

8

14

1970, Cash Disbursements Journal 

OS 9

2

1971, Cash Receipts Journal, December – July 

OS 9

3

1972, Cash Receipts Journal 

OS 9

4

1973, Cash Receipts Journal 

OS 9

5

1974, Cash Receipts Journal 

OS 9

6

1975, Cash Receipts Journal 

OS 9

7

1976, Cash Receipts Journal 

OS 9

8

1977, Cash Receipts Journal 

OS 9

9

1979, Cash Receipts Journal 

OS 9

10

1991, Rental Monthly Statements, January 

10

1

Refinancing, 1989-1990 

10

2

 

Construction (1987-1990) 

Box

Folder

Chestnut Hall, Addiction Research Center 

Construction Management, 1990 

10

3

Invoice Summary Sheets, 1990 

10

4

4126-38 Walnut Street 

Appraisal Reports, 1987-1988 

10

5

Architect’s Agreement and Proposal, 1988-1990 

10

6

Construction Cost Estimate, 1987-1989 

10

7

Demolition 

10

8

Outpatient Dialysis Unit 

Construction Manager Contract, 1989 

10

9

Construction Minutes, 1989 

10

10

General, 1990 

10

11

Lease Agreement, 1989 

10

12

Plans 

10

13

Plans, Existing Condition, 1988 

10

14

R.Q.’s, 1989-1990 

10

15

Retail Area Proposal, 1989 

10

16

Subcontractor, Request for Bids, Proposals, 1989-1990 

10

17