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-   -   PHILADELPHIA | Broad + Spring Garden | 330 & 140 FT | 20 & 13 FLOORS (https://skyscraperpage.com/forum/showthread.php?t=226538)

summersm343 Jan 10, 2017 12:46 AM
PHILADELPHIA | Broad + Spring Garden | 330 & 140 FT | 20 & 13 FLOORS
 
Title: Broad + Spring Garden
Project: office space, luxury apartments, retail
Architect: BLTa
Developer: Nightingale Group and Parkway Corp.
Location: Broad and Spring Garden St., Philadelphia, PA
Neighborhood: Spring Garden
District: North Philadelphia
Floors: 20 & 13
Height: 330 & 140 FT

https://cdn0.vox-cdn.com/thumbor/Zwt...den_view.0.jpg

https://scontent-iad3-1.xx.fbcdn.net...b2&oe=58D61104

https://scontent-iad3-1.xx.fbcdn.net...be&oe=58E487A7

Parkway proposes nearly $500M project for North Broad

Quote:
Parkway Corp., in partnership with New York-based Nightingale Group, has bold plans to develop a nearly $500 million mixed-use project on what is now a surface parking lot at the corner of Broad Street and Spring Garden Street in Philadelphia.

Preliminary plans call for constructing two structures that will have a blend of residential, retail, parking and office components on a 68,000-square-foot parcel at the northwest corner of Broad and Spring Garden. If built, the project will establish a new anchor for North Broad and affirm its place in Philadelphia's continued renaissance.

As now planned, the residential portion will total 127,000 square feet and will have 144 apartments, 87,000 square feet will be dedicated to retail space and a separate18-story structure will have 586,000 square feet of office space. A park will separate the two buildings and be activated by outdoor dining and other activities. The project is estimated to cost roughly $480 million. It was designed by BLT Architects.

Perhaps the most ambitious part of the proposal is a single building dedicated just to office space. It’s challenging to construct a multi-tenanted office building in Philadelphia let alone one that doesn’t have a Keystone Opportunity Zone or other public subsidy to financially support it. This not lost on Rob Zuritsky, president of Parkway, and his team. In spite of those challenges, there is a desire pursue it not only from a development standpoint but as part of a somewhat noble desire to provide an impactful boost in an area that could use it.

“I really wanted to do something major to help get some jobs up here,” Zuritsky said. "This is a major corner that should be something really big.”

By developing a large office building in this area also pushes the boundaries of the Philadelphia office market.

“People may not consider this as Center City but it is,” said James A. Egan, an office broker with Newmark Grubb Knight Frank, who, along with colleagues Matthew Guerrieri and Jeffrey M. Tertel, has been enlisted to secure tenants for the space. “A good example of how the Center City office market has stretched its boundaries is 1500 Spring Garden Street.”

Initially marketed as a data center, the 12-story, 1.1-million-square-foot building at 1500 Spring Garden has successfully been leased up as an office building, attracting tenants such as Day & Zimmerman, Thomson Reuters and CBS.

The developer is also banking on the building’s design with lots of glass, large floorplates, ability for exterior signage and other characteristics will lure office tenants to the site. Though there is optimism about attracting tenants to kick off the office building, there is some flexibility that allows the developer to adjust the size of the office component, even eliminate it, depending on how the market responds but that’s not the objective.

“Our goal is to have a unified project that works together,” Farruggia said.

To that end, the mix of uses are meant to support each component. For example, the retail will help attract corporate tenants who want the ability to offer on-site amenities to its employees and residents who also want the ability to dine, work out or go grocery shopping just steps away from their apartments.

With 80,000 square feet split between two levels in the office building and another 4,500 square feet in the residential structure, there’s opportunity to do a grocery store as well as restaurants and other uses, said Larry Steinberg, a retail broker with CBRE Inc. who, along with colleague Paige Jaffe, has been retained to seek out tenants for the space.

"We think it could be a real addition to North Broad," said Joe Zuritsky, CEO of Parkway. "We feel good about going North."
Renderings in link:
http://www.bizjournals.com/philadelp...for-north.html

christof Jan 10, 2017 2:13 AM
I think this gets built, but not on the scale currently envisioned.

Philamigo Jan 10, 2017 3:55 AM
From the renders I think I like this one very much, Clean crisp lines. Sophisticated.

However I have been disappointed before: the finished product doesn't live up to the illustrations. Example: that mediocre thing on the corner of Chestnut and 38th Street.

thisisforreal Jan 10, 2017 3:03 PM
Quote:
Originally Posted by Philamigo (Post 7672869)
From the renders I think I like this one very much, Clean crisp lines. Sophisticated.

However I have been disappointed before: the finished product doesn't live up to the illustrations. Example: that mediocre thing on the corner of Chestnut and 38th Street.
You're disappointed by this particular rendering vs reality?
http://i.imgur.com/wbIYsQr.png

RonnieStevens Jan 10, 2017 3:03 PM
Wow this one is awesome! Hope its not a tease.

AbortedWalrus Jan 10, 2017 4:25 PM
Quote:
Originally Posted by christof (Post 7672780)
I think this gets built, but not on the scale currently envisioned.
It's zoned CMX-4, so they can basically build it by right as I understand, especially since the lot is so huge and they can get the FAR + bonuses. It's also an extremely highly trafficked corner, close to similarly sized or larger developments, in one of the wealthiest and most desirable neighborhoods in the city.

The biggest hurdle is going to be the Spring Garden CDC as they are capable of some of the most extreme NIMBYism I've ever seen. Honestly this development fits that lot almost perfectly. I even like that it's facing Broad Street.

christof Jan 10, 2017 4:52 PM
Can they get the financing for this? $500 million is a pretty large chunk of change. Especially for a development that is on the northern frontier of center city.

My guess the project is whittled down to the $250M or below range.

summersm343 Jan 10, 2017 5:17 PM
Quote:
Originally Posted by christof (Post 7673241)
Can they get the financing for this? $500 million is a pretty large chunk of change. Especially for a development that is on the northern frontier of center city.

My guess the project is whittled down to the $250M or below range.
https://media.giphy.com/media/93cFZb...facebook_s.jpg

summersm343 Jan 10, 2017 5:17 PM
Philly.com picking up on the story:
http://www.philly.com/philly/busines...-lot-site.html

summersm343 Jan 10, 2017 5:46 PM
And Curbed Philly:
http://philly.curbed.com/2017/1/10/1...ng-parking-lot

PhillySteaks Jan 10, 2017 6:36 PM
Quote:
Originally Posted by christof (Post 7673241)
Can they get the financing for this? $500 million is a pretty large chunk of change. Especially for a development that is on the northern frontier of center city.

My guess the project is whittled down to the $250M or below range.
Is it $500m or $300M? I also read another article that said $280M. I think their is a typo up top. The office component has the highest likelihood of getting the axe. I don't know if you can get the rents to justify new development in that location, especially because there is no KOZ - but we won't know until that time comes. Maybe there is a lot of people out there willing to pay $45+ for office space at Broad & SG. I think the apts will be an easy build, 87k SF of retail for that intersection seems like a major hurdle to jump though - although if it happens the intersection could turn into a real hotspot between all the apts, neighborhoods, current office, CCP, and the subway stop. I'm curious what kind of rents they're underwriting for the retail and office. On the $300M price 60% LTV construction loan with no Mezz means they need $120M in equity to get this going, not to mention 50% preleasing on the office and who knows for the retail. Has parkway done deals of this size in the past? If so, then they should be plenty capable.

summersm343 Jan 10, 2017 8:42 PM
Parkway Planning a Pair of Impressive Buildings at Broad & Spring Garden

From Naked Philly:
http://www.ocfrealty.com/naked-phill...-spring-garden

AbortedWalrus Jan 10, 2017 8:44 PM
Quote:
Originally Posted by PhillySteaks (Post 7673399)
Is it $500m or $300M? I also read another article that said $280M. I think their is a typo up top. The office component has the highest likelihood of getting the axe. I don't know if you can get the rents to justify new development in that location, especially because there is no KOZ - but we won't know until that time comes. Maybe there is a lot of people out there willing to pay $45+ for office space at Broad & SG. I think the apts will be an easy build, 87k SF of retail for that intersection seems like a major hurdle to jump though - although if it happens the intersection could turn into a real hotspot between all the apts, neighborhoods, current office, CCP, and the subway stop. I'm curious what kind of rents they're underwriting for the retail and office. On the $300M price 60% LTV construction loan with no Mezz means they need $120M in equity to get this going, not to mention 50% preleasing on the office and who knows for the retail. Has parkway done deals of this size in the past? If so, then they should be plenty capable.
Dunno. I forget what all projects Parkway has done. I know they are just finishing 17,000 SQFT of retail and 330 apartment units only a few blocks away with the Hanover North Broad project.

I think this space is close enough to CC (two Subway stops), and it's right off of the Vine Street Expressway, so it has super easy commuter access, that it could draw interest in office space. 1500 Spring Garden is entirely office space as I understand (1 million sqft?), is 90% occupied, and that building sold for $180M recently. I don't really think there are as many significant challenges to the office space as people would think.

Mr Saturn64 Jan 10, 2017 8:55 PM
I'm going to be perfectly honest; this is possibly the ugliest building proposed in Philly right now. I know I'm in the minority on this, but I think the multicolored glass on one floor and the steel looking like massive bricks in that pattern is something I personal find hideous and unappealing.

PhillySteaks Jan 10, 2017 9:54 PM
Quote:
Originally Posted by AbortedWalrus (Post 7673591)
Dunno. I forget what all projects Parkway has done. I know they are just finishing 17,000 SQFT of retail and 330 apartment units only a few blocks away with the Hanover North Broad project.

I think this space is close enough to CC (two Subway stops), and it's right off of the Vine Street Expressway, so it has super easy commuter access, that it could draw interest in office space. 1500 Spring Garden is entirely office space as I understand (1 million sqft?), is 90% occupied, and that building sold for $180M recently. I don't really think there are as many significant challenges to the office space as people would think.
I agree that the location is decent for commuters, and even walkers from nearby neighborhoods. Between the subway stops and proximity to 676 it has a lot going for it.

I can confirm that 1500 Spring Garden is 100% office because I have the OM from when it sold. It was 88% occupied as of 2013. Since then 20% of the building has rolled over so I don't know if they vacated or renewed. 16.8% of that roll is Blue Cross, and they expire this Jun for 186.6k SF. No idea if they renewed or have plans on relocating or vacating. Stabilized occupancy for class A space (which is really limited in that submarket) is probably 80-85% so that price tag on the 1500 Sale is what someone would pay for a fully stabilized property. At $180M ($162 psf) price tag is an 8.25% cap rate on in place NOI (2013) - which makes sense because most class A building in better locations go for closer to a 7 cap, and 1500 is a tired building as well. They were underwriting $21+E rents at the time, which means they were probably taking $19-20

Unfortunately I don't know what the allocation of that $300M is to the pure office portion for parkway, so I can't evaluate the PSF accurately / although again this would be somewhat of a different product than 1500. If I had to make a guess, they'd need something substantial to justify fair market returns. $35-40 psf is my guess - which could even be light? Just seems like a lot to pay when I can pay that same amount and have a Market Street address.

3rd&Brown Jan 10, 2017 10:26 PM
Quote:
Originally Posted by Mr Saturn64 (Post 7673614)
I'm going to be perfectly honest; this is possibly the ugliest building proposed in Philly right now. I know I'm in the minority on this, but I think the multicolored glass on one floor and the steel looking like massive bricks in that pattern is something I personal find hideous and unappealing.
Yes, you are.

hammersklavier Jan 11, 2017 1:38 AM
What I find interesting right now is that Zuritsky proposal is basically for a spec office building. With the huge quantities of office space in the uCS/SY pipelines, I am somewhat surprised that the market's heated up strongly enough for developers to attempt anything quite so chancy.
Quote:
Originally Posted by 3rd&Brown (Post 7673763)
Yes, you are.
De gustibus non disputandum. À chacun son goût. There is no accounting for taste.

PhilliesPhan Jan 11, 2017 1:46 AM
I'm a huge fan of this project, but especially of the illuminated "SPRING BOARD" letters on top of the proposed structure! Having North Broad lit up by signage at night is a good thing, in my opinion. From the "T" on top of Morgan Hall, to the Divine Lorraine, to this project, all the illuminated signage gives the North Broad corridor a sense of life after dark (and do a MUCH better job than those "artful" light posts in the median!).

1487 Jan 11, 2017 1:17 PM
Quote:
Originally Posted by PhillySteaks (Post 7673399)
Is it $500m or $300M? I also read another article that said $280M. I think their is a typo up top. The office component has the highest likelihood of getting the axe. I don't know if you can get the rents to justify new development in that location, especially because there is no KOZ - but we won't know until that time comes. Maybe there is a lot of people out there willing to pay $45+ for office space at Broad & SG. I think the apts will be an easy build, 87k SF of retail for that intersection seems like a major hurdle to jump though - although if it happens the intersection could turn into a real hotspot between all the apts, neighborhoods, current office, CCP, and the subway stop. I'm curious what kind of rents they're underwriting for the retail and office. On the $300M price 60% LTV construction loan with no Mezz means they need $120M in equity to get this going, not to mention 50% preleasing on the office and who knows for the retail. Has parkway done deals of this size in the past? If so, then they should be plenty capable.
The PBJ article said $480M but that doesn't sound right to me at all. I think the philly.com figure is more accurate.

Larry King Jan 11, 2017 1:33 PM
Quote:
Originally Posted by PhillySteaks (Post 7673399)
Is it $500m or $300M? I also read another article that said $280M. I think their is a typo up top. The office component has the highest likelihood of getting the axe. I don't know if you can get the rents to justify new development in that location, especially because there is no KOZ - but we won't know until that time comes. Maybe there is a lot of people out there willing to pay $45+ for office space at Broad & SG. I think the apts will be an easy build, 87k SF of retail for that intersection seems like a major hurdle to jump though - although if it happens the intersection could turn into a real hotspot between all the apts, neighborhoods, current office, CCP, and the subway stop. I'm curious what kind of rents they're underwriting for the retail and office. On the $300M price 60% LTV construction loan with no Mezz means they need $120M in equity to get this going, not to mention 50% preleasing on the office and who knows for the retail. Has parkway done deals of this size in the past? If so, then they should be plenty capable.
^ I don't get it either, feel like office rents could get to the mid 20s at the high end in that location, 990 spring is at low 20's I think

Justin7 Jan 11, 2017 2:34 PM
Quote:
Originally Posted by thisisforreal (Post 7673105)
You're disappointed by this particular rendering vs reality?
http://i.imgur.com/wbIYsQr.png
I am. The facade in the rendering has depth. Actual building looks budget engineered.

This new render looks great. Hope the product lives up to it.

PhillySteaks Jan 11, 2017 10:08 PM
Quote:
Originally Posted by Larry King (Post 7674328)
^ I don't get it either, feel like office rents could get to the mid 20s at the high end in that location, 990 spring is at low 20's I think
Yes, completely agree. 1500 Spring Garden was quoting $21 plus electric only 3-4 years ago and anyone that is familiar with philly office rents....they don't rise lol.

jjv007 Jan 12, 2017 1:08 AM
Quote:
Originally Posted by Justin7 (Post 7674368)
I am. The facade in the rendering has depth. Actual building looks budget engineered.

This new render looks great. Hope the product lives up to it.
Lol I guess beauty's in the eye of the beholder. I love this building, especially at this location and the way it contrasts with the church.

Philamigo Jan 16, 2017 4:47 AM
Quote:
Originally Posted by thisisforreal (Post 7673105)
You're disappointed by this particular rendering vs reality?
http://i.imgur.com/wbIYsQr.png
Yes.

To me it looks banal.

summersm343 Jan 17, 2017 7:10 PM
Why Parkway’s Doubling Down on North Broad

http://cdn.phillymag.com/wp-content/...d-940x540.jpeg

Quote:
Along with Eric Blumenfeld, Parkway Corporation has become one of the most important developers along the North Broad Street corridor. And like Blumenfeld, Parkway sees the street as having untapped potential as an all-day live/work/play environment. (The folks at Parkway should know: the company headquarters is at Broad and Race streets.)

What’s different about Parkway’s latest development proposal is that it seeks to combine all three of those elements into a single package at a convenient location.

“It’s my dream to build significant office space there, to get some jobs into that neighborhood,” said Parkway CEO Robert Zuritsky. “The retail and residential are a slam dunk, but [North Broad] is also an important commercial district.”

“The office space is the first driver of this project,” Zuritsky said.

That’s apparent from the design of the project as well: the office tower is the larger of the two buildings in the BLTa-designed complex.

The development consists of a 13-story, 140-foot-tall residential tower with a parapet that slopes to the west at the top to shield the rooftop terrace from the 20-story, 330-foot office tower to its east. That tower is similar in massing to the firm’s initial East Market tower, with a slender tower perched atop a four-story podium containing two levels of retail and two of office space, with an office amenity level atop the podium.

The office tower’s design, however, is a significant departure from BLTa’s usual work: an all-glass slab whose service core is attached to its western end. The slab itself is distinguished by alternating two-story bands of beveled and flat glass panels that also cover the tower’s exoskeleton of columns and diagonal bracing, both necessary in order to produce large, column-free floorplates.

The design also gives the building a great amount of flexibility that will allow it to be configured to suit a wide range of possible tenants.

That’s good for Parkway, which has not yet identified a lead office tenant. And while Zuritsky is in search of office tenants for this speculative building, he said that if none are found, it won’t sink the project: “If we can’t make it office, we’ll do residential.”
Read more at http://www.phillymag.com/business/20...GGFOX8g3doX.99

1487 Jan 17, 2017 7:17 PM
^very interesting. I wonder how long they are willing to wait on a tenant lease before giving up on office space.

Jawnadelphia Dec 9, 2017 3:33 PM
BLT Architects posted a rendering a few days ago - but zero news all year from the developers, bummer.

https://scontent-lga3-1.cdninstagram...96832256_n.jpg
https://www.instagram.com/p/Bcamq-0B...=bltarchitects

SEFTA Dec 9, 2017 4:00 PM
Is that on the west side of Broad?

El Duderino Dec 9, 2017 4:37 PM
Quote:
Originally Posted by SEFTA (Post 8013736)
Is that on the west side of Broad?
Yep - NW corner of Broad and Spring Garden on what’s currently surface parking.

Mr Saturn64 Dec 10, 2017 3:55 AM
Maybe it's just me, but that looks to be much taller than 330'.

JohnIII Dec 11, 2017 4:34 PM
Quote:
Originally Posted by Mr Saturn64 (Post 8014212)
Maybe it's just me, but that looks to be much taller than 330'.
I think you're right! The Inquirer Building is somewhere in the area of 340 feet and this building looks taller in the image. When I saw the image I wondered if it was closer to 400 feet.

Maybe the 340 feet doesn't count the letters on the top; it may only be to the roof height!

SEFTA Dec 12, 2017 1:11 AM
I'm not sure of how the buildings are situated on the site. I did use the heights given. This gives a little context.

https://farm5.staticflickr.com/4693/...8b094acd_b.jpgN Broad Street

https://farm5.staticflickr.com/4599/...52dfee3c_b.jpgN Broad Street

jsbrook Dec 12, 2017 2:44 PM
What's going on with the lot right across from this project?

https://www.google.com/maps/place/Sp...!4d-75.1613746

Isn't Blumenfeld supposed to be developing this parking lot as part of the Mural Lofts project? Is it delayed?

JohnIII Dec 12, 2017 2:46 PM
This building is tall for the area and it has good presence.

The building is imposing and will really bring an urban downtown feel along Spring Garden Street; it also at night will be dramatic. If one looks from City Hall north on Broad Street the Divine Lorraine Hotel stands out as well as the highrises on Temple Campus; this will dramatically add to it and give north Broad Street new dynamism. Also looking south on Broad Street into the city the Divine Lorraine Hotel and Spring Board will frame City Hall; add to the urban feel of the city; plus it has height; its taller then the Inquirer Building.
If this building is taller then the Inquirer Building it actually affects the appearance of the city. If one comes from over the Ben Franklin Bridge; you see the city and then of course if you look north you see Waterfront Square, The Inquire Building, a building at Broad and Girard; and this will fit right in.

El Duderino Dec 12, 2017 3:32 PM
Quote:
Originally Posted by jsbrook (Post 8016237)
Isn't Blumenfeld supposed to be developing this parking lot as part of the Mural Lofts project? Is it delayed?
This was going to be a retail component, but i don’t remember seeing any set plans or tenants. This has been in the works for ages, so i’m guessing the retail aspect has been tough to nail down. It does pair nicely with the astroturf-lined fence south of here that’s supposedly retail, too. Hopefully once there’s some more momentum we’ll see these happen quickly.

Redddog Dec 12, 2017 4:02 PM
Quote:
Originally Posted by SEFTA (Post 8015826)
I'm not sure of how the buildings are situated on the site. I did use the heights given. This gives a little context.

https://farm5.staticflickr.com/4693/...8b094acd_b.jpgN Broad Street

https://farm5.staticflickr.com/4599/...52dfee3c_b.jpgN Broad Street
Man! Look at all that surface parking!

hammersklavier Dec 13, 2017 12:18 AM
Quote:
Originally Posted by El Duderino (Post 8016291)
This was going to be a retail component, but i don’t remember seeing any set plans or tenants. This has been in the works for ages, so i’m guessing the retail aspect has been tough to nail down. It does pair nicely with the astroturf-lined fence south of here that’s supposedly retail, too. Hopefully once there’s some more momentum we’ll see these happen quickly.
IIRC there had been plans to put in a gas-station super Wawa on the corner with Mural Lofts. Which everybody and their uncle thought was a bad idea, with good reason.

The retail component in the old state office building is supposed to be part of that project's Phase II which apparently the current owners have completely forgotten about.

mcgrath618 Oct 25, 2019 7:18 PM
From the Broad and Noble thread:


Quote:
Originally Posted by Urbanthusiat (Post 8729389)
Revitalizing N Broad Street girds for surge of new apartments with two major projects planned
Quote:
Alterra of Philadelphia, meanwhile, is planning a midrise with as many as 500 units at the northwest corner of Broad and Spring Garden Streets.

Both projects were at least partly motivated by their locations in Census tracts designated as a “Qualified Opportunity Zone” under a provision of the 2017 tax cut bill, offering investors in projects there potentially big savings on what they owe the IRS.

Toll told neighbors it is under contract to buy the nearly one-acre site at 427 N. Broad St., which is currently used as a parking lot, from its current owner, the Church of Jesus Christ of Latter-day Saints, after its zoning permits have been issued, association president Sarah McEneaney said.

The site was selected for its vicinity to the Rail Park, as well as for its proximity to Center City and its public transit access using the Broad Street Line subway, Piedrahita said. Its location in an opportunity zone was also “one of the many factors we considered,” he said.

Toll’s condo-development division is building a 24-story residential tower in the Jewelers Row shopping district on Sansom Street in Center City. Sundance Bay, Toll’s partner on the North Broad Stret project, is led by a team that includes two sons of former presidential candidate and current U.S. Sen. Mitt Romney.

Leo Addimando, Alterra’s managing partner, meanwhile, said he is under contract to buy his company’s planned 1.5-acre development site at Spring Garden Street from Parkway Corp., which previously proposed offices, apartments and shops at the property.
Alterra’s plan for a seven-story midrise over ground-floor retail and 275 underground parking spaces will be financed with the participation of investors seeking to take advantage of the site’s opportunity zone designation, he said.

While its current permit application for the site calls for 500 apartment units, that number may be dialed back to the “low-400s” to accommodate office space rather than dwellings on its second floor, Addimando said. The company is in talks with potential supermarket tenants to anchor the ground-floor retail space, he said.

Alterra hopes to start construction during the second half of next year, wrapping up before the end of 2021, Addimando said. That accelerated schedule will be enabled by the use of modular construction.

Addimando said he’s not concerned about competing inventory in the immediate area, since he expects renter demand to come from throughout the city, as it has for his company’s 322-unit Lincoln Square project on Broad Street in South Philadelphia.

“We look at it as an extension of Center City,” he said of the new N. Broad Street site.
https://www.inquirer.com/real-estate...-20191025.html

summersm343 Oct 25, 2019 11:30 PM
Disappointing to see we're no longer getting highrises on this lot, BUT...

-It's great to finally see the massive surface lot redeveloped
-They were probably having a hard time finding office tenants with all of the other office developments proposed throughout Center City
-7-stories is still a fantastic project for the area, and is probably more realistic for the area
-All of these apartments and ground floor retail on this project, coupled with the Blumenfeld project across the street, and the new retail development on the Southwest Corner of Broad and Spring Garden all make for a SERIOUSLY improved intersection, and much more fitting for what this intersection is

summersm343 Oct 25, 2019 11:30 PM
We'll close out this thread since the project is no longer a highrise :(

DudeGuy Nov 20, 2019 8:31 PM
Womp womp...
 
What a disappointment!

https://www.phila.gov/media/20191120...3-2019-CDR.pdf

https://imgur.com/KPbvYTm.png

https://i.imgur.com/9UhY8f9.png

https://i.imgur.com/DlVdvfB.png

iheartphilly Nov 20, 2019 8:53 PM
^
I don't know if they could of reduced the massing and went up higher and leave more green space. From the aerial render, it looks like they could use some green space for folks that live in that building. And the tower across Broad St. indicates it could go higher. It is a miss...

Londonee Nov 21, 2019 3:09 PM
It looks like a prison.

mcgrath618 Nov 21, 2019 3:11 PM
Not a fan of this one. I hope CDR tears it to shreds.

PhilliesPhan Jan 21, 2020 10:03 PM
A new construction permit was issued as of 1/17:

Quote:
FOR THE DEMOLITION OF ALL STRUCTURES ON THE LOT FOR THE ERECTION OF A DETACHED STRUCTURE ( 98. 6 FEET HIGH);FOR COMMERCIAL USES AS PERMITTED IN THE NORTH BROAD ST OVERLAY ON THE FIRST FLOOR, FOR BUSINESS AND PROFESSIONAL OFFICES ON THE SECOND FLOOR, FOR MULTI-FAMILY HOUSEHOLD LIVING ( 402 DWELLING UNITS) FROM THIRD FLOOR THROUGH SEVENTH ( 7TH ) FLOORS WITH ACCESSORY PARKING BELOW GRADE WITH TWO HUNDRED EIGHTY EIGHT (288) ACCESSORY PARKING SPACES INCLUDING SEVEN((7) ACCESSIBLE SPACES INCLUDING TWO(2) VAN ACCESSIABLE SPACE INCULDING SIXTY EIGHT (68) COMPACT SPACES, INCLUDING FIFTEEN (15) ELECTRIC SPACES WITH SEVEN(7) RESERVOIR SPACES AND WITH ONE HUNDRED TWENTY FOUR (124) BICYCLE SPACES ON AN ACCESSIBLE ROUTE AT FIRST FLOOR AND TWO(2) INTERIOR LOADING SPACES.
That's a LOT of parking for a building that essentially sits atop a local/express BSL stop!

mcgrath618 Jan 21, 2020 11:48 PM
What a terrible project. All around. I might protest it even being built.

Urbanthusiat Jan 22, 2020 1:01 AM
Alterra really has developed some shit projects lately. Lincoln Square is ugly too and this looks even worse. Getting this in before the thread is closed since it seems that’s what we’re doing.

hammersklavier Aug 1, 2020 4:23 PM
Why is this thread even still in the proposed projects forum when Alterra decided a Texas donut was the way to go on such a prime lot I'll never know...

Inquizative Aug 4, 2020 1:43 AM
Looks like they drew their inspiration from that high school behind it. Jeezus really? That type of building belongs down the street, not on a prime corner like that. I'm getting 1919 Market street flashbacks. I hope the CDR shoots this project down with a Howitzer.

Jayfar Aug 4, 2020 11:44 AM
Quote:
Originally Posted by Inquizative (Post 9000265)
Looks like they drew their inspiration from that high school behind it. Jeezus really? That type of building belongs down the street, not on a prime corner like that. I'm getting 1919 Market street flashbacks. I hope the CDR shoots this project down with a Howitzer.
I'm sure the CDR board won't be terribly impressed, but their only power is to make the developer return for a second review.


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