[summersm343]

Potential 23rd and Cherry parking lot development by PMC?

139-59 North 23rd St. (PMC parking lot)
PMC indicated that they wish to re-activate plans for the large parking lot on 23rd, between Race and Cherry. These discussions were very preliminary and were meant to gain an initial sense from LSNA on its attitudes around scale, density and height. A series of near neighbor meetings are being arranged.

https://docs.google.com/viewer?a=v&p...c3NGY0YWFhNjI5

139-59 North 23rd St. (PMC parking lot)
Near neighbor LSNA Board members met with PMC on September 26 to discuss potential development of the parking lot at 23rd & Cherry/Race for an apartment complex. The discussion revolved around near neighbor construction fatigue and allowable height limits. PMC contended that the Parkway overlay 125’ height limit superseded the RM-1 zoning height limit of 38’ but this has since been rebutted by Iain Litwin of the Philadelphia Planning Commission per the information provided below:
“PMC is incorrect. We fixed this issue in 2015 with an amendment to §14-502(3) (Height Regulations. It seems you already found the bill. PMC should know this as well. The following height regulations apply to the areas set forth in each subsection. To the extent a property is subject to a height maximum set forth in this § 14-502(3) (Height Regulations) and a height maximum set forth elsewhere in this Code, the smaller maximum shall apply.” With this correspondence, PMC agrees there is no argument with the RM-1 38’ height limit and requests the community consider a proposed development of along the lines of a 7-story building with a roof deck and community room on top consisting of 175 one and two-bedroom units (80% and 20% respectively), exceeding the zoning allowed 75 units. PMC proposes the development would including parking to help with the neighborhood parking crunch and offers to discuss some form of green space/park. Offering that if we come to an agreement reasonably quickly, they should be able to complete the project simultaneously with the two Riverwalk Towers. With the height limit discrepancy settled and an outline of the proposed development,
next steps might include a second near neighbor meeting to discuss PMC’s proposal exceeding the allowable height limit and unit density by approximately 150% (factoring a 100’ high structure).

https://docs.google.com/viewer?a=v&p...Q0NDJhMzc5OTNk