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  #201  
Old Posted Jul 29, 2022, 2:55 PM
McBane McBane is offline
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Even though I've never been to Philly apparently, I'd like to say that it seems a bit early to demo this perfectly fine structure. I just hope they're serious about this proposal and we don't end up with a hole in the ground for years on end. But if this is really moving forward then WOW!
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  #202  
Old Posted Jul 29, 2022, 3:35 PM
PurpleWhiteOut PurpleWhiteOut is online now
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Originally Posted by McBane View Post
Even though I've never been to Philly apparently, I'd like to say that it seems a bit early to demo this perfectly fine structure. I just hope they're serious about this proposal and we don't end up with a hole in the ground for years on end. But if this is really moving forward then WOW!
The nondescript one story building with Cavanaughs is the only one getting complete demolition anyway
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  #203  
Old Posted Jul 29, 2022, 3:56 PM
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Originally Posted by McBane View Post
Even though I've never been to Philly apparently, I'd like to say that it seems a bit early to demo this perfectly fine structure. I just hope they're serious about this proposal and we don't end up with a hole in the ground for years on end. But if this is really moving forward then WOW!
Yeah the three or four buildings fronting 19th and the couple fronting Chestnut are only having their rears demolished. The facades are all being restored a la Rittenhouse Coffee and the tower built behind them (a la St James).
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  #204  
Old Posted Jul 30, 2022, 6:56 PM
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Boom! Love it. That means work on this tower is likely starting soon
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  #205  
Old Posted Aug 7, 2022, 9:36 PM
Stg4100 Stg4100 is offline
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The nondescript one story building with Cavanaughs is the only one getting complete demolition anyway
I have to get to Cavanaughs for a last beer then
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  #206  
Old Posted Aug 9, 2022, 1:53 PM
City Wide City Wide is offline
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Boom! Love it. That means work on this tower is likely starting soon

Patience grasshopper! But I too am excited to see this one get started. To me this one is a turning point of sorts for apartments in the City. Taller and probably more costly than any other built for rental. Plus, it's a pretty good looking design.
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  #207  
Old Posted Aug 9, 2022, 2:04 PM
skyhigh07 skyhigh07 is offline
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Patience grasshopper! But I too am excited to see this one get started. To me this one is a turning point of sorts for apartments in the City. Taller and probably more costly than any other built for rental. Plus, it's a pretty good looking design.
Has this been redesigned? Thought I saw a new rendering where the facade looked different (and not as good frankly).
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  #208  
Old Posted Aug 10, 2022, 8:22 AM
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Has this been redesigned? Thought I saw a new rendering where the facade looked different (and not as good frankly).
Page 9 post #165 showcases my renderings of the tower based of the most recent documents above and below post #165. Official renderings of this new design hasn't been released, but I lined up my model with the document as best as I could to visualize what we might soon see
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  #209  
Old Posted Aug 10, 2022, 1:12 PM
Justin7 Justin7 is offline
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I believe these are the two versions we've seen.

From the CDR:
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Originally Posted by mcgrath618 View Post
vs


From ?:
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Originally Posted by TK2001 View Post
So, this project is now dubbed Harper Square. And I found this rendering showing what could be the redesigned 611 foot tall tower

Image via: https://centercityphila.org/research...evelopmentsmap
For what it's worth, centercityphila.org now has the same image as the CDR. Hopefully this bottom image is just an old mockup that leaked.
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  #210  
Old Posted Aug 10, 2022, 2:23 PM
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I believe these are the two versions we've seen.

From the CDR:


vs


From ?:


For what it's worth, centercityphila.org now has the same image as the CDR. Hopefully this bottom image is just an old mockup that leaked.
Simple logic here, the CDR rendering is higher fidelity. The devs likely paid more money for it (implying that they are more committed to that design).
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  #211  
Old Posted Aug 10, 2022, 2:32 PM
McBane McBane is offline
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Ugh that second version looks like a slightly elevated version of NYC public housing high rises. But I am pessimistic a developer would attempt a luxury tower without balconies. I feel like there was an interview with Dranoff when he was hyping Arthaus and one of his takeaways from his recent projects was that buyers wanted more balcony/outdoor space.
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  #212  
Old Posted Aug 10, 2022, 2:48 PM
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Originally Posted by McBane View Post
Ugh that second version looks like a slightly elevated version of NYC public housing high rises. But I am pessimistic a developer would attempt a luxury tower without balconies. I feel like there was an interview with Dranoff when he was hyping Arthaus and one of his takeaways from his recent projects was that buyers wanted more balcony/outdoor space.
The Center City Phila website often has inaccurate and outdated info. I can almost guarantee that what was submitted to CDR is closer to what is being built.

What do you trust, an official submitted document with professional, high-fidelity renderings, or a website that has historically been known to post outdated info (their report every year includes projects that haven't seen movement in over 10 years) posting a 480p rendering?
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  #213  
Old Posted Aug 10, 2022, 3:24 PM
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summersm343 summersm343 is offline
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I would imagine the CDR submission is more accurate, however, I don't think we know the final design of this one since the height was increased.
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  #214  
Old Posted Aug 10, 2022, 6:51 PM
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This will block the WSFS building when walking from the park to Market St. Somehow I hadn’t realized that. What an awesome development. I despise that building.
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  #215  
Old Posted Aug 11, 2022, 12:11 AM
City Wide City Wide is offline
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Quote:
Originally Posted by McBane View Post
Ugh that second version looks like a slightly elevated version of NYC public housing high rises. But I am pessimistic a developer would attempt a luxury tower without balconies. I feel like there was an interview with Dranoff when he was hyping Arthaus and one of his takeaways from his recent projects was that buyers wanted more balcony/outdoor space.
Whatever the final design turns to be, the devil is always in the details. Some developers care more than others, some architects will try harder than others, and some are just better than others. That continues all through the building process.

I personally like balconies from a design side, but I'm guessing they add a noticeable cost and ongoing expense if the building is going to be rental apartments. But I wouldn't be surprised if part or all of this building was designed and built with a future conversion to condos in mind. The developer can keep ownership for 10 or more years, milk the City tax and Federal depreciation for as much as possible, then sell off units as market forces dictate. I wonder if this might happen to the St. James on Washington Sq.
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  #216  
Old Posted Aug 11, 2022, 12:57 AM
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Last edited by SEFTA; Aug 11, 2022 at 9:23 AM.
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  #217  
Old Posted Aug 11, 2022, 3:38 PM
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^ Maybe they'll feel the need to go slimmer and taller like one 'o dem Central Park South twigs.
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