1919 Market Update

Today the Zoning Board of Adjustment met to consider granting two variances and one special exception to Brandywine Realty Trust for their proposed residential tower at 1919 Market street.

The proposed 29-story tower sits on an empty lot at 20th and Market streets.  The lot was cleared decades ago to make way for a twin tower to the blue Cross Tower.  The 351 foot tower will contain 278 residential units with retail space on the ground floor, and a 223-space parking garage constructed above ground at the rear of the property.

The Developers need two variances in order to move forward with the project.  The first is one for the width of the side yard on 20th Street and for a curb cut providing access into the parking garage.  They will need a special exception for above-ground parking in the CMX-5 zoning district.  To prevent its granting, objectors would have to prove that the use would be detrimental to the neighborhood beyond what might normally be expected from such a use.  The developers were also asked to explain the cost difference in putting the parking garage undergroundverses above-ground.

The Parkway; How Should We Plan For Its Future?

An ongoing discussion continues on in an article in The Wall Street Journal, "Rethinking Philadelphia's Boulevard of Broken Dreams".  The article addresses past, present, and future dreams, plans and changes to the parkway and questions "What is the best way to move forward?".

Paul Levy, president and CEO of Philadelphia's Center City District reflects on his past attempt to re-imagine the city's grand diagonal boulevard as a higher-density urban space.  An unsuccessful attempt, however from that, the re-pedestrianizing of the parkway caught on.  The current plan by Harris Steinberg, founding executive director of PennPraxis, considers how to connect the boulevard into the life of the city.  Dubbed "More Park, Less Way",  the plan focuses on turning four parcels of underutilized open space into lively neighborhood parks with amenities such as yoga, volleyball, chess boards, food kiosks and cultural programming.  The aim is to make the parkway as enticing a destination for city residents and tourists.

The formerly inhospitable roadway now has bike lanes and crosswalks, renovated sidewalks and benches, nighttime illumination, new parks and cafés, better signage, a restored Rodin Museum and Logan Circle, Sister Cities Park, and the move of the Barnes Foundation's gallery to the parkway.  Soon there will be a Mormon Temple at 17th and Vive streets and a hotel to occupy the Family Court building.

The question that remains now after its been cleaned up is "What do we want it to be?" says Michael DiBerardinis, the city's deputy mayor for environmental and community resources and commissioner of the Department of Parks and Recreation.  As Philadelphia continues to work toward being America's Next Great City, it's grandest boulevard for sure must stand well against any of its counterparts around the world.  Read more at WSJ.com

Eakins Oval Play Park

Philly Parks and Rec are set to unveil next month the newest product for "More Park Less Way" along the Benjamin Franklin Parkway.  The department released plans for its makeover of Eakins Oval.  The new park will occupy the space in the center of the oval that has most recently served as a parking lot.  This project is part of a long-range plan to make the Parkway more inviting to pedestrians and neighbors.

Designers at LRSLAstudio broke up the park into three major elements; and urban beach, a game area and an outdoor food truck cafe with a portable stage at its end.  The beach will also include sandboxes for children.  The game area features life-size chess and checkers boards with game pieces, a large Twister mat and facilities for bag toss, table tennis and other amenities.  The stage will offer the area as a use to outdoor concerts and performances.

1900 Arch Street Update

The corner of 19th and Arch streets is busy with construction as a new Luxury condo building goes up across the street from where the former American Commerce Center was to be located.  I am personally all for a new super scraper to top off the Philly skyline, Comcast Center just doesn't do it for me.

The new residential building to be added to the Philly market, 1900 Arch Street, designed by Varenhorst Architects, is being developed by EBRM & PMC Property Group.  The mixed use development includes 26,000 SF of ground level retail and second-floor office space.  The upper floors house 236 one-and-two-bedroom units which been designed to maximize views of the city.  As a benefit to the residents and the neighbors, green roofs and landscaped courtyards complete the vision for this former vacant site.

Varenhorst worked closely and collaboratively with the client, community groups, and the city of Philadelphia to realize this substantial new addition to Center City.  The architect's solution to optimize construction of the project incorporates a modular structural wall system, a panelized rainscreen facade, and energy-efficient mechanical systems.

Planning Commission Considers Both BRT and Park Option for "The Cut"

The Planning Commission will now consider both BRT and park options for City Branch, the below-grade corridor stretching from Broad Street to 27th Street where freight tracks used to run.  Next week, PCPC will release the final version of its Central District Plan, which will include the park and recreation space, not originally included in the drafted document.  Although the park alternative will be added to the plan, PCPC will maintain their main position for the primary used being for transportation with a possibility of a recreation trail or other recreation space done in conjunction.

When PCPC evaluated all the needs for the district, it decided that part of the city doesn't necessarily need more park space, but the transit line is something they feel can be a real necessity.

Read more on PlanPhilly Here.

The Granary

The luxury apartments at The Granary in Logan Square are developing quite nicely.  The building will contain 227 luxury apartments, over 20,000 square feet of prime retail space and underground parking. The apartments feature modern finishes with in-unit washer/dryer, and select units will also feature balconies and high ceilings.  The building will have a fitness center, library/music room, club room and outdoor terrace, business center, rooftop deck, and concierge services.

Pennsylvania Mormon Temple Update

Work progresses forward at the Philadelphia Pennsylvania Mormon Temple site.  The new Temple will stand adjacent to the Philadelphia Family Court House on Vine Street.  Extensive excavation is being done to prepare for the underground parking facility that will support the Temple structure above and tree filled gardens surrounding the site.

Family Court Redevelopment

The process is finally underway to selecting a developer to convert the historic local landmark at 1801 Vine Street into a hotel. The presence of government institutions on the Parkway will finally be a mistake of the past and we can now envision a more complete future that embodies culture, education, livability, leisure, entertainment, and exploration.

After a Request for Qualifications (RFQ) process last year, five development teams were selected to submit proposals for the property's reuse in a process being overseen by the Philadelphia Industrial Development Corporation (PIDC).  The five teams are: HRI properties, Dranoff Properties, Peebles, P&A Associates, and Logan Square Holdings.  Proposals are due July 10 and will be evaluated by a selection committee comprised of representatives from city agencies.

The pre-qualified developers are being asked to consider turning the building's upper floors into a hotel, find creative ways to retain public access to areas of the ground floor's historically designated  interiors, and must achieve a minimum sustainability threshold of a LEED Silver rating.

More Park, Less Way

The Benjamin Franklin Parkway will see a continuation of improvements that will one day transform the grand boulevard into a pedestrian oasis, not only filled with outdoor and cultural activities and spaces, but a well connected, safe thoroughfare fit for leisure strolls, connecting to surrounding neighborhoods and biking.  More Park, Less Way, was unveiled last week by Department of Parks and Recreation and PennPraxis, offering lighter/quicker/cheaper interventions for making the Parkway a more vibrant, lived-in space.

Originally intended as a grand boulevard and civic space adorned with the city's prized cultural institutions and a processional gateway to Fairmount Park, the Parkway's use fell short of it potential at the dawn of the automobile age.  The country became more auto-focused, handing control of the Parkway over to drivers, reflecting the nation's preference towards automobile.

As the city redirects focus on the pedestrian, More Park,Less Way envisions the Parkways as a public space for local residents and tourists rather than simply an eight-lane thoroughfare.  Future plans focus on ensuring the comfort and safety of pedestrian and bicycle movement along and across the Parkway.  A few Planning features have already been implemented along the parkway totaling $19.1 million in 2010.  Those changes included removal of a vehicle travel lane in each direction to build street parking and bike lanes, redevelopment and landscaping at the Rodin Museum, and the complete redesigning of Sister Cities Park.

Future plans include removing the parking from Eakins Oval and turning the area into a flexible, public space, a feature which can be seen as early as Memorial Day. Future goals will be to draw upon the 70,000 Philadelphian's living within a ten minute walk of the Parkway; Capitalize on the large, underutilized open spaces adjacent to neighborhoods; provide reliable and dependable public transportation to and from the Parkway; Provide high-quality and dependable programing, food, conveniences, designed parks; and create a Parkway district funding stream, just to name a few.

Check out the plan Here:

Philadelphia Mormon Temple Receives Final Approval

The Church of Jesus Christ of Latter-Day Saints, new Philadelphia Temple to be built on the 1700 block of Vine Street received final approval Wednesday, from the Art Commission.  The applicants addressed questions from their previous appearance before the Commission regarding the need for more information on the site's stormwater management, greater details on a lighting scheme, specific articulation of materials used on the facade, and landscaping. there is no new date set on completion of the project, but taking a note from their former 2014 completion date, I would expect sometime in Spring of 2015.

The Granary

The Granary luxury apartments will be built at 20th and Callowhill streets in the Logan Square neighborhood, adding 227 more-and two-bedroom apartments to the market, and over 20,000 sgft of ground level retail space, and underground parking.  The building amenities include a lobby/lounge, fitness center, library/music room, club room with terrace, business center, and pet daycare center.

The design of the project will incorporate the existing historic Granary site, which is a relic of the neighborhoods past reminding us of the industrial history of Philadelphia.  The existing structure will be renovated and a new tower will be constructed in the adjacent lot.  The project is scheduled for completion in late 2013.