PHILADELPHIA | EVO @ Cira Centre South | 407 FT | 33 FLRS | U/C

[winxs]

Originally Posted by Don098

What happened to this?

Nothing. Don't expect any news until the fall. Right now they are concentrating on the Post Office renovation and building the parking structure. They hadn't planned on starting the towers until phase 1 is done, and that is still 16 months away. They have at least until then to secure additional tenants.

Speaking as an IRS employee, if the rates in the towers are right, the IRS may look to lease 3 or 4 floors. We have already exceeded capacity in the Post Office building, and IRS HQ is planning on expanding on of the technical functions currently up on Roosevelt Blvd that is slated to move here. That would necessitate finding new homes for some more of the non-technical employees that were supposed to move to the PO building. We already have a number of small groups of employees scattered around downtown in other buildings. They might want to consolidate all of us into one of the adjacent towers. Again, the rent would need to be less than what they are paying now in the other buildings.

[Hendi]

Speaking of the parking structure, that at least is moving ahead full steam, in the past week or two they've started doing some concrete pours and the like on the sight and activity has picked up quite a bit.

[hammersklavier]

Originally Posted by Hendi

Speaking of the parking structure, that at least is moving ahead full steam, in the past week or two they've started doing some concrete pours and the like on the sight and activity has picked up quite a bit.

Photos?

[Lincolndrive]

Long time no post. Sad that there is only one crain in the Center City Skyline. Here's hoping we do get Cira South. Lot of work going on the massive parking structure though. Let's hope the economy starts to come back soon!

[We Got Five]

Brandywine: Will borrow $256M for 30th St IRS project

Brandywine Real Estate Trust says it's borrowing $256 million to fund $238 million in construction as it renovates the former 30th Street Post Office and builds the nearby Cira South Garage in West Philadelphia for the Internal Revenue Service. The other $18 million will go for "upfront transaction costs and forward financing fees." The Radnor-based real estate investment trust says it's paying 5.95% to the unnamed lenders.

Main tenant for the project, underway since last year, is the federal Internal Revenue Service. Release here. Brandywine would also like to build an office tower for its state- and city-tax-break-laden site nearby, if it can find tenants.

[cubanChris]

I wonder if their understandable difficulty in raising proper funds has affected the green roof on the garage... Good to see the money & construction go forward though.

Despite the fact that neither one will break ground in our immediate future - I'd be curious to know which everyone would prefer to see built (obviously almost all of us would prefer both!) Cira South Complex (2 towers) or ACC?

And why (one is prettier, one is taller, one spells better economic fortunes for the city, etc...). I know people have commented on this before, but I figured I'd ask again!

[Londonee]

Originally Posted by cubanChris

I wonder if their understandable difficulty in raising proper funds has affected the green roof on the garage... Good to see the money & construction go forward though.

Despite the fact that neither one will break ground in our immediate future - I'd be curious to know which everyone would prefer to see built (obviously almost all of us would prefer both!) Cira South Complex (2 towers) or ACC?

And why (one is prettier, one is taller, one spells better economic fortunes for the city, etc...). I know people have commented on this before, but I figured I'd ask again!

IMO the Cira projects are simply icing on the cake or extra fluff in the pillow, basically skyline enhancement projects but add absolutely nothing to the fabric of the city. Living in PHiladelphia for years now, i have never once found the need or the point to ever visit or go near the Cira Center (with the exception of 30th st statioN). THere's no point to it other than to house some offices in a transit-convenient location. But for everyone else, it's unapproachable, not pedestrian friendly and adds very little, if not nothing, to the streetscape and/ or neighborhood---accept for a pretty glass shard.

With the massive "hole" over the railyards between the Cira South project and Schulykill Ave not planned to be covered, it seems like this project has no interest in addressing this area's walkability as well. With such massive investments to this part of town, it's a shame they havent focused more on bringing the city to the river, and creating a walkable lively spot that doesnt feel like a sliver cut off between rail yards and free ways.

Compared to ACC which would be built in a growingly walkable area, bringing to a diverse urban neighborhood a department store, more shopping, potential movie theatre, 24/7 hotel, as well the major office component. This would instantly create from what's essentially a dead corner, a bustling 24/7 spot--that will add money, jobs, and safety to the surrounding area.

[hammersklavier]

Generally I agree with Londonee's assessment. Neither Cira nor Cira South are especially pedestrian-friendly--well, the "neighborhood" isn't--but recall also that between Penn Park on the old Post Office parking lot, the Drexel Hotel, and the Penn and Drexel campus plans, as well as the new Post Office, the area around Cira South ought to improve.

[philadelphiathrives]

Originally Posted by Londonee

IMO the Cira projects are simply icing on the cake or extra fluff in the pillow, basically skyline enhancement projects but add absolutely nothing to the fabric of the city. Living in PHiladelphia for years now, i have never once found the need or the point to ever visit or go near the Cira Center (with the exception of 30th st statioN). THere's no point to it other than to house some offices in a transit-convenient location. But for everyone else, it's unapproachable, not pedestrian friendly and adds very little, if not nothing, to the streetscape and/ or neighborhood---accept for a pretty glass shard.

With the massive "hole" over the railyards between the Cira South project and Schulykill Ave not planned to be covered, it seems like this project has no interest in addressing this area's walkability as well. With such massive investments to this part of town, it's a shame they havent focused more on bringing the city to the river, and creating a walkable lively spot that doesnt feel like a sliver cut off between rail yards and free ways.

Compared to ACC which would be built in a growingly walkable area, bringing to a diverse urban neighborhood a department store, more shopping, potential movie theatre, 24/7 hotel, as well the major office component. This would instantly create from what's essentially a dead corner, a bustling 24/7 spot--that will add money, jobs, and safety to the surrounding area.

Actually, the Cira South project includes retail on three sides of the ground floor, including Walnut & Chestnut Streets, which would seem to be the most important sides. It's a shame that they don't cover the train tracks, but it's not so easy. The catenary wires rise above the street level, so they would need approval and help from Amtrak and SEPTA. It would be complicated both legally and technically. But, I hope they try to do it in the future and put a plaza with some retail facing that plaza.

[MJPhilly]

Won't getting that many poeple into the Cira South building be a driver for retail development nearby? Asking whether we'd rather reinforce the already-denser West Market area with this skyscraper is a legitimate question, but this would HAVE TO be helpful for the area's retail when it's built, right?

[slow-v6]

They need to build up the area between Murano and Peco. That would really increase the perdestrian traffic down there.

[philadelphiathrives]

Projects like ACC & Cira Centre would make development there far more likely. That site would be great for another Liberty Place/Comcast/ACC type mixed use development.

[theWatusi]

or a city by the river river city?

[McBane]

the area lacks cohesion and needs an agreeable "main street" to focus on and build from there. market street would have been nice but that would require some sort of parntership between brandywine, drexel, penn, and the city (and possibly the state since it's a KOZ) that would include a plan to tie in 30th st station and cira centre with the cira south development. it does not help that 30th street station is akin to a castle behind a moat (instead of water, it's cars whizzing by). schyukill avenue would also need improvements but that is difficult due to the 76 on ramps. for being such a major center of rail transit, that area is as bad for pedestrians as is the parkway.

market street, pretty much from 22nd street, over the river, and through university city is a deadzone and i've argued before that the lanes should be reduced and the street overall should be made more pedestrian friendly (i.e. wider sidewalks, walkable landscaped median like park avenue, etc.) and more intimate. it's wideness contributes to its feeling of being empty and devoid of energy, while narrower streets like chestnut and walnut are vibrant and full of people. this is true for both sides of the river (sans west market, m-f 9-5).

[dirtyfrank]

As far as a more walkable Market Street corridor there was plans to repave and redesign the area between 30th street station and the new IRS building. Do a search for Station Square on this site and you'll see the plans. Drexel also has plans to develop a Hotel along market although i dont recall the exact location. Speaking of Drexel, the proposed Matheson Hall replacement along with the new gym complex has the potential to really inject some life to Market Street. If one were to combine all this development with the added density of a fully utilized IRS building, and a shiny new Cira building, and youve got yourself a significant new core office district with some real life to it. As much as i'd like to see the ACC be built, i think this would have a broader impact on Philadelphia. Perhaps it spurs development back down Market Street to connect the 2 districts?

[cubanChris]

Station Square does address a lot of the issues you have with Market St McBane - although only for a small stretch from what I remember (30th-32nd st or so)

Can't say I know of any Matheson Hall replacement - at least not more than saying they want to replace it... But the new gym complex is actually going to contain a rather large (huge) bar space facing market street - I believe it is a Landmark Americana - I think they have them in south jersey and maybe westchester? Regardless, Drexel's on Campus bar options are, well, none - so that should inject life directly onto market st.

[dirtyfrank]

http://www.planphilly.com/node/8603

[Pennsgrant]

Originally Posted by Londonee

IMO the Cira projects are simply icing on the cake or extra fluff in the pillow, basically skyline enhancement projects but add absolutely nothing to the fabric of the city.

You make some excellent points and I agree with you 100% with the original Cira, dreadful location. However the Cira South project if done correctly will go along way in bringing life to a critical area around 30th Street and help connect the 2 most important neighborhoods in Philadlephia. The IRS is moving 4,000-5,000 jobs to the old Post office building, that alone is a homerun. If Brandywine then can somehow find tenants and the $$$ to build a 30 story residential building and 50 story mixed use tower it might surpass what the ACC could do for the city.

[GarCastle]

Originally Posted by cubanChris

But the new gym complex is actually going to contain a rather large (huge) bar space facing market street - I believe it is a Landmark Americana - I think they have them in south jersey and maybe westchester? Regardless, Drexel's on Campus bar options are, well, none - so that should inject life directly onto market st.

Heh, tough decisions for Drexelites: Library OR Bar? :^)

[Skintreesnail]

Originally Posted by dirtyfrank

http://www.planphilly.com/node/8603

Wow, Drexel sure has a lot of stuff planned. There are a bunch of other building renderings and a map on this page that shows the future campus layout: http://www.planphilly.com/showcase/358



Not sure if this was posted already. Looks like it includes some of Penn's planned buildings as well.