PHILADELPHIA | Highrise Development Thread IX

[Larry King]

Originally Posted by BenKatzPhillytoParis

Ya, MSB seems to work well for its intended purpose, city government. I'm not really convinced any of it needs to be sold or repurposed, though my opinion is not that strong here either way. Main thing is, if all of the current plaza and sunken area adjacent to Broad Street remains public space, it should just be made worthwhile public space. None of the ideas for this space so far really sway me.

For starters, its a no brainer beer garden location

[Nightman]

Residential development planned.

http://www.philly.com/philly/business/20..._Delaware_River_set_for_development.html

[ConstructStudent]

Originally Posted by summersm343

Temple University

Do you know why in the hell Temple is demolishing a ton of structures along Broad Street with no definitive, immediate plans to replace them? Had a drive up Broad Street the other day and they have demolished the entire block between Jefferson and Oxford except for the Rite Aid and the Burk Mansion, they demolished the Triangle Graduate Housing at Broad and Norris, and they also demolished the gorgeous hospital building at Broad and Ontario.

I understand they plan to eventually build stuff in these locations, but why the rush to demolish all of this without definitive plans now? Seems like Temple hasn't learned from the mistakes of the past.

The block between Jefferson and Oxford was a structural disaster. The roofs were caved in on all of those buildings. The Burk Mansion also had a roof cave in but was able to be repaired. The Old Med School (Building currently under demolition at Broad & Ontario) the facade of the building was literally falling off. the back quarter of the facade fell down without any indications one day. The fire that occurred there happened due to the demolition.

[hammersklavier]

Originally Posted by BenKatzPhillytoParis

Ya, MSB seems to work well for its intended purpose, city government. I'm not really convinced any of it needs to be sold or repurposed, though my opinion is not that strong here either way. Main thing is, if all of the current plaza and sunken area adjacent to Broad Street remains public space, it should just be made worthwhile public space. None of the ideas for this space so far really sway me.

Not really as functional as you think. And given that most building components are rated to 30-year lifecycles, a rehab 20 years ago means that it's already 2/3 of the way through its current lifecycle.

Anyway, none of the public space proposals for the block sway me. No matter how I slice it, I do not see it as a very useful parcel for public space anymore. If it was useful, it would be ... well ... used.

Originally Posted by Larry King

For starters, its a no brainer beer garden location

No doubt about that! Probably the best thing that you could do to activate the west side of the plaza in its current incarnation.

[iheartphilly]

Re: MSB

The hardscaping, lack of shade trees and sitting benches or whatever on a pleasant spring or hot summer day is as uninviting as it gets.

[Cro Burnham]

Originally Posted by hammersklavier

Nif it was useful, it would be ... well ... used.

The City really ought to be exploring the sale of multiple underutilized prime parcels. Not only of MSB plaza, but Broad & Lombard*, 16th & Cherry immediately come to mind. What others?

The City could make a killing off those sites and relocate functions a locations fractions of the value being wasted.

*Social activist posters, please don't bother responding to why the hideous two story green Health Dept turd needs to be one acre at Broad & Lombard. And spare me the odes to its mid-century modern pedigree. That — is an ugly waste of space whose functions could easily be relocated to a cheaper, transit accessible location.

[Phillydave]

Done right, Reyburn Plaza would be an excellent location for a large beer garden on the scale of Independence Beer Garden. Add in some kiosks (similar to the kiosks in Bryant Park during the holidays) selling items from local artists and crafts people and a small stage for rotating musicians. It could become a very dynamic outdoor space drawing tourists and conventioneers from the nearby convention center and sparking some life on North Broad.

Now if someone could get the owners of Penn Center to clean up and soften their concrete plaza, the area around City Hall could really shine.

Any thoughts on what to do with the CH Courtyard?

[sirexcaliber]

With One Water st. well under way with construction and the selling of the Trump pier to a new developer, I'm just wondering if this would give the Renaissance Plaza proposal and Waterfront Square condos a boost to get that project started and the square the ability to complete the last two towers. Also does anyone know if the site that was for Bridgman's View Tower was ever sold to a new developer.

[1487]

Originally Posted by Cro Burnham

The City really ought to be exploring the sale of multiple underutilized prime parcels. Not only of MSB plaza, but Broad & Lombard*, 16th & Cherry immediately come to mind. What others?

The City could make a killing off those sites and relocate functions a locations fractions of the value being wasted.

*Social activist posters, please don't bother responding to why the hideous two story green Health Dept turd needs to be one acre at Broad & Lombard. And spare me the odes to its mid-century modern pedigree. That — is an ugly waste of space whose functions could easily be relocated to a cheaper, transit accessible location.

They are not going to sell that small lot behind 1515 arch. I dont even think its a separate lot. Its used for vehicle parking (keeping them off the streets), loading dock access and a generator. If you carved out the space needed just to serve the building you arent left with much.

Im not sure why they wont sell the site at broad and lombard. One reason is probably that what they would yield from the sale wouldnt cover the cost of a replacement facility.I dont know what you mean my moving to a "cheaper" location. They dont pay taxes on it so anything they construct would be costing them more money than staying put. There isnt much of a financial justification to move.

[1487]

Originally Posted by Phillydave

Done right, Reyburn Plaza would be an excellent location for a large beer garden on the scale of Independence Beer Garden. Add in some kiosks (similar to the kiosks in Bryant Park during the holidays) selling items from local artists and crafts people and a small stage for rotating musicians. It could become a very dynamic outdoor space drawing tourists and conventioneers from the nearby convention center and sparking some life on North Broad.

Now if someone could get the owners of Penn Center to clean up and soften their concrete plaza, the area around City Hall could really shine.

Any thoughts on what to do with the CH Courtyard?

I believe they eventually plan to repair the pavement inside the courtyard and restore the compass in the center. Other than that, I dont think anything needs to be done with it- just let it remain a quiet area for pedestrians to cross.

[Cro Burnham]

Originally Posted by 1487

Im not sure why they wont sell the site at broad and lombard. One reason is probably that what they would yield from the sale wouldnt cover the cost of a replacement facility.I dont know what you mean my moving to a "cheaper" location. There isnt much of a financial justification to move.

I imagine they might well be able to sell the land for more money than the cost of a one-story frame replacement facility on a less prime piece of land somewhere more remote from Center City, particularly if the city already owns such a piece of land which it assuredly does. Plus, you'd have to consider the long-term value of putting prime property back on the tax rolls.

The City seems to have lots of nice properties in and outside of Center City that it sits on like any other blight lord - but not out of greed, out of incompetence and sloth-like ability to capitalize on hot RE markets (at best), or corrupt councilmanic political machinations (at worst).

[McBane]

A beer garden is fine and all and yes, there are ways to liven up the plaza. BUT that's ignoring the fact that it's surrounded by other parks that serve the very same function as those other ideas. It's just not fruitful to have three parks so close together. I'd rather see the city sell the land and use the proceeds to maintain other parks. I thought the blog post posted earlier hit all the right points.

The post makes another point that I hadn't thought of earlier. In addition to the other parks, the plaza is surrounded by public buildings and the Masonic Temple, all of which have very limited hours. A condo or hotel building with a restaurant that can generate activity into the evening hours and on weekends would do wonders.

[Leviathant]

Originally Posted by sirexcaliber

With One Water st. well under way with construction and the selling of the Trump pier to a new developer, I'm just wondering if this would give the Renaissance Plaza proposal and Waterfront Square condos a boost to get that project started and the square the ability to complete the last two towers.

It probably doesn't hurt that Callowhill Street between 2nd and Delaware is currently being converted to be two-way. My architect seems to think Renaissance Plaza is definitely happening, and while they seem to hit all the right notes at the meetings, that doesn't mean a thing if you can't get financing, and banks seem to be ultra conservative about lending money for real estate at the moment.

I've got my fingers crossed for Renaissance Plaza, and really hope the first-floor retail element and the park in the middle of it makes it all the way through development. Sometimes I think, maybe both sides of Spring Garden will push together and Philadelphia will finally get a decent waterfront district... but then I read all the hopeful stories about waterfront development from decades past, and at this point, take what I can get.

[summersm343]

Urban bird sanctuary "Discovery Center" potentially coming to Fairmount Park.

The vision was for the Discovery Center, an urban bird sanctuary and leadership development center. That vision came closer to becoming a reality several weeks ago when it was announced as one of five recipients of part of an $11M Knight Foundation grant towards projects to help transform civic spaces in Philly, through the Reimaging our Civic Commons initiative.

http://www.ocfrealty.com/naked-philly/fa...er-in-fairmount-park-looking-more-likely

[summersm343]

City moves to acquire SEPTA portion of Reading Viaduct

http://planphilly.com/articles/2015/05/05/city-moves-to-acquire-part-of-the-reading-viaduct

[summersm343]

Divine Lorraine and other North Broad developments. New retail space to hit North Broad

EB Realty Management has a series of residential projects along the corridor in which, once redeveloped, will add new apartment units to the area and bolster the amount of space for retailers and restaurants. Larry Steinberg, a broker with CBRE Inc., has been retained by EB Realty to oversee leasing that space.

Those projects include redeveloping the Divine Lorraine, the Met Opera House, Studebaker Building, and Mural Lofts. The largest of the projects is the Divine Lorraine and, once completed, that is expected to have a significant impact on North Broad and the areas surrounding the property.

EB Realty is partnering with Procida Funding on the projects. Procida is financing $50 million to help with the redevelopment of those properties. Another $15 million has been provided in the form of a grant from Philadelphia Department of Parks and Recreation.

http://www.bizjournals.com/philadelphia/...ail-space-to-hit-north-broad-street.html

[summersm343]

3400 Market

This 18 story building at the intersection of 34th and Market Streets will further advance the Science Center's mission to create a supportive environment for local entrepreneurs. It will create 434,000 SF of available space for tenants ranging from small start-ups and incubators to institutional clients and major corporations. 3400 Market will further activate the area with it's ground level retail.






3800 Market
440,000 SF of office space conceived in two phases to address the Science Center's projected growth. Phase I features a 19 story, 345,000 SF office tower with ground level retail, two levels of below-grade parking, two levels of above-grade parking, and a penthouse. Phase II is comprised of a 12 story, 95,000 SF tower.



http://issuu.com/zgfarchitectsllp/docs/science_center?e=5145747/10513963

[hammersklavier]

Interesting, 3800 Market is just a massing while 3400 Market is a full render. Does that mean we'll see the former first?

In either case, once those two lots get developed I predict we'll start seeing the Science Center redevelop some of those older low-rise buildings (especially on the street's south side) -- they'll have eaten their land bank so they'll need to ramp up the intensity. Assuming, that is, their growth doesn't stall out.

Originally Posted by 1487

I believe they eventually plan to repair the pavement inside the courtyard and restore the compass in the center. Other than that, I dont think anything needs to be done with it- just let it remain a quiet area for pedestrians to cross.

I once crossed through the courtyard while a street musician was playing an instrument in it. The acoustics in the courtyard are incredible! It totally took my breath away.

What would be really cool would be to run like a small concert series or something of the like capitalizing on the courtyard's natural acoustics in the evenings. I'd love to see something like that.

[summersm343]

Mandeville lot

Bunch of suits checking out the lot today. Not sure if it was for development/purchasing purposes or what.

[summersm343]

Originally Posted by Nightman

Residential development planned.

http://www.philly.com/philly/business/20..._Delaware_River_set_for_development.html

Nice nice. Guarantee any development here will be at least 25 floors.