PHILADELPHIA | Highrise Development Thread IX

[Larry King]

Dock and walnut:

Plan is to move ritz 5 to Nelson building (keep facade). Build tower on current ritz 5 site. Around 30 floors, not yet exactly determined... similar to 500 walnut. Private residence at 3rd and walnut not included. Developer needs some variances... attempting to gain community support by keeping ritz 5 in the project.

[mcgrath618]

Originally Posted by Larry King

Dock and walnut:

Plan is to move ritz 5 to Nelson building (keep facade). Build tower on current ritz 5 site. Around 30 floors, not yet exactly determined... similar to 500 walnut. Private residence at 3rd and walnut not included. Developer needs some variances... attempting to gain community support by keeping ritz 5 in the project.

A 300-400 ft tower would be awesome! And a great use of the Nelson Building!

[3rd&Brown]

Originally Posted by Larry King

Good move by squilla. Now let's get out of the way and see if they can make it happen. Maybe one tower at a time

Terrible move.

The developer is just going to get the zoning, which increases the value of the land, especially if approved for this number of units, and then flip it.

End of story. Pipedream.

[3rd&Brown]

Originally Posted by jjv007

I know what you're saying, but nothing the city has proposed to "spread density" has worked out remotely. The waterfront is an area on which they've mostly failed. There's no harm imo in letting a developer run or attempt a somewhat isolated project if they can at least bring some development. If the circumstances were different, I would be more inclined to understand the city's mentality.
If we have enough Waterfront Square-esque projects that tie together cohesively, then that can create a greater urban environment than any artificially induced height restrictions could imo.

Only it is working.

Do you know anything about the buildings on the Delaware? What happened to Waterfront Square? Dockside? Marina View?

Compare those to One Water Street and all of the infill between Northern Liberties and 95.

Which of these is not like the other?

[jjv007]

Originally Posted by 3rd&Brown

Only it is working.

Do you know anything about the buildings on the Delaware? What happened to Waterfront Square? Dockside? Marina View?

Compare those to One Water Street and all of the infill between Northern Liberties and 95.

Which of these is not like the other?

You can see Waterfront Square and you can't see the rest?

[3rd&Brown]

Originally Posted by jjv007

You can see Waterfront Square and you can't see the rest?

There are two buildings that were never built because they're wasn't enough demand.

Dockside still has empty units a decade after it's completion.

But we insist on another ten buildings in that mold?

Got it.

[City Wide]

Originally Posted by jsbrook

Why can't it? Couldn't a zoning amendment be temporary? The property is rezoned but reverts to original zoning if the specified project isn't commenced by X date? I'm not a zoning expert. But property uses, authorized by permits, can be temporary. Like the 21st and Market planned property can only be used as a parking lot for 4 years.

what is being considered is a zoning overlay that would apply to more then just this site/project. So perhaps other projects in this zoning district might also be able to gain a height bonus for "storm water management features' and factors in this proposed law. Maybe a 'overlayment' could be for a certain period of time, but I've never heard of that happening. A zoning variance can be given for a set period of time, such as what the past owners of 'River Walk' had received, and it stayed with property when PMC brought the site. They had to 'renew' or extend the variance.
I'm not sure of this, but I believe that a change in zoning and/or a zoning law can't be done to benefit one property. So when a zoning law is written, didn't SLS require one, it has to be written in such a way that the reason for the law is not obvious, even when it is totally obvious to everyone.

[phillybydrone.com]

Thank you @summersm343 for featuring our drone photos of the Comcast Technology Center. The other 20 photos are all available for download on www.phillybydrone.com/#downloads. You may use these photos for free for any purposes.

[Larry King]

Originally Posted by 3rd&Brown

Terrible move.

The developer is just going to get the zoning, which increases the value of the land, especially if approved for this number of units, and then flip it.

End of story. Pipedream.

I'm just personally a fan of high rises on the river. I think the whole riverfront should be zoned for projects like this.

[eixample]

Originally Posted by City Wide

I'm not sure of this, but I believe that a change in zoning and/or a zoning law can't be done to benefit one property.

You are not the only one to say this on here, but this is more or less a myth. The zoning on specific parcels is changed all the time by ordinance. Spot zoning is illegal, but only when a property is unfairly singled out based on no reasonable characteristic of the property. These cases usually come up when a property's zoning is downgraded to prevent development that could occur on neighboring land and they are hard to prove with deference given to the decision of the municipality.

[Sgalla04]

It looks like the One Riverside page no longer allows posts since it is "Complete". However, the lighting on the building hasn't lit up to its full glory yet. I have seen the balconies facing the river light up, but not recently. Last night I saw the crown lit up! I wonder if the north side balconies also have LEDs and the whole thing will be like a Christmas tree?



This one I took back on January 5th:

[mcgrath618]

Originally Posted by Sgalla04

It looks like the One Riverside page no longer allows posts since it is "Complete". However, the lighting on the building hasn't lit up to its full glory yet. I have seen the balconies facing the river light up, but not recently. Last night I saw the crown lit up! I wonder if the north side balconies also have LEDs and the whole thing will be like a Christmas tree?

Between that and Cira Centre South I think that this area is going to be permanently shrouded in a shade of neon blue.

[jsbrook]

Originally Posted by City Wide

what is being considered is a zoning overlay that would apply to more then just this site/project. So perhaps other projects in this zoning district might also be able to gain a height bonus for "storm water management features' and factors in this proposed law. Maybe a 'overlayment' could be for a certain period of time, but I've never heard of that happening. A zoning variance can be given for a set period of time, such as what the past owners of 'River Walk' had received, and it stayed with property when PMC brought the site. They had to 'renew' or extend the variance.
I'm not sure of this, but I believe that a change in zoning and/or a zoning law can't be done to benefit one property. So when a zoning law is written, didn't SLS require one, it has to be written in such a way that the reason for the law is not obvious, even when it is totally obvious to everyone.

I know what's being considered. I'm saying instead of an overlay on the entire area, isn't it possible to get a variance for that project and for that variance to be time limited. If construction doesn't start within prescribed time or the project is significantly altered, the permission to build higher is lost. Mitigates the incentive an inexperienced developer (such as this one) has to flip the land once it is upzoned and sitting idle for many more years. From what you are saying, sounds like such a variance is possible (similar to River Walk).

[SEFTA]

I would love to see towers along the Delaware also. But these approaches, like the Renaissance plan. This is such a wrong headed approach. The fact that it lies a block or 2 from a subway station, I think, allows it to have towers but it completely misses in creating or extending the city vibe. And it could easily.
The riverfront is not all created equal. There are areas that lend themselves to being extensions of existing neighborhoods. Those neighborhoods, like Old City, can not support towers. The accessibility allows high rise development there makes sense. 10 towers along a far flung isolated parcel with no immediate access to subway does not. I see it as some weird money grab.
I would like to see something along the lines of NY's Battery Park City. There are few waterfront developments that I have experienced that was truly enjoyable and successful. Like Battery Park City, The Delaware Waterfront would be a long swath of continuous, mixed density development punctuated by clusters of towers at appropriate locations. Penn's Landing, the area around Spring Garden Station, the area adjacent to Old City and Society Hill. This all could be very successful high density waterfront.
From Society Hill to the No Libs. I think a mix of mid & high rise development would reflect the city best. Connectivity.

[PHL10]

Originally Posted by Sgalla04

This one I took back on January 5th:

I never liked this building but this angle is especially unflattering. It looks like some generic hotel in Virginia Beach.

[hammersklavier]

Originally Posted by SEFTA

The riverfront is not all created equal. There are areas that lend themselves to being extensions of existing neighborhoods. Those neighborhoods, like Old City, can not support towers. The accessibility allows high rise development there makes sense. 10 towers along a far flung isolated parcel with no immediate access to subway does not. I see it as some weird money grab.

I'm not entirely sure what you're trying to say here? Wouldn't Old City/Penn's Landing, with its natural march to the water, be a better place for towers than some carte blanche development down by Pennsport?

[City Wide]

Originally Posted by jsbrook

I know what's being considered. I'm saying instead of an overlay on the entire area, isn't it possible to get a variance for that project and for that variance to be time limited. If construction doesn't start within prescribed time or the project is significantly altered, the permission to build higher is lost. Mitigates the incentive an inexperienced developer (such as this one) has to flip the land once it is upzoned and sitting idle for many more years. From what you are saying, sounds like such a variance is possible (similar to River Walk).

If the owners were to request a variance that would open up the process to community meetings and the usual zoning board of adjustment circus. For some reason a change in the zoning laws that is done in City council usually doesn't result in so much public displays of opinion. Personally I think the circus is the proper way to go. I also think a variance should be tied to a specific project; that way after PMC purchased "River Walk" if they wanted to build something else they would have to start the whole zoning process over.
Its much too easy for a developer to make all sorts of promises, but most of the time there's no meat to them. The promise is for a 5 story gold plated building and what gets built is 5 stories of stucco.

[allovertown]

Originally Posted by hammersklavier

I'm not entirely sure what you're trying to say here? Wouldn't Old City/Penn's Landing, with its natural march to the water, be a better place for towers than some carte blanche development down by Pennsport?

I may be wrong but I believe that's is exactly what he was saying. His post is confusing in the way it's worded, though I believe he's trying to say towers make sense next to old city... But not so much down in pennsport.

[3rd&Brown]

Originally Posted by allovertown

I may be wrong but I believe that's is exactly what he was saying. His post is confusing in the way it's worded, though I believe he's trying to say towers make sense next to old city... But not so much down in pennsport.

It doesn't matter what he's saying because this issue was addressed by a group consisting of zoning experts and neighborhood residents who developed an overlay plan that is what we have.

I happen to think it is a good plan.

If you all wanted car-centric Miami like development like Waterfront Square to satisfy your height boners you should have moved to one of the affected neighborhoods, joined the group, and made it happen.

XOXO

[summersm343]

Philly Tech to Rally Against Wolf Budget Proposal

The tech industry has hit a rough patch with Governor Tom Wolf.

To close a $3 billion deficit in the Commonwealth’s 2017-18 budget, Wolf has proposed the reinstatement of a statewide sales tax on software development, hardware consulting, and other computer services firms, the Pittsburgh Post-Gazette reports.

At six percent, the so-called “technology tax” would be at least two percent higher than those of any of the other four states (Hawaii, Connecticut, South Dakota, New Mexico) that currently impose broad taxes on these services. The number has Pennsylvania’s tech sector worried.

Dan Miller, CEO of the Philadelphia Alliance for Capital and Technologies (PACT), told the Business Journal that the tax would likely push businesses to outsource jobs and even relocate. “When they propose taxes like this, they run the risk of affecting economic development and jobs in a serious way,” Miller said. “We’re talking about software development, it happens across the other side of the world. It’s incredibly portable.”

Philadelphia’s tech companies could be hit especially hard by the proposed tax, which would be compounded on top of the city taxes they already pay. In response to Wolf’s proposal, PACT is joining forces with the Pittsburgh Technology Council and the Central Pennsylvania Technology Council to push back against the reinstatement of the technology tax, which was initially rolled back in 1997 after six years of implementation.

Members of these organizations will gather in Harrisburg on June 6th to fight against Wolf’s proposal. The state’s 2017-18 budget and provisions, including the tax, must be negotiated and passed before a July 1st deadline that will mark the start of the new fiscal year.

Read more at http://www.phillymag.com/business/2017/0...olf-budget-proposal/#BbmUu5wIw15dsy83.99