PHILADELPHIA | Highrise Development Thread X

[CleetMcDougle]

Originally Posted by TonyTone

Is that the secret tower summers was talking about? or I think Mcgrath was saying something is happening there due to septa being contacted about upcoming development?

I'm pretty sure the tower Summers was talking about was the Broad and Lombard proposal.

Not sure on the McGrath stuff though!

[summersm343]

Originally Posted by CleetMcDougle

Completely speculative to put in this thread, but looks like flyers were distributed saying that the Rite Aid at 23rd and Walnut is closing... thoughts for a high-rise here?

Originally Posted by TonyTone

Is that the secret tower summers was talking about? or I think Mcgrath was saying something is happening there due to septa being contacted about upcoming development?

Yes, the 500 footer I was referring to was Broad and Lombard. However, there is a rumored tower coming to the Rite Aid plot. It’s actually been in the work for many years. Around 400 feet tall or so

[Jayfar]

Originally Posted by CleetMcDougle

Completely speculative to put in this thread, but looks like flyers were distributed saying that the Rite Aid at 23rd and Walnut is closing... thoughts for a high-rise here?

That's a fact; closing the end of next week.

[mcgrath618]

Yes. I had touched on this awhile back. Can confirm that it’s a large mixed use development. 400’+ is in line with what I’ve heard.

[Jawnadelphia]

^Very cool, 400+ footer there will have skyline impact, and glad to see one of the plots of land long talked about on here is finally going to reach its potential.

Soo… can you guys reveal the developer? My guess would be another Southern Land Company production OR PMC Property?

And this development will only get us one step closer to that parking lot next to 2400 Chestnut (the Mandeville Place! plot) from finally getting developed.

[gjrip]

Very excited to hear that the 23rd and Walnut Rite Aid demo is approaching. Really looking forward to seeing the design for the tower. Will have major impact on the skyline from 76 and from UCity. Probably going to look amazing from the South St. bridge. 400+ is perfect for that location, it better not be ugly.

[iheartphilly]

^^^
Sweet! This corner and lot was always begging to be develop with a high-rise. As a matter of fact, any available lots next or within 1-2 block of the Schuylkill River (SR)should be develop with a high-rise. I just love seeing high-rises next the SR; gives it a cosmopolitan and worldly feeling...sort of like how all the port cities in the world are developed.

[PHLtoNYC]

Originally Posted by Jayfar

That's a fact; closing the end of next week.

What is the deal with Rite Aid these days? They are closing locations left and right in so many cities. A company overhaul?

Originally Posted by summersm343

Yes, the 500 footer I was referring to was Broad and Lombard. However, there is a rumored tower coming to the Rite Aid plot. It’s actually been in the work for many years. Around 400 feet tall or so

I wonder if a huge project on that plot would help push through the overbuild proposal at 2204 Walnut St. They were literally across the street from each other.

[Jayfar]

Originally Posted by PHLtoNYC

What is the deal with Rite Aid these days? They are closing locations left and right in so many cities. A company overhaul?

Beleaguered has been an oft-used adjective to describe Rite Aid for many years.

[summersm343]

Yes, essentially Rite Aid is restructuring. It's smart of them to sell some of these properties they own though in urban areas. So silly to hold on to this property when you can sell it for a HUGE chunk of change and then realistically lease some ground floor retail space if you wanted to.

After this property, I'd really like to see that Sunoco gas station bought a replaced. Doubt that will happen for some time though.

[Jayfar]

Originally Posted by PHLtoNYC

I wonder if a huge project on that plot would help push through the overbuild proposal at 2204 Walnut St. They were literally across the street from each other.

Actually a block away, but 2204 Walnut has been reclassified as non-contributing in the historic district and the plan now is to demolish and construct a new 10-story building there. The PHC approved the demo, but rejected the design of the new construction. Another iteration of the design will be reviewed by the Architectural Committee at their meeting this coming Tuesday.

Latest submission: https://www.phila.gov/media/20220719093830/2204-Walnut-St-Aug2022.pdf

ADDRESS: 2204 WALNUT ST
Proposal: Construct 10-story building
Review Requested: Final Approval
Owner: Flamingo Bay Investments LLC
Applicant: Sergio Coscia, Coscia Moos Architecture
History: 1870; Furness & Hewitt; Refaced c. 1960
Individual Designation: None
District Designation: Rittenhouse Fitler Historic District, Contributing, 2/8/1995

[Jayfar]

Originally Posted by summersm343

After this property, I'd really like to see that Sunoco gas station bought a replaced. Doubt that will happen for some time though.

Strangely, that's to be rebranded as a 7-11. The signage permits went through the Art Commission in recent months. In fact I saw smaller signage on the door to that effect several months ago.

[Gatorade_Jim]

Originally Posted by Jayfar

Actually a block away, but 2204 Walnut has been reclassified as non-contributing in the historic district and the plan now is to demolish and construct a new 10-story building there. The PHC approved the demo, but rejected the design of the new construction. Another iteration of the design will be reviewed by the Architectural Committee at their meeting this coming Tuesday.

Latest submission: https://www.phila.gov/media/20220719093830/2204-Walnut-St-Aug2022.pdf

ADDRESS: 2204 WALNUT ST
Proposal: Construct 10-story building
Review Requested: Final Approval
Owner: Flamingo Bay Investments LLC
Applicant: Sergio Coscia, Coscia Moos Architecture
History: 1870; Furness & Hewitt; Refaced c. 1960
Individual Designation: None
District Designation: Rittenhouse Fitler Historic District, Contributing, 2/8/1995

It’s disgusting to me that they rejected this. I hope they change nothing and resubmit it.

[Jayfar]

Originally Posted by Gatorade_Jim

It’s disgusting to me that they rejected this. I hope they change nothing and resubmit it.

They made changes and resubmitted; I included the link to the revised submission in my comment above.

[Gatorade_Jim]

Originally Posted by Jayfar

They made changes and resubmitted; I included the link to the revised submission in my comment above.

Oh okay so I must have been looking at the updated rendering and thought it was the original. Updated still looks great. I wonder what they changed. Looks basically the same to me. Still a beautiful looking building.

Edit: there's a list of changes.
- The brick color was reselected to be more in keeping with the existing brick. The selected brick
is a near identical match to what is currently on the site. The color of the building is now more
earth toned as requested.
- The design of the upper stories has been adjusted based on comments during the meetings.
The brick façade now extends to the 6th floor, with glass fiber reinforced cement panels on
levels 7-10. The façade on levels 7-10 was further articulated to make it more cohesive with
levels 1-6 and the party walls on either side of the building have been given texture to help
soften the uninterrupted wall expanse.

Shame they changed the color. Although the renderings still look like a lighter stone color to me so maybe the changes weren't too drastic. I actually don't mind the changes. Love that they added some texture to that blank wall.

[summersm343]

Originally Posted by Jayfar

Strangely, that's to be rebranded as a 7-11. The signage permits went through the Art Commission in recent months. In fact I saw smaller signage on the door to that effect several months ago.

Yes, it was purchased by 7-11 a couple years back unfortunately... which means we're likely stuck with this gas station for another 10 years at least. There should be no gas stations between Spring Garden and South Street, River to River. This is the last remaining one.

[gjrip]

Originally Posted by summersm343

Yes, it was purchased by 7-11 a couple years back unfortunately... which means we're likely stuck with this gas station for another 10 years at least. There should be no gas stations between Spring Garden and South Street, River to River. This is the last remaining one.

At least a gas station + Slurpees is better than just a gas station! Just as easy to knock over a 7-11 in ten years as a Sunoco thankfully.

[hammersklavier]

Originally Posted by Londonee

Why?

Reading the article made it clear that the focus was not on the development plan at all; the mall's current owner (Macerich) only merited a brief mention at the end; lengthy discussion about Mosaic Development Partners, who does good work but...why? They're not arena designers. It seemed like the article was meant to appease somebody to be honest.

Not to mention the No Public Money promise is a promise I have never, ever seen a sports team owner keep, and the site they chose, could they have made it more infrastructurally more difficult if they tried? There's literally a train station in the basement there! Tokyo Dome is definitely some ways away from Suidobashi station, by contrast, I see it with my own two eyes every time I come home via Shinjuku...

[Jayfar]

Originally Posted by hammersklavier

Reading the article made it clear that the focus was not on the development plan at all; the mall's current owner (Macerich) only merited a brief mention at the end; lengthy discussion about Mosaic Development Partners, who does good work but...why? They're not arena designers. It seemed like the article was meant to appease somebody to be honest.

Not to mention the No Public Money promise is a promise I have never, ever seen a sports team owner keep, and the site they chose, could they have made it more infrastructurally more difficult if they tried? There's literally a train station in the basement there! Tokyo Dome is definitely some ways away from Suidobashi station, by contrast, I see it with my own two eyes every time I come home via Shinjuku...

It's pretty obvious that Mosaic is in it primarily to check the MBE/diversity checkbox and get that out of the way right off the bat.

BTW, Macerich will have their Q2 earnings call this coming Thursday (7/28, 1 PM), so there may be some interesting tidbits in that if analysts ask the right questions about it. [PREIT's earnings call will be a week and half later on August 9.]

[Justin7]

Originally Posted by Gatorade_Jim

I actually don't mind the changes.

Don't mind? It's a huge improvement.