The 24th place on Philadelphia YIMBY’s December 2021 Development Countdown belongs to 2301 John F. Kennedy Boulevard, a 303-foot-tall, 23-story tower proposed at 2301 John F. Kennedy Boulevard in Center City West. Designed by Solomon Cordwell Buenz and developed by the PMC Property Group (which also serves as the contractor), the sleek, curved tower will rise on a slender-wedge shaped lot by the Schuylkill River waterfront and will hold 334,201 square feet of interior space. The development will offer 287 residential units as well as office space and parking for 44 cars and 96 bicycles. A construction permit was issued in late November, specifying a construction cost of $105 million.
The development’s salient feature is its dramatic design. The tower slab will orient its narrow, curved side toward the river, gracing the waterfront with the elegance of an ocean liner. Equally impressive will be its presence from John F. Kennedy Boulevard, not only at the skyline level, but also along the sidewalk, where it will fill a foreboding street gap with an attractive, transparent, pedestrian-friendly retail podium. The building’s standalone, prominent location and floor-to-ceiling windows will ensure ample sunlight and dramatic views for tenants on all floors.
2301 John F. Kennedy Boulevard. Credit: Solomon Cordwell Buenz
2301 John F. Kennedy Boulevard. Credit: Solomon Cordwell Buenz
2301 John F. Kennedy Boulevard. Credit: Solomon Cordwell Buenz
The development will rise from an awkward, complicated lot. The site’s primary access point sits at its east side at North 23rd Street, which also happens to be the narrowest point of the wedge-shaped lot. Although the west side is considerably wider and faces the river, it also does not offer street access and faces the railroad tracks. To the north and south the site is hemmed in by the viaducts of the JFK Boulevard and the regional rail, which both rise over 20 feet above grade.
2301 John F. Kennedy Boulevard site plan. Credit: Solomon Cordwell Buenz
The design gracefully resolves the challenging parcel via grade-based separation of use. The lower level will be relegated to service access, loading bays, and a parking garage, which will partially slip under the rail viaduct. The main entrance will sit one level above at JFK Boulevard. The building podium will provide a nearly block-long stretch of pedestrian-friendly adjacency, making the foot crossing via the Boulevard to Center City a much more pleasant experience.
If anything, our main gripe with the project is that, despite its effective layout, still does not utilize the site to its full potential, yielding a floor-to-area ratio of 5.49-to-1, when the site is capable of supporting a 12-to-1 ratio, more than double the current amount. We would not mind if the development team extruded the current design vertically into a taller tower, which would potentially yield one to two hundred or so residential units that would go a long way to boost the neighborhood’s housing stock and animating its still-forlorn streets. However, this scenario now appears unlikely with the recent permit issue, so we hope that the unused air rights will be transferred to one of the many development-ready sites in the vicinity.
2301 John F. Kennedy Boulevard. Credit: Solomon Cordwell Buenz
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Has there been any updates to this recently or its currently on hold until the developers finish there other projects?
I recall reading the developers are ready to start construction on this project.
I very good design but the overuse of glass in just about every other development dulls this project a bit
This will go on a tiny lot with major noisy streets on three sides, with inadequate parking.
Nothing that sound insulating materials can’t solve- same could be said for any development in Center City. Also no need for parking when you have a walk score near 100/100 and pretty much every transportation option within a few blocks.
Beautiful/very handsome design. One of the best looking towers of recent. Build it ASAP and true to the rendering!
Construction has started! I observed the pilings being dug one week ago. Directly adjacent to the SEPTA trains, I saw the workers in full gear. The site is very noisy,with the Trains and the heavy-duty Construction Equipment; very, very noisy job site! I was surprised that the photographers haven’t taken any photos yet.
Mayor Kenny | December 8, 2021, at 12:56 pm | Reply/K.Stanley.
Construction began this fall of 2022, I was there in person.
YIMBY hasn’t shown photos or reported on its progress yet. I read the YIMBY articles on a daily
basis. I just read the YIMBY progress report and 2301 JFK Blvd is still not shown.
I like the design, and I agree with Frank Phurness.