As a recent Philly YIMBY site visit has observed, well more than a year after permits were issued, construction has still not started at a seven-story, 196-unit multi-family development proposed at 933 North Penn Street in Northern Liberties, North Philadelphia. Designed by HDO Architecture, the project will rise directly on the Delaware River waterfront and will include a pedestrian promenade at the ground level. The structure will span 187,636 square feet of gross floor area and will offer parking for 57 cars and 66 bicycles.
933 North Penn Street. Photo by Jamie Meller. June 2023
933 North Penn Street. Photo by Jamie Meller. June 2023
933 North Penn Street. Photo by Jamie Meller. June 2023
933 North Penn Street. Photo by Jamie Meller. June 2023
933 North Penn Street. Photo by Jamie Meller. June 2023
933 North Penn Street. Photo by Jamie Meller. June 2023
The development will consist of a single building with a roughly square footprint measuring 192 by 168 feet. Aside from a lobby and amenity space at the northwest corner, the ground floor will consist chiefly of parking space. The residential portion will rise above as a u-shaped mass that opens toward the river with a courtyard housing a landscaped deck. The exterior, comprised of a crisp white grid, black paneling, and floor-to-ceiling windows will create an understated yet sophisticated effect.
Although the planned structure will be reasonably large, it will be significantly underbuilt given what the zoning at the CMX-3 site allows for. In its current form, the proposal will yield a floor-to-area ratio of only 1.36:1, well below the 5:1 ratio that would be possible under current zoning. One of the apparent reasons for this underbuilt configuration is that the development does not seem to take advantage of various bonuses that would allow for a height increase, which, in turn, would allow for more interior space. The current height limit at the site, likely not accounting for bulkheads, appears to be capped at 84 feet. Although no specific building height has been specified, project documentation explicitly states that the structure will stand below the above-mentioned height mark.
Rendering of 933 North Penn Street. Credit: HDO Architecture.
Aerial view of 933 North Penn Street. Credit: Google.
Rendering of 933 North Penn Street. Credit: HDO Architecture.
Rendering of 933 North Penn Street. Credit: HDO Architecture.
Rendering of 933 North Penn Street. Credit: HDO Architecture.
Rendering of 933 North Penn Street. Credit: HDO Architecture.
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How could they take advantage of building more than 84 feet? Why would they be limited to only 84 feet when they could take advantage of building taller on site. Was it councilmantic privilege that limited height to 84 feet or was it dictated by the nearby casino?
Another lost opportunity….
After many fits and starts, this project is finally underway. Since about early to mid-July.