A recent site visit by Philadelphia YIMBY has observed that construction has not yet started at 412 North 2nd Street in Northern Liberties, Lower North Philadelphia. The development will rise between 2nd, Callowhill, and Willow streets in the southeast corner of Northern Liberties, near the Delaware River waterfront and a block north of Old City. Designed by Morris Adjmi Architects and developed by National Real Estate Development, LLC, (aka National Development) and The KRE Group, the tower will span 351,927 square feet and hold 397 residential units, 20,431 square feet of retail, and 105 parking spaces. Construction costs are listed at $93 million.
412 North 2nd Street. Photo by Jamie Meller. November 2023
412 North 2nd Street. Photo by Jamie Meller. November 2023
412 North 2nd Street. Photo by Jamie Meller. November 2023
412 North 2nd Street. Photo by Jamie Meller. November 2023
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
The tower slab, perched upon a low-rise podium, will anchor the budding Southern Northern Liberties skyline together with the 316-foot-tall, 27-story residential high-rise planned at 300 North Christopher Columbus Boulevard two blocks to the southeast across the elevated Interstate 95 viaduct. In contrast to the serrated form of 300 North Columbus, the tower planned at 412 North 2nd Street will a more conservative yet equally, if not more so, sleek and stylish appearance.
Mullions in various shades of gray will add depth, texture, and character to an all-glass curtain wall. Floor-to-ceiling windows will be segmented into three-by-three panel arrays, creating a modern take on the classic apertures of loft factories that once dominated the area. Grouped into four-story-tall, three-bay-wide sections, the building’s exterior will take on a rigorous hierarchy of square and rectangular forms that spans from the overall building shape down to the individual window panel.
Demolition was underway the last time YIMBY visited the site in July. Since that time, the site has been cleared completely, down to a clean slate, although excavation has not yet begun.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
412 North 2nd Street. Credit: Morris Adjmi Architects
412 North 2nd Street. Credit: Morris Adjmi Architects
412 North 2nd Street. Credit: Morris Adjmi Architects
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
Rendering of 412 North 2nd Street. Credit: Morris Adjmi Architects.
200 Spring Garden Street and 412 North 2nd Street. Site plan. Credit: Handel Architects
Rendering of 412 North 2nd Street. Credit: Handel Architects.
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Has anybody considered what another gas-tanker flying off the ramp may do to this building??
I am not sure if that is a regular occurrence but, presumably, they have. My guess is that it might cause a fire that will be quickly extinguished by the sprinkler system.
Another high rise that lower middle income folk cannot afford.Where are the developers who relate to the everyday man?
Umm…maybe because the developers who are investing millions of dollars into these projects want to make a profit? Isn’t that how business works or am I missing something? Also, I didn’t know that developers owed something to the lower middle class folk.
This kind of development is long overdue! I hope it actually gets built.
They are developing low-income middle class units.. they just broke ground in West Philly in Haddington… It won’t be many of those developments downtown
That’s super interesting and welcome news about Haddington. Would you have a link or the address of where that will take place? Thanks!
What are they waiting for?
A few thoughts:
1. The 300 North Columbus project you mention is DOA. It has been for over a year. Not sure why it’s mentioned.
2. I believe they are waiting to finish the sister project at 2nd and Spring Garden before starting this one. It is coming along nicely.
This should be limited to low-rise development so the water front remains accessible to all. There is too much saturation of residential development in this area at extremely cost-prohibitive price tags. Who do they think is going to live in these monstrosities? The average Philadelphian employee can’t afford it.