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5TH AND SPRING GARDENCIVIC DESIGN REVIEW
02.18.2020
civic design review
01 cdr project application form 02 area map 03 site photos 06 existing site plan 07 site plan 08 plantings 09 floor plans 12 massing in context 13 sections & elevations 16 renderings & materials 20 complete streets handbook checklist 25 sustainable design checklist
1
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden application form
Page 1 of 2
CDR PROJECT APPLICATION FORM Note: For a project appl icat ion to be cons idered for a Civ ic Des ign Rev iew agenda, complete and accurate submitta ls must be received no later than 4 P.M. on the submiss ion date. A submiss ion does not guarantee p lacement on the agenda of the next CDR meet ing date.
L&I APPLICATION NUMBER: 1042871
What is the trigger causing the project to require CDR Review? Explain briefly.
The proposed project includes more than 100,000 square feet of new gross floor area and more than 100 additional dwelling units.
PROJECT LOCATION
CONTACT INFORMATION
Planning District: Central Council District: 5
Address: 501-539 Spring Garden Street Philadelphia, PA 19123
Is this parcel within an Opportunity Zone? Yes No x Uncertain If yes, is the project using Opportunity Zone Funding?
Yes No x
Applicant Name: David Gest, Esq. Primary Phone: 215-864-8143
Email: gestd@ballardspahr.com Address: 1735 Market Street, 51st Floor Philadelphia, PA 19103
Property Owner: R Investment Twenty One LLC Developer R Investment Twenty One LLC Architect: BLT Architects
Page 2 of 2
SITE CONDITIONS
SITE USES
COMMUNITY MEETING
ZONING BOARD OF ADJUSTMENT HEARING
Community meeting held: Yes No X
If yes, please provide written documentation as proof.
If no, indicate the date and time the community meeting will be held: Community meeting date to be confirmed.
Date: Time:
Present Use:
Proposed Use:
Area of Proposed Uses, Broken Out by Program (Include Square Footage and # of Units):
382 Residential Units – 351,473 SF; SF; Retail – 60,810 SF
Proposed # of Parking Units:
211 Spaces – 206 underground parking spaces, 5 surface parking spaces
Site Area: 105,899 SF Existing Zoning: CMX-3 Are Zoning Variances required? Yes No X
ZBA hearing scheduled: Yes No NA__X___
If yes, indicate the date hearing will be held:
Date:
2
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden area map
3
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
site photos
view from 6th & spring garden - looking northeast view from 6th & spring garden looking east
4
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
site photos
view from 5th & spring garden looking northwest view from 5th & spring garden looking west
5
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
site photos
view from spring garden street looking east view from 6th street looking south
6
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden existing site plan
DWG. NO.
C
501-535 SPRING GARDEN ST.
COMMONWEALTH OF PENNSYLVANIA
ALTA/NSPS LAND TITLE SURVEY
130-132
REVIEWED:
FIELD CREW
DRAWN:
4-2-2019
18-18FIELD BOOK NO.
FIELD BOOK PG.
FIELD DATE
A
CITY AND COUNTY OF PHILADELPHIA, 5TH WARDPARCELS 268-278, 290 & 291, MAP 04 N 07
SPL ORTNO
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NEW BRITAIN CORPORATE CENTER1600 MANOR DRIVE, SUITE 210CHALFONT, PA 18914215.712.9800 - 215.712.9802 FAXWWW.CPASURVEY.COM
VICINITY MAP
0 10 20 40 80
( IN FEET )1 inch = 20 ft.
GRAPHIC SCALE20
WARREN, NJ 908.668.0099
APPROX. LOC. UNDERGROUND TEL. LINE
APPROX. LOC. UNDERGROUND WATER LINE
NOTES:
1. PROPERTY KNOWN AS PARCELS 268-278, 290 & 291, MAP 04 N 07 AS IDENTIFIED ON THE TAX MAPS OF THECITY AND COUNTY OF PHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. AREA (PARCEL 268) (P.D.S.) = 7,789.3 S.F. OR 0.17882 AC.AREA (PARCEL 268) (U.S.S.) = 7,829.8 S.F. OR 0.17975 AC.
AREA (PARCEL 269) (P.D.S.) = 4,416.0 S.F. OR 0.10138 AC.AREA (PARCEL 269) (U.S.S.) = 4,439.0 S.F. OR 0.10191 AC.
AREA (PARCEL 270) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 270) (U.S.S.) = 3,684.4 S.F. OR 0.08458 AC.
AREA (PARCEL 271) (P.D.S.) = 3,761.2 S.F. OR 0.08635 AC.AREA (PARCEL 271) (U.S.S.) = 3,780.4 S.F. OR 0.08679 AC.
AREA (PARCEL 272) (P.D.S.) = 6,805.1 S.F. OR 0.15662 AC.AREA (PARCEL 272) (U.S.S.) = 6,841.7 S.F. OR 0.15706 AC.
AREA (PARCEL 273) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 273) (U.S.S.) = 3,683.8 S.F. OR 0.08457 AC.
AREA (PARCEL 274) (P.D.S.) = 3,940.7 S.F. OR 0.09047 AC.AREA (PARCEL 274) (U.S.S.) = 3,961.7 S.F. OR 0.09095 AC.
AREA (PARCEL 275) (P.D.S.) = 3,680.0 S.F. OR 0.08448 AC.AREA (PARCEL 275) (U.S.S.) = 3,699.2 S.F. OR 0.08492 AC.
AREA (PARCEL 276) (P.D.S.) = 6,675.6 S.F. OR 0.15325 AC.AREA (PARCEL 276) (U.S.S.) = 6,710.9 S.F. OR 0.15406 AC.
AREA (PARCEL 277) (P.D.S.) = 15,078.3 S.F. OR 0.34615 AC.AREA (PARCEL 277) (U.S.S.) = 15,157.3 S.F. OR 0.34796 AC.
AREA (PARCEL 278) (P.D.S.) = 6,424.7 S.F. OR 0.14749 AC.AREA (PARCEL 278) (U.S.S.) = 6,458.2 S.F. OR 0.14826 AC.
AREA (PARCEL 290) (P.D.S.) = 23,428.9 S.F. OR 0.53785 AC.AREA (PARCEL 290) (U.S.S.) = 23,549.5 S.F. OR 0.54062 AC.
AREA (PARCEL 291) (P.D.S.) = 16,019.8 S.F. OR 0.36776 AC.AREA (PARCEL 291) (U.S.S.) = 16,103.4 S.F. OR 0.36968 AC.
3. LOCATION OF UNDERGROUND UTILITIES ARE APPROXIMATE. LOCATIONS AND SIZES ARE BASED ON UTILITYMARK-OUTS, ABOVE GROUND STRUCTURES THAT WERE VISIBLE & ACCESSIBLE IN THE FIELD, AND THE MAPSAS LISTED IN THE REFERENCES AVAILABLE AT THE TIME OF THE SURVEY. AVAILABLE AS-BUILT PLANS ANDUTILITY MARKOUT DOES NOT ENSURE MAPPING OF ALL UNDERGROUND UTILITIES AND STRUCTURES.BEFORE ANY EXCAVATION IS TO BEGIN, ALL UNDERGROUND UTILITIES SHOULD BE VERIFIED AS TO THEIRLOCATION, SIZE AND TYPE BY THE PROPER UTILITY COMPANIES. CONTROL POINT ASSOCIATES, INC. DOESNOT GUARANTEE THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA EITHER IN SERVICE ORABANDONED.
4. THIS PLAN IS BASED ON INFORMATION PROVIDED, BY A SURVEY PREPARED IN THE FIELD BY CONTROL POINTASSOCIATES, INC. AND OTHER REFERENCE MATERIAL AS LISTED HEREON.
5. THIS SURVEY WAS PREPARED WITH REFERENCE TO A TITLE REPORT PREPARED BY COMMONWEALTH LANDTITLE INSURANCE COMPANY, ORDER #7415352MA PHI190161, WITH A COMMITMENT DATE OF 01/04/2019.WHERE THE FOLLOWING SURVEY RELATED EXCEPTIONS APPEAR IN SCHEDULE B PART II:
7 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN REDEVELOPMENT CONTRACT BETWEEN THE REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/21/1964 AND RECORDED 4/21/1964 IN DEED BOOK CAD 159 PAGE 106. (PREMISES A THROUGH K) - URBAN RENEWAL PLAN OF REDEVELOPMENT FOR "E. POPLAR, UNIT 40", AFFECTS PREMISES A-K; NOT SURVEY RELATED.
8 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN DEED TO FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/22/1964 AND RECORDED 4/23/1964 IN DEED BOOK CAD 160 PAGE 558. (PREMISES A THROUGH K) - DESCRIBES SUBJECT PARCELS, AFFECTS PREMISES A-K; NOTSURVEY RELATED.
9 AGREEMENT BETWEEN REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND THE CITY OFPHILADELPHIA, WHICH INCLUDES RIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITYPURPOSES, INGRESS, EGRESS, RIGHTS AND PRIVILEGES DATED 4/21/1964 AND RECORDED 5/15/1964 IN DEED BOOK CAD 177 PAGE 521. (PREMISES A THROUGH K) - AGREEMENT OF ORDINANCE STRIKING ANDRESERVING GREEN STREET FOR RIGHT-OF-WAY FOR UTILITIES; SHOWN.
10 RIGHTS GRANTED TO THE BELL TELEPHONE COMPANY OF PENNSYLVANIA IN DEED BOOK CAD 276 PAGE(PREMISES A THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K,BLANKET IN NATURE; NO PLOTTABLE EASEMENTS.
11 RIGHTS GRANTED TO PHILADELPHIA ELECTRIC COMPANY IN DEED BOOK CAD 295 PAGE 158. (PREMISESA THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K, BLANKET INNATURE; NO PLOTTABLE EASEMENTS.
12 TERMS, CONDITIONS, RESTRICTIONS, AGREEMENTS, EASEMENTS AND OBLIGATIONS CREATED BY THE DECLARATION OF UNIT OWNERSHIP FOR SPRING STREET WHOLESALE DISTRIBUTORS ASSOCIATION,INC., WHICH INCLUDES ASSESSMENTS DATED 12/17/1964, AND RECORDED IN DEED BOOK CAD 350 PAGE332, AND THE CODE OF REGULATIONS RECORDED THEREIN; AND THE CONDOMINIUM DECLARATIONPLAN DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED THEREINAND IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - LIMITATIONS ON SUBDIVIDINGAND/OR REDUCING PARCELS RELATIVE TO AFFECT ON UNIT INTEREST IN PARKING AREAS; "THE MALL","DRIVEWAY C" AND "DRIVEWAY D" SHOWN.
13 CONDITIONS AS SHOWN ON DECLARATION PLAN MADE BY VINCENT J. NERO, SURVEYOR AND REGULATOR OF THE 3RD DISTRICT, WHICH INCLUDES MALL AND DRIVEWAYS DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - "THE MALL", "DRIVEWAY C", "DRIVEWAY D", AND PARKING AREAS SHOWN.
14 EASEMENT OF DRIVEWAYS AND POSSIBLE PROPORTIONATE PART OF MAINTENANCE AND EXPENSES OFSAME. - DRIVEWAYS SHOWN; PERCENTAGE OF OWNERSHIP PROVIDED IN DEEDS.
15 TERMS AND CONDITIONS OF A LEASE DATED 3/24/2010 BY AND BETWEEN STEVEN SILVER AND BARBARASILVER (LANDLORD) AND DOLGENCORP, LLC (TENANT), A MEMORANDUM, WHICH INCLUDESCOVENANTS, RESTRICTIONS AND PROVISIONS THEREOF RECORDED 6/25/2010 AS DOCUMENT NO. 52228323. (PREMISES A) - LEASE FOR DOLLAR GENERAL OR SIMILAR STORE; SHOWN.
6. THE EXISTENCE OF UNDERGROUND STORAGE TANKS, IF ANY, WAS NOT KNOWN AT THE TIME OF THE FIELDSURVEY.
7. ELEVATIONS ARE BASED UPON PHILADELPHIA CITY PLAN DATUM PER REFERENCE MAP #4. HELD ELEVATIONSAT THE INTERSECTIONS OF 5TH STREET AND SPRING GARDEN STREET & 6TH STREET AND SPRING GARDENSTREET.
TBM-1: MAG NAIL SET IN CONCRETEELEV. = 31.02
TBM-2: MAG NAIL SET IN CONCRETEELEV. = 28.42
PRIOR TO CONSTRUCTION IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT THE BENCHMARKSILLUSTRATED ON THIS SKETCH HAVE NOT BEEN DISTURBED AND THEIR ELEVATIONS HAVE BEEN CONFIRMED.ANY CONFLICTS MUST BE REPORTED PRIOR TO CONSTRUCTION.
8. BY GRAPHIC PLOTTING ONLY PROPERTY IS LOCATED IN OTHER AREAS IN ZONE X (AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOOD) PER REF. #2.
9. THE OFFSETS SHOWN ARE NOT TO BE USED FOR THE CONSTRUCTION OF ANY STRUCTURE, FENCE,PERMANENT ADDITION, ETC.
10. THIS SURVEY IS PREPARED TO UNITED STATES STANDARD (U.S.S.), OTHER DISTANCES SHOWN ARE INPHILADELPHIA DISTRICT STANDARD AND ARE MARKED (P.D.S.).
11. ENCROACHMENTS AND VAULTS, IF ANY, BELOW SURFACE NOT SHOWN HEREON.
12. THE CONVERSION FROM INCHES TO THE MORE PRECISE DECIMAL EXPRESSION MAY RESULT IN MINORCHANGES IN THE SECOND AND THIRD DECIMAL PLACES, THESE ARE NOT ERRORS OR OVERSIGHTS BUTMORE PRECISE VALUES.
13. ATTENTION IS CALLED TO THE ZONING REQUIREMENTS IN THE PHILADELPHIA CODE AS AMENDED.
14. PLAN IS MADE PER INSTRUCTION OF R INVESTMENT TWENTY ONE LLC
15. BUILDING DIMENSIONS SHOWN HEREON ARE MEASURED AT GROUND LEVEL OF BUILDING EXTERIOR.
16. THERE ARE 106 PARKING SPACES LOCATED ON THE SUBJECT PROPERTY, INCLUDING 1 HC ACCESSIBLE.
REFERENCES:
1. MAP 004 N 07 OF THE OFFICIAL TAX REGISTRY OF THE CITY & COUNTY OFPHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. MAP ENTITLED "NATIONAL FLOOD INSURANCE PROGRAM, FIRM, FLOODINSURANCE RATE MAP,CITY OF PHILADELPHIA, PENNSYLVANIA, PHILADELPHIACOUNTY, PANEL 184 OF 230", MAP NUMBER 420757 0184 H, MAP REVISED:NOVEMBER 18, 2015.
3. MAP ENTITLED " CITY PLAN NO. 271A", PROVIDED BY THE CITY OFPHILADELPHIA.
4. MAP ENTITLED "PLAN REVISING THE LINES AND GRADES ON CITY PLAN NO. 271OF THE AREA BOUNDED BY FIFTH STREET, SPRING GARDEN STREET, SIXTHSTREET AND FAIRMOUNT AVENUE, BY WIDENING PORTIONS OF FIFTH STREETAND SIXTH STREET, BY STRIKING FROM THE CITY PLAN AND VACATING GREENSTREET, AND BY RESERVING AND PLACING ON THE CITY PLAN A CERTAINRIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITY PURPOSES,UNDER CERTAIN TERMS AND CONDITIONS," PROVIDED BY THE CITY OFPHILADELPHIA.
5. MAP ENTITLED "THE DECLARATION PLAN OF FIFTH STREET WHOLESALEDISTRIBUTORS ASSOCIATION INC. FOR SPRING GARDEN STREET MALL PLAN OFSUBDIVISION OF PROPERTY" PREPARED BY VINCENT NERO, SURVEYOR ®ULATOR OF THE THIRD SURVEY DISTRICT, DATED JULY 16, 1964 AND LASTREVISED OCTOBER 27, 1964.
6. STREET STATUS CARD ENTITLED "LC000266", "LC000320" & "LC003101", PROVIDEBY THE CITY OF PHILADELPHIA.
7. MAPS ENTITLED "PWD #122358", "PWD #159827", "PWD #195098", "PWD #197305","PWD #252444", "PWD #261426" & "PWD #269711",PROVIDED BY THEPHILADELPHIA WATER DEPARTMENT.
8. MAP SHOWING THE LOCATION OF UNDERGROUND GAS FACILITIES PROVIDEDBY PHILADELPHIA GAS WORKS.
9. MAPS SHOWING THE LOCATION OF UNDERGROUND TELECOMMUNICATIONSFACILITIES PROVIDED BY VERIZON.
10. MAPS ENTITLED "5-N-5" & "6-N-5B", PROVIDED BY THE CITY OF PHILADELPHIABOARD OF HIGHWAY SUPERVISORS.
11. MAPS SHOWING THE LOCATION OF UNDERGROUND ELECTRIC FACILITIESPROVIDED BY PECO.
SOUTHBOROUGH, MA 508.948.3000
MT. LAUREL, NJ 609.857.2099MANHATTAN, NY 646.780.0411
LONG ISLAND, NY 631.580.2645
PENNSYLVANIA PROFESSIONAL LAND SURVEYOR NO. SU075250
JAMES C. WEED1"=20'
SITE
PARKING SPACE COUNT
APPROX. LOC. UNDERGROUND ELEC. LINE
APPROX. LOC. UNDERGROUND GAS LINE
GAS VALVE
WATER VALVE
OVERHEAD WIRES
AREA LIGHT
U-BOLLARD
BOLLARD
SIGN
UTILITY POLE
TRAFFIC SIGNAL POLE
TRAFFIC SIGNAL
MONITORING WELL
DECIDUOUS TREE & TRUNK SIZE
POST
DEPRESSED CURB
DEPRESSED CURB
EDGE OF PAVEMENT
UNKNOWN VALVE
EDGE OF CONC.
CHAIN LINK FENCE
METAL COVER
STREET LIGHT
HYDRANT
TYPICAL
CATCH BASIN OR INLET
EXIST. GUTTER ELEVATION
EXISTING SPOT ELEVATION
EXIST. TOP OF WALL ELEVATION
EXIST. BOTTOM OF WALL ELEVATION
EXIST. TOP OF CURB ELEVATION
EXISTING CONTOUR
LEGEND
EXIST. FINISHED FLOOR ELEVATION
EXIST. DOOR SILL ELEVATION
HEIGHT
BUILDING
BUILDING FOOTPRINT AREA
FILLED WITH DEBRIS
SOLID WHITE LINE
NO VISIBLE PIPE
BOTTOM OF STRUCTURE
VENT & NUMBER OF VENTS
10
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT WAS BASED WERE MADE INACCORDANCE WITH THE "2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLESURVEYS", JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 5, 7(a),7(b)(1), 7(c),8, 9, 11, 13, 14 & 20 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON 4-2-2019.
THIS SURVEY IS CERTIFIED TO:
COMMONWEALTH LAND TITLE INSURANCE COMPANYR INVESTMENT TWENTY ONE LLC
PER R
EF. MAP #5
UTILITIES:
THE FOLLOWING COMPANIES WERE NOTIFIED BY PENNSYLVANIA ONE CALL SYSTEM, INC. (1-800-242-1776) ANDREQUESTED TO MARK OUT UNDERGROUND FACILITIES AFFECTING AND SERVICING THIS SITE. THE UNDERGROUNDUTILITY INFORMATION SHOWN HEREON IS BASED UPON THE UTILITY COMPANIES RESPONSE TO THIS REQUEST.SERIAL NUMBER(S): 20190811363
UTILITY COMPANY PHONE NUMBER
AT & TCOMCAST CABLEVISION
LEVEL 3MCI
PECOPHILADELPHIA CITY WATER DEPTPHILADELPHIA DEPT OF STREETS
PHILADELPHIA GAS WORKSRCN CABLE(FORMERLY C-TECH)
SEPTAVEOLIA ENERGY PHILADELPHIA, INC (TRIGEN)
VERIZONLIGHTOWER
800-222-0400215-961-3800720-888-0165800-888-0800610-943-5522215-685-6300215-686-5503215-978-3000484-461-6020215-580-7852215-875-6900215-963-6000703-434-8500
TITLE EXCEPTION
SURVEY MEASUREMENT
PHILADELPHIA DISTRICT STANDARD
UNITED STATES STANDARD
DEED MEASUREMENT
P.V./B.M.
A.A.
4-16-2019
DWG. NO.
C
501-535 SPRING GARDEN ST.
COMMONWEALTH OF PENNSYLVANIA
ALTA/NSPS LAND TITLE SURVEY
130-132
REVIEWED:
FIELD CREW
DRAWN:
4-2-2019
18-18FIELD BOOK NO.
FIELD BOOK PG.
FIELD DATE
A
CITY AND COUNTY OF PHILADELPHIA, 5TH WARDPARCELS 268-278, 290 & 291, MAP 04 N 07
SPL ORTNO
SS CO TAI ETNIO
NI, C .
OF 21D.K.H.APPROVED:
4-16-2019DATE SCALE
02-190076FILE NO.
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NEW BRITAIN CORPORATE CENTER1600 MANOR DRIVE, SUITE 210CHALFONT, PA 18914215.712.9800 - 215.712.9802 FAXWWW.CPASURVEY.COM
VICINITY MAP
0 10 20 40 80
( IN FEET )1 inch = 20 ft.
GRAPHIC SCALE20
WARREN, NJ 908.668.0099
APPROX. LOC. UNDERGROUND TEL. LINE
APPROX. LOC. UNDERGROUND WATER LINE
NOTES:
1. PROPERTY KNOWN AS PARCELS 268-278, 290 & 291, MAP 04 N 07 AS IDENTIFIED ON THE TAX MAPS OF THECITY AND COUNTY OF PHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. AREA (PARCEL 268) (P.D.S.) = 7,789.3 S.F. OR 0.17882 AC.AREA (PARCEL 268) (U.S.S.) = 7,829.8 S.F. OR 0.17975 AC.
AREA (PARCEL 269) (P.D.S.) = 4,416.0 S.F. OR 0.10138 AC.AREA (PARCEL 269) (U.S.S.) = 4,439.0 S.F. OR 0.10191 AC.
AREA (PARCEL 270) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 270) (U.S.S.) = 3,684.4 S.F. OR 0.08458 AC.
AREA (PARCEL 271) (P.D.S.) = 3,761.2 S.F. OR 0.08635 AC.AREA (PARCEL 271) (U.S.S.) = 3,780.4 S.F. OR 0.08679 AC.
AREA (PARCEL 272) (P.D.S.) = 6,805.1 S.F. OR 0.15662 AC.AREA (PARCEL 272) (U.S.S.) = 6,841.7 S.F. OR 0.15706 AC.
AREA (PARCEL 273) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 273) (U.S.S.) = 3,683.8 S.F. OR 0.08457 AC.
AREA (PARCEL 274) (P.D.S.) = 3,940.7 S.F. OR 0.09047 AC.AREA (PARCEL 274) (U.S.S.) = 3,961.7 S.F. OR 0.09095 AC.
AREA (PARCEL 275) (P.D.S.) = 3,680.0 S.F. OR 0.08448 AC.AREA (PARCEL 275) (U.S.S.) = 3,699.2 S.F. OR 0.08492 AC.
AREA (PARCEL 276) (P.D.S.) = 6,675.6 S.F. OR 0.15325 AC.AREA (PARCEL 276) (U.S.S.) = 6,710.9 S.F. OR 0.15406 AC.
AREA (PARCEL 277) (P.D.S.) = 15,078.3 S.F. OR 0.34615 AC.AREA (PARCEL 277) (U.S.S.) = 15,157.3 S.F. OR 0.34796 AC.
AREA (PARCEL 278) (P.D.S.) = 6,424.7 S.F. OR 0.14749 AC.AREA (PARCEL 278) (U.S.S.) = 6,458.2 S.F. OR 0.14826 AC.
AREA (PARCEL 290) (P.D.S.) = 23,428.9 S.F. OR 0.53785 AC.AREA (PARCEL 290) (U.S.S.) = 23,549.5 S.F. OR 0.54062 AC.
AREA (PARCEL 291) (P.D.S.) = 16,019.8 S.F. OR 0.36776 AC.AREA (PARCEL 291) (U.S.S.) = 16,103.4 S.F. OR 0.36968 AC.
3. LOCATION OF UNDERGROUND UTILITIES ARE APPROXIMATE. LOCATIONS AND SIZES ARE BASED ON UTILITYMARK-OUTS, ABOVE GROUND STRUCTURES THAT WERE VISIBLE & ACCESSIBLE IN THE FIELD, AND THE MAPSAS LISTED IN THE REFERENCES AVAILABLE AT THE TIME OF THE SURVEY. AVAILABLE AS-BUILT PLANS ANDUTILITY MARKOUT DOES NOT ENSURE MAPPING OF ALL UNDERGROUND UTILITIES AND STRUCTURES.BEFORE ANY EXCAVATION IS TO BEGIN, ALL UNDERGROUND UTILITIES SHOULD BE VERIFIED AS TO THEIRLOCATION, SIZE AND TYPE BY THE PROPER UTILITY COMPANIES. CONTROL POINT ASSOCIATES, INC. DOESNOT GUARANTEE THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA EITHER IN SERVICE ORABANDONED.
4. THIS PLAN IS BASED ON INFORMATION PROVIDED, BY A SURVEY PREPARED IN THE FIELD BY CONTROL POINTASSOCIATES, INC. AND OTHER REFERENCE MATERIAL AS LISTED HEREON.
5. THIS SURVEY WAS PREPARED WITH REFERENCE TO A TITLE REPORT PREPARED BY COMMONWEALTH LANDTITLE INSURANCE COMPANY, ORDER #7415352MA PHI190161, WITH A COMMITMENT DATE OF 01/04/2019.WHERE THE FOLLOWING SURVEY RELATED EXCEPTIONS APPEAR IN SCHEDULE B PART II:
7 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN REDEVELOPMENT CONTRACT BETWEEN THE REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/21/1964 AND RECORDED 4/21/1964 IN DEED BOOK CAD 159 PAGE 106. (PREMISES A THROUGH K) - URBAN RENEWAL PLAN OF REDEVELOPMENT FOR "E. POPLAR, UNIT 40", AFFECTS PREMISES A-K; NOT SURVEY RELATED.
8 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN DEED TO FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/22/1964 AND RECORDED 4/23/1964 IN DEED BOOK CAD 160 PAGE 558. (PREMISES A THROUGH K) - DESCRIBES SUBJECT PARCELS, AFFECTS PREMISES A-K; NOTSURVEY RELATED.
9 AGREEMENT BETWEEN REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND THE CITY OFPHILADELPHIA, WHICH INCLUDES RIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITYPURPOSES, INGRESS, EGRESS, RIGHTS AND PRIVILEGES DATED 4/21/1964 AND RECORDED 5/15/1964 IN DEED BOOK CAD 177 PAGE 521. (PREMISES A THROUGH K) - AGREEMENT OF ORDINANCE STRIKING ANDRESERVING GREEN STREET FOR RIGHT-OF-WAY FOR UTILITIES; SHOWN.
10 RIGHTS GRANTED TO THE BELL TELEPHONE COMPANY OF PENNSYLVANIA IN DEED BOOK CAD 276 PAGE(PREMISES A THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K,BLANKET IN NATURE; NO PLOTTABLE EASEMENTS.
11 RIGHTS GRANTED TO PHILADELPHIA ELECTRIC COMPANY IN DEED BOOK CAD 295 PAGE 158. (PREMISESA THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K, BLANKET INNATURE; NO PLOTTABLE EASEMENTS.
12 TERMS, CONDITIONS, RESTRICTIONS, AGREEMENTS, EASEMENTS AND OBLIGATIONS CREATED BY THE DECLARATION OF UNIT OWNERSHIP FOR SPRING STREET WHOLESALE DISTRIBUTORS ASSOCIATION,INC., WHICH INCLUDES ASSESSMENTS DATED 12/17/1964, AND RECORDED IN DEED BOOK CAD 350 PAGE332, AND THE CODE OF REGULATIONS RECORDED THEREIN; AND THE CONDOMINIUM DECLARATIONPLAN DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED THEREINAND IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - LIMITATIONS ON SUBDIVIDINGAND/OR REDUCING PARCELS RELATIVE TO AFFECT ON UNIT INTEREST IN PARKING AREAS; "THE MALL","DRIVEWAY C" AND "DRIVEWAY D" SHOWN.
13 CONDITIONS AS SHOWN ON DECLARATION PLAN MADE BY VINCENT J. NERO, SURVEYOR AND REGULATOR OF THE 3RD DISTRICT, WHICH INCLUDES MALL AND DRIVEWAYS DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - "THE MALL", "DRIVEWAY C", "DRIVEWAY D", AND PARKING AREAS SHOWN.
14 EASEMENT OF DRIVEWAYS AND POSSIBLE PROPORTIONATE PART OF MAINTENANCE AND EXPENSES OFSAME. - DRIVEWAYS SHOWN; PERCENTAGE OF OWNERSHIP PROVIDED IN DEEDS.
15 TERMS AND CONDITIONS OF A LEASE DATED 3/24/2010 BY AND BETWEEN STEVEN SILVER AND BARBARASILVER (LANDLORD) AND DOLGENCORP, LLC (TENANT), A MEMORANDUM, WHICH INCLUDESCOVENANTS, RESTRICTIONS AND PROVISIONS THEREOF RECORDED 6/25/2010 AS DOCUMENT NO. 52228323. (PREMISES A) - LEASE FOR DOLLAR GENERAL OR SIMILAR STORE; SHOWN.
6. THE EXISTENCE OF UNDERGROUND STORAGE TANKS, IF ANY, WAS NOT KNOWN AT THE TIME OF THE FIELDSURVEY.
7. ELEVATIONS ARE BASED UPON PHILADELPHIA CITY PLAN DATUM PER REFERENCE MAP #4. HELD ELEVATIONSAT THE INTERSECTIONS OF 5TH STREET AND SPRING GARDEN STREET & 6TH STREET AND SPRING GARDENSTREET.
TBM-1: MAG NAIL SET IN CONCRETEELEV. = 31.02
TBM-2: MAG NAIL SET IN CONCRETEELEV. = 28.42
PRIOR TO CONSTRUCTION IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT THE BENCHMARKSILLUSTRATED ON THIS SKETCH HAVE NOT BEEN DISTURBED AND THEIR ELEVATIONS HAVE BEEN CONFIRMED.ANY CONFLICTS MUST BE REPORTED PRIOR TO CONSTRUCTION.
8. BY GRAPHIC PLOTTING ONLY PROPERTY IS LOCATED IN OTHER AREAS IN ZONE X (AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOOD) PER REF. #2.
9. THE OFFSETS SHOWN ARE NOT TO BE USED FOR THE CONSTRUCTION OF ANY STRUCTURE, FENCE,PERMANENT ADDITION, ETC.
10. THIS SURVEY IS PREPARED TO UNITED STATES STANDARD (U.S.S.), OTHER DISTANCES SHOWN ARE INPHILADELPHIA DISTRICT STANDARD AND ARE MARKED (P.D.S.).
11. ENCROACHMENTS AND VAULTS, IF ANY, BELOW SURFACE NOT SHOWN HEREON.
12. THE CONVERSION FROM INCHES TO THE MORE PRECISE DECIMAL EXPRESSION MAY RESULT IN MINORCHANGES IN THE SECOND AND THIRD DECIMAL PLACES, THESE ARE NOT ERRORS OR OVERSIGHTS BUTMORE PRECISE VALUES.
13. ATTENTION IS CALLED TO THE ZONING REQUIREMENTS IN THE PHILADELPHIA CODE AS AMENDED.
14. PLAN IS MADE PER INSTRUCTION OF R INVESTMENT TWENTY ONE LLC
15. BUILDING DIMENSIONS SHOWN HEREON ARE MEASURED AT GROUND LEVEL OF BUILDING EXTERIOR.
16. THERE ARE 106 PARKING SPACES LOCATED ON THE SUBJECT PROPERTY, INCLUDING 1 HC ACCESSIBLE.
REFERENCES:
1. MAP 004 N 07 OF THE OFFICIAL TAX REGISTRY OF THE CITY & COUNTY OFPHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. MAP ENTITLED "NATIONAL FLOOD INSURANCE PROGRAM, FIRM, FLOODINSURANCE RATE MAP,CITY OF PHILADELPHIA, PENNSYLVANIA, PHILADELPHIACOUNTY, PANEL 184 OF 230", MAP NUMBER 420757 0184 H, MAP REVISED:NOVEMBER 18, 2015.
3. MAP ENTITLED " CITY PLAN NO. 271A", PROVIDED BY THE CITY OFPHILADELPHIA.
4. MAP ENTITLED "PLAN REVISING THE LINES AND GRADES ON CITY PLAN NO. 271OF THE AREA BOUNDED BY FIFTH STREET, SPRING GARDEN STREET, SIXTHSTREET AND FAIRMOUNT AVENUE, BY WIDENING PORTIONS OF FIFTH STREETAND SIXTH STREET, BY STRIKING FROM THE CITY PLAN AND VACATING GREENSTREET, AND BY RESERVING AND PLACING ON THE CITY PLAN A CERTAINRIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITY PURPOSES,UNDER CERTAIN TERMS AND CONDITIONS," PROVIDED BY THE CITY OFPHILADELPHIA.
5. MAP ENTITLED "THE DECLARATION PLAN OF FIFTH STREET WHOLESALEDISTRIBUTORS ASSOCIATION INC. FOR SPRING GARDEN STREET MALL PLAN OFSUBDIVISION OF PROPERTY" PREPARED BY VINCENT NERO, SURVEYOR ®ULATOR OF THE THIRD SURVEY DISTRICT, DATED JULY 16, 1964 AND LASTREVISED OCTOBER 27, 1964.
6. STREET STATUS CARD ENTITLED "LC000266", "LC000320" & "LC003101", PROVIDEBY THE CITY OF PHILADELPHIA.
7. MAPS ENTITLED "PWD #122358", "PWD #159827", "PWD #195098", "PWD #197305","PWD #252444", "PWD #261426" & "PWD #269711",PROVIDED BY THEPHILADELPHIA WATER DEPARTMENT.
8. MAP SHOWING THE LOCATION OF UNDERGROUND GAS FACILITIES PROVIDEDBY PHILADELPHIA GAS WORKS.
9. MAPS SHOWING THE LOCATION OF UNDERGROUND TELECOMMUNICATIONSFACILITIES PROVIDED BY VERIZON.
10. MAPS ENTITLED "5-N-5" & "6-N-5B", PROVIDED BY THE CITY OF PHILADELPHIABOARD OF HIGHWAY SUPERVISORS.
11. MAPS SHOWING THE LOCATION OF UNDERGROUND ELECTRIC FACILITIESPROVIDED BY PECO.
SOUTHBOROUGH, MA 508.948.3000
MT. LAUREL, NJ 609.857.2099MANHATTAN, NY 646.780.0411
LONG ISLAND, NY 631.580.2645
PENNSYLVANIA PROFESSIONAL LAND SURVEYOR NO. SU075250
JAMES C. WEED1"=20'
SITE
PARKING SPACE COUNT
APPROX. LOC. UNDERGROUND ELEC. LINE
APPROX. LOC. UNDERGROUND GAS LINE
GAS VALVE
WATER VALVE
OVERHEAD WIRES
AREA LIGHT
U-BOLLARD
BOLLARD
SIGN
UTILITY POLE
TRAFFIC SIGNAL POLE
TRAFFIC SIGNAL
MONITORING WELL
DECIDUOUS TREE & TRUNK SIZE
POST
DEPRESSED CURB
DEPRESSED CURB
EDGE OF PAVEMENT
UNKNOWN VALVE
EDGE OF CONC.
CHAIN LINK FENCE
METAL COVER
STREET LIGHT
HYDRANT
TYPICAL
CATCH BASIN OR INLET
EXIST. GUTTER ELEVATION
EXISTING SPOT ELEVATION
EXIST. TOP OF WALL ELEVATION
EXIST. BOTTOM OF WALL ELEVATION
EXIST. TOP OF CURB ELEVATION
EXISTING CONTOUR
LEGEND
EXIST. FINISHED FLOOR ELEVATION
EXIST. DOOR SILL ELEVATION
HEIGHT
BUILDING
BUILDING FOOTPRINT AREA
FILLED WITH DEBRIS
SOLID WHITE LINE
NO VISIBLE PIPE
BOTTOM OF STRUCTURE
VENT & NUMBER OF VENTS
10
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT WAS BASED WERE MADE INACCORDANCE WITH THE "2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLESURVEYS", JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 5, 7(a),7(b)(1), 7(c),8, 9, 11, 13, 14 & 20 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON 4-2-2019.
THIS SURVEY IS CERTIFIED TO:
COMMONWEALTH LAND TITLE INSURANCE COMPANYR INVESTMENT TWENTY ONE LLC
PER R
EF. MAP #5
UTILITIES:
THE FOLLOWING COMPANIES WERE NOTIFIED BY PENNSYLVANIA ONE CALL SYSTEM, INC. (1-800-242-1776) ANDREQUESTED TO MARK OUT UNDERGROUND FACILITIES AFFECTING AND SERVICING THIS SITE. THE UNDERGROUNDUTILITY INFORMATION SHOWN HEREON IS BASED UPON THE UTILITY COMPANIES RESPONSE TO THIS REQUEST.SERIAL NUMBER(S): 20190811363
UTILITY COMPANY PHONE NUMBER
AT & TCOMCAST CABLEVISION
LEVEL 3MCI
PECOPHILADELPHIA CITY WATER DEPTPHILADELPHIA DEPT OF STREETS
PHILADELPHIA GAS WORKSRCN CABLE(FORMERLY C-TECH)
SEPTAVEOLIA ENERGY PHILADELPHIA, INC (TRIGEN)
VERIZONLIGHTOWER
800-222-0400215-961-3800720-888-0165800-888-0800610-943-5522215-685-6300215-686-5503215-978-3000484-461-6020215-580-7852215-875-6900215-963-6000703-434-8500
TITLE EXCEPTION
SURVEY MEASUREMENT
PHILADELPHIA DISTRICT STANDARD
UNITED STATES STANDARD
DEED MEASUREMENT
P.V./B.M.
A.A.
4-16-2019
DWG. NO.
C
501-535 SPRING GARDEN ST.
COMMONWEALTH OF PENNSYLVANIA
ALTA/NSPS LAND TITLE SURVEY
130-132
REVIEWED:
FIELD CREW
DRAWN:
4-2-2019
18-18FIELD BOOK NO.
FIELD BOOK PG.
FIELD DATE
A
CITY AND COUNTY OF PHILADELPHIA, 5TH WARDPARCELS 268-278, 290 & 291, MAP 04 N 07
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NEW BRITAIN CORPORATE CENTER1600 MANOR DRIVE, SUITE 210CHALFONT, PA 18914215.712.9800 - 215.712.9802 FAXWWW.CPASURVEY.COM
VICINITY MAP
0 10 20 40 80
( IN FEET )1 inch = 20 ft.
GRAPHIC SCALE20
WARREN, NJ 908.668.0099
APPROX. LOC. UNDERGROUND TEL. LINE
APPROX. LOC. UNDERGROUND WATER LINE
NOTES:
1. PROPERTY KNOWN AS PARCELS 268-278, 290 & 291, MAP 04 N 07 AS IDENTIFIED ON THE TAX MAPS OF THECITY AND COUNTY OF PHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. AREA (PARCEL 268) (P.D.S.) = 7,789.3 S.F. OR 0.17882 AC.AREA (PARCEL 268) (U.S.S.) = 7,829.8 S.F. OR 0.17975 AC.
AREA (PARCEL 269) (P.D.S.) = 4,416.0 S.F. OR 0.10138 AC.AREA (PARCEL 269) (U.S.S.) = 4,439.0 S.F. OR 0.10191 AC.
AREA (PARCEL 270) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 270) (U.S.S.) = 3,684.4 S.F. OR 0.08458 AC.
AREA (PARCEL 271) (P.D.S.) = 3,761.2 S.F. OR 0.08635 AC.AREA (PARCEL 271) (U.S.S.) = 3,780.4 S.F. OR 0.08679 AC.
AREA (PARCEL 272) (P.D.S.) = 6,805.1 S.F. OR 0.15662 AC.AREA (PARCEL 272) (U.S.S.) = 6,841.7 S.F. OR 0.15706 AC.
AREA (PARCEL 273) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 273) (U.S.S.) = 3,683.8 S.F. OR 0.08457 AC.
AREA (PARCEL 274) (P.D.S.) = 3,940.7 S.F. OR 0.09047 AC.AREA (PARCEL 274) (U.S.S.) = 3,961.7 S.F. OR 0.09095 AC.
AREA (PARCEL 275) (P.D.S.) = 3,680.0 S.F. OR 0.08448 AC.AREA (PARCEL 275) (U.S.S.) = 3,699.2 S.F. OR 0.08492 AC.
AREA (PARCEL 276) (P.D.S.) = 6,675.6 S.F. OR 0.15325 AC.AREA (PARCEL 276) (U.S.S.) = 6,710.9 S.F. OR 0.15406 AC.
AREA (PARCEL 277) (P.D.S.) = 15,078.3 S.F. OR 0.34615 AC.AREA (PARCEL 277) (U.S.S.) = 15,157.3 S.F. OR 0.34796 AC.
AREA (PARCEL 278) (P.D.S.) = 6,424.7 S.F. OR 0.14749 AC.AREA (PARCEL 278) (U.S.S.) = 6,458.2 S.F. OR 0.14826 AC.
AREA (PARCEL 290) (P.D.S.) = 23,428.9 S.F. OR 0.53785 AC.AREA (PARCEL 290) (U.S.S.) = 23,549.5 S.F. OR 0.54062 AC.
AREA (PARCEL 291) (P.D.S.) = 16,019.8 S.F. OR 0.36776 AC.AREA (PARCEL 291) (U.S.S.) = 16,103.4 S.F. OR 0.36968 AC.
3. LOCATION OF UNDERGROUND UTILITIES ARE APPROXIMATE. LOCATIONS AND SIZES ARE BASED ON UTILITYMARK-OUTS, ABOVE GROUND STRUCTURES THAT WERE VISIBLE & ACCESSIBLE IN THE FIELD, AND THE MAPSAS LISTED IN THE REFERENCES AVAILABLE AT THE TIME OF THE SURVEY. AVAILABLE AS-BUILT PLANS ANDUTILITY MARKOUT DOES NOT ENSURE MAPPING OF ALL UNDERGROUND UTILITIES AND STRUCTURES.BEFORE ANY EXCAVATION IS TO BEGIN, ALL UNDERGROUND UTILITIES SHOULD BE VERIFIED AS TO THEIRLOCATION, SIZE AND TYPE BY THE PROPER UTILITY COMPANIES. CONTROL POINT ASSOCIATES, INC. DOESNOT GUARANTEE THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA EITHER IN SERVICE ORABANDONED.
4. THIS PLAN IS BASED ON INFORMATION PROVIDED, BY A SURVEY PREPARED IN THE FIELD BY CONTROL POINTASSOCIATES, INC. AND OTHER REFERENCE MATERIAL AS LISTED HEREON.
5. THIS SURVEY WAS PREPARED WITH REFERENCE TO A TITLE REPORT PREPARED BY COMMONWEALTH LANDTITLE INSURANCE COMPANY, ORDER #7415352MA PHI190161, WITH A COMMITMENT DATE OF 01/04/2019.WHERE THE FOLLOWING SURVEY RELATED EXCEPTIONS APPEAR IN SCHEDULE B PART II:
7 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN REDEVELOPMENT CONTRACT BETWEEN THE REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/21/1964 AND RECORDED 4/21/1964 IN DEED BOOK CAD 159 PAGE 106. (PREMISES A THROUGH K) - URBAN RENEWAL PLAN OF REDEVELOPMENT FOR "E. POPLAR, UNIT 40", AFFECTS PREMISES A-K; NOT SURVEY RELATED.
8 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN DEED TO FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/22/1964 AND RECORDED 4/23/1964 IN DEED BOOK CAD 160 PAGE 558. (PREMISES A THROUGH K) - DESCRIBES SUBJECT PARCELS, AFFECTS PREMISES A-K; NOTSURVEY RELATED.
9 AGREEMENT BETWEEN REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND THE CITY OFPHILADELPHIA, WHICH INCLUDES RIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITYPURPOSES, INGRESS, EGRESS, RIGHTS AND PRIVILEGES DATED 4/21/1964 AND RECORDED 5/15/1964 IN DEED BOOK CAD 177 PAGE 521. (PREMISES A THROUGH K) - AGREEMENT OF ORDINANCE STRIKING ANDRESERVING GREEN STREET FOR RIGHT-OF-WAY FOR UTILITIES; SHOWN.
10 RIGHTS GRANTED TO THE BELL TELEPHONE COMPANY OF PENNSYLVANIA IN DEED BOOK CAD 276 PAGE(PREMISES A THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K,BLANKET IN NATURE; NO PLOTTABLE EASEMENTS.
11 RIGHTS GRANTED TO PHILADELPHIA ELECTRIC COMPANY IN DEED BOOK CAD 295 PAGE 158. (PREMISESA THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K, BLANKET INNATURE; NO PLOTTABLE EASEMENTS.
12 TERMS, CONDITIONS, RESTRICTIONS, AGREEMENTS, EASEMENTS AND OBLIGATIONS CREATED BY THE DECLARATION OF UNIT OWNERSHIP FOR SPRING STREET WHOLESALE DISTRIBUTORS ASSOCIATION,INC., WHICH INCLUDES ASSESSMENTS DATED 12/17/1964, AND RECORDED IN DEED BOOK CAD 350 PAGE332, AND THE CODE OF REGULATIONS RECORDED THEREIN; AND THE CONDOMINIUM DECLARATIONPLAN DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED THEREINAND IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - LIMITATIONS ON SUBDIVIDINGAND/OR REDUCING PARCELS RELATIVE TO AFFECT ON UNIT INTEREST IN PARKING AREAS; "THE MALL","DRIVEWAY C" AND "DRIVEWAY D" SHOWN.
13 CONDITIONS AS SHOWN ON DECLARATION PLAN MADE BY VINCENT J. NERO, SURVEYOR AND REGULATOR OF THE 3RD DISTRICT, WHICH INCLUDES MALL AND DRIVEWAYS DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - "THE MALL", "DRIVEWAY C", "DRIVEWAY D", AND PARKING AREAS SHOWN.
14 EASEMENT OF DRIVEWAYS AND POSSIBLE PROPORTIONATE PART OF MAINTENANCE AND EXPENSES OFSAME. - DRIVEWAYS SHOWN; PERCENTAGE OF OWNERSHIP PROVIDED IN DEEDS.
15 TERMS AND CONDITIONS OF A LEASE DATED 3/24/2010 BY AND BETWEEN STEVEN SILVER AND BARBARASILVER (LANDLORD) AND DOLGENCORP, LLC (TENANT), A MEMORANDUM, WHICH INCLUDESCOVENANTS, RESTRICTIONS AND PROVISIONS THEREOF RECORDED 6/25/2010 AS DOCUMENT NO. 52228323. (PREMISES A) - LEASE FOR DOLLAR GENERAL OR SIMILAR STORE; SHOWN.
6. THE EXISTENCE OF UNDERGROUND STORAGE TANKS, IF ANY, WAS NOT KNOWN AT THE TIME OF THE FIELDSURVEY.
7. ELEVATIONS ARE BASED UPON PHILADELPHIA CITY PLAN DATUM PER REFERENCE MAP #4. HELD ELEVATIONSAT THE INTERSECTIONS OF 5TH STREET AND SPRING GARDEN STREET & 6TH STREET AND SPRING GARDENSTREET.
TBM-1: MAG NAIL SET IN CONCRETEELEV. = 31.02
TBM-2: MAG NAIL SET IN CONCRETEELEV. = 28.42
PRIOR TO CONSTRUCTION IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT THE BENCHMARKSILLUSTRATED ON THIS SKETCH HAVE NOT BEEN DISTURBED AND THEIR ELEVATIONS HAVE BEEN CONFIRMED.ANY CONFLICTS MUST BE REPORTED PRIOR TO CONSTRUCTION.
8. BY GRAPHIC PLOTTING ONLY PROPERTY IS LOCATED IN OTHER AREAS IN ZONE X (AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOOD) PER REF. #2.
9. THE OFFSETS SHOWN ARE NOT TO BE USED FOR THE CONSTRUCTION OF ANY STRUCTURE, FENCE,PERMANENT ADDITION, ETC.
10. THIS SURVEY IS PREPARED TO UNITED STATES STANDARD (U.S.S.), OTHER DISTANCES SHOWN ARE INPHILADELPHIA DISTRICT STANDARD AND ARE MARKED (P.D.S.).
11. ENCROACHMENTS AND VAULTS, IF ANY, BELOW SURFACE NOT SHOWN HEREON.
12. THE CONVERSION FROM INCHES TO THE MORE PRECISE DECIMAL EXPRESSION MAY RESULT IN MINORCHANGES IN THE SECOND AND THIRD DECIMAL PLACES, THESE ARE NOT ERRORS OR OVERSIGHTS BUTMORE PRECISE VALUES.
13. ATTENTION IS CALLED TO THE ZONING REQUIREMENTS IN THE PHILADELPHIA CODE AS AMENDED.
14. PLAN IS MADE PER INSTRUCTION OF R INVESTMENT TWENTY ONE LLC
15. BUILDING DIMENSIONS SHOWN HEREON ARE MEASURED AT GROUND LEVEL OF BUILDING EXTERIOR.
16. THERE ARE 106 PARKING SPACES LOCATED ON THE SUBJECT PROPERTY, INCLUDING 1 HC ACCESSIBLE.
REFERENCES:
1. MAP 004 N 07 OF THE OFFICIAL TAX REGISTRY OF THE CITY & COUNTY OFPHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. MAP ENTITLED "NATIONAL FLOOD INSURANCE PROGRAM, FIRM, FLOODINSURANCE RATE MAP,CITY OF PHILADELPHIA, PENNSYLVANIA, PHILADELPHIACOUNTY, PANEL 184 OF 230", MAP NUMBER 420757 0184 H, MAP REVISED:NOVEMBER 18, 2015.
3. MAP ENTITLED " CITY PLAN NO. 271A", PROVIDED BY THE CITY OFPHILADELPHIA.
4. MAP ENTITLED "PLAN REVISING THE LINES AND GRADES ON CITY PLAN NO. 271OF THE AREA BOUNDED BY FIFTH STREET, SPRING GARDEN STREET, SIXTHSTREET AND FAIRMOUNT AVENUE, BY WIDENING PORTIONS OF FIFTH STREETAND SIXTH STREET, BY STRIKING FROM THE CITY PLAN AND VACATING GREENSTREET, AND BY RESERVING AND PLACING ON THE CITY PLAN A CERTAINRIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITY PURPOSES,UNDER CERTAIN TERMS AND CONDITIONS," PROVIDED BY THE CITY OFPHILADELPHIA.
5. MAP ENTITLED "THE DECLARATION PLAN OF FIFTH STREET WHOLESALEDISTRIBUTORS ASSOCIATION INC. FOR SPRING GARDEN STREET MALL PLAN OFSUBDIVISION OF PROPERTY" PREPARED BY VINCENT NERO, SURVEYOR ®ULATOR OF THE THIRD SURVEY DISTRICT, DATED JULY 16, 1964 AND LASTREVISED OCTOBER 27, 1964.
6. STREET STATUS CARD ENTITLED "LC000266", "LC000320" & "LC003101", PROVIDEBY THE CITY OF PHILADELPHIA.
7. MAPS ENTITLED "PWD #122358", "PWD #159827", "PWD #195098", "PWD #197305","PWD #252444", "PWD #261426" & "PWD #269711",PROVIDED BY THEPHILADELPHIA WATER DEPARTMENT.
8. MAP SHOWING THE LOCATION OF UNDERGROUND GAS FACILITIES PROVIDEDBY PHILADELPHIA GAS WORKS.
9. MAPS SHOWING THE LOCATION OF UNDERGROUND TELECOMMUNICATIONSFACILITIES PROVIDED BY VERIZON.
10. MAPS ENTITLED "5-N-5" & "6-N-5B", PROVIDED BY THE CITY OF PHILADELPHIABOARD OF HIGHWAY SUPERVISORS.
11. MAPS SHOWING THE LOCATION OF UNDERGROUND ELECTRIC FACILITIESPROVIDED BY PECO.
SOUTHBOROUGH, MA 508.948.3000
MT. LAUREL, NJ 609.857.2099MANHATTAN, NY 646.780.0411
LONG ISLAND, NY 631.580.2645
PENNSYLVANIA PROFESSIONAL LAND SURVEYOR NO. SU075250
JAMES C. WEED1"=20'
SITE
PARKING SPACE COUNT
APPROX. LOC. UNDERGROUND ELEC. LINE
APPROX. LOC. UNDERGROUND GAS LINE
GAS VALVE
WATER VALVE
OVERHEAD WIRES
AREA LIGHT
U-BOLLARD
BOLLARD
SIGN
UTILITY POLE
TRAFFIC SIGNAL POLE
TRAFFIC SIGNAL
MONITORING WELL
DECIDUOUS TREE & TRUNK SIZE
POST
DEPRESSED CURB
DEPRESSED CURB
EDGE OF PAVEMENT
UNKNOWN VALVE
EDGE OF CONC.
CHAIN LINK FENCE
METAL COVER
STREET LIGHT
HYDRANT
TYPICAL
CATCH BASIN OR INLET
EXIST. GUTTER ELEVATION
EXISTING SPOT ELEVATION
EXIST. TOP OF WALL ELEVATION
EXIST. BOTTOM OF WALL ELEVATION
EXIST. TOP OF CURB ELEVATION
EXISTING CONTOUR
LEGEND
EXIST. FINISHED FLOOR ELEVATION
EXIST. DOOR SILL ELEVATION
HEIGHT
BUILDING
BUILDING FOOTPRINT AREA
FILLED WITH DEBRIS
SOLID WHITE LINE
NO VISIBLE PIPE
BOTTOM OF STRUCTURE
VENT & NUMBER OF VENTS
10
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT WAS BASED WERE MADE INACCORDANCE WITH THE "2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLESURVEYS", JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 5, 7(a),7(b)(1), 7(c),8, 9, 11, 13, 14 & 20 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON 4-2-2019.
THIS SURVEY IS CERTIFIED TO:
COMMONWEALTH LAND TITLE INSURANCE COMPANYR INVESTMENT TWENTY ONE LLC
PER R
EF. MAP #5
UTILITIES:
THE FOLLOWING COMPANIES WERE NOTIFIED BY PENNSYLVANIA ONE CALL SYSTEM, INC. (1-800-242-1776) ANDREQUESTED TO MARK OUT UNDERGROUND FACILITIES AFFECTING AND SERVICING THIS SITE. THE UNDERGROUNDUTILITY INFORMATION SHOWN HEREON IS BASED UPON THE UTILITY COMPANIES RESPONSE TO THIS REQUEST.SERIAL NUMBER(S): 20190811363
UTILITY COMPANY PHONE NUMBER
AT & TCOMCAST CABLEVISION
LEVEL 3MCI
PECOPHILADELPHIA CITY WATER DEPTPHILADELPHIA DEPT OF STREETS
PHILADELPHIA GAS WORKSRCN CABLE(FORMERLY C-TECH)
SEPTAVEOLIA ENERGY PHILADELPHIA, INC (TRIGEN)
VERIZONLIGHTOWER
800-222-0400215-961-3800720-888-0165800-888-0800610-943-5522215-685-6300215-686-5503215-978-3000484-461-6020215-580-7852215-875-6900215-963-6000703-434-8500
TITLE EXCEPTION
SURVEY MEASUREMENT
PHILADELPHIA DISTRICT STANDARD
UNITED STATES STANDARD
DEED MEASUREMENT
P.V./B.M.
A.A.
4-16-2019
DWG. NO.
C
501-535 SPRING GARDEN ST.
COMMONWEALTH OF PENNSYLVANIA
ALTA/NSPS LAND TITLE SURVEY
130-132
REVIEWED:
FIELD CREW
DRAWN:
4-2-2019
18-18FIELD BOOK NO.
FIELD BOOK PG.
FIELD DATE
A
CITY AND COUNTY OF PHILADELPHIA, 5TH WARDPARCELS 268-278, 290 & 291, MAP 04 N 07
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NEW BRITAIN CORPORATE CENTER1600 MANOR DRIVE, SUITE 210CHALFONT, PA 18914215.712.9800 - 215.712.9802 FAXWWW.CPASURVEY.COM
VICINITY MAP
0 10 20 40 80
( IN FEET )1 inch = 20 ft.
GRAPHIC SCALE20
WARREN, NJ 908.668.0099
APPROX. LOC. UNDERGROUND TEL. LINE
APPROX. LOC. UNDERGROUND WATER LINE
NOTES:
1. PROPERTY KNOWN AS PARCELS 268-278, 290 & 291, MAP 04 N 07 AS IDENTIFIED ON THE TAX MAPS OF THECITY AND COUNTY OF PHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. AREA (PARCEL 268) (P.D.S.) = 7,789.3 S.F. OR 0.17882 AC.AREA (PARCEL 268) (U.S.S.) = 7,829.8 S.F. OR 0.17975 AC.
AREA (PARCEL 269) (P.D.S.) = 4,416.0 S.F. OR 0.10138 AC.AREA (PARCEL 269) (U.S.S.) = 4,439.0 S.F. OR 0.10191 AC.
AREA (PARCEL 270) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 270) (U.S.S.) = 3,684.4 S.F. OR 0.08458 AC.
AREA (PARCEL 271) (P.D.S.) = 3,761.2 S.F. OR 0.08635 AC.AREA (PARCEL 271) (U.S.S.) = 3,780.4 S.F. OR 0.08679 AC.
AREA (PARCEL 272) (P.D.S.) = 6,805.1 S.F. OR 0.15662 AC.AREA (PARCEL 272) (U.S.S.) = 6,841.7 S.F. OR 0.15706 AC.
AREA (PARCEL 273) (P.D.S.) = 3,664.7 S.F. OR 0.08413 AC.AREA (PARCEL 273) (U.S.S.) = 3,683.8 S.F. OR 0.08457 AC.
AREA (PARCEL 274) (P.D.S.) = 3,940.7 S.F. OR 0.09047 AC.AREA (PARCEL 274) (U.S.S.) = 3,961.7 S.F. OR 0.09095 AC.
AREA (PARCEL 275) (P.D.S.) = 3,680.0 S.F. OR 0.08448 AC.AREA (PARCEL 275) (U.S.S.) = 3,699.2 S.F. OR 0.08492 AC.
AREA (PARCEL 276) (P.D.S.) = 6,675.6 S.F. OR 0.15325 AC.AREA (PARCEL 276) (U.S.S.) = 6,710.9 S.F. OR 0.15406 AC.
AREA (PARCEL 277) (P.D.S.) = 15,078.3 S.F. OR 0.34615 AC.AREA (PARCEL 277) (U.S.S.) = 15,157.3 S.F. OR 0.34796 AC.
AREA (PARCEL 278) (P.D.S.) = 6,424.7 S.F. OR 0.14749 AC.AREA (PARCEL 278) (U.S.S.) = 6,458.2 S.F. OR 0.14826 AC.
AREA (PARCEL 290) (P.D.S.) = 23,428.9 S.F. OR 0.53785 AC.AREA (PARCEL 290) (U.S.S.) = 23,549.5 S.F. OR 0.54062 AC.
AREA (PARCEL 291) (P.D.S.) = 16,019.8 S.F. OR 0.36776 AC.AREA (PARCEL 291) (U.S.S.) = 16,103.4 S.F. OR 0.36968 AC.
3. LOCATION OF UNDERGROUND UTILITIES ARE APPROXIMATE. LOCATIONS AND SIZES ARE BASED ON UTILITYMARK-OUTS, ABOVE GROUND STRUCTURES THAT WERE VISIBLE & ACCESSIBLE IN THE FIELD, AND THE MAPSAS LISTED IN THE REFERENCES AVAILABLE AT THE TIME OF THE SURVEY. AVAILABLE AS-BUILT PLANS ANDUTILITY MARKOUT DOES NOT ENSURE MAPPING OF ALL UNDERGROUND UTILITIES AND STRUCTURES.BEFORE ANY EXCAVATION IS TO BEGIN, ALL UNDERGROUND UTILITIES SHOULD BE VERIFIED AS TO THEIRLOCATION, SIZE AND TYPE BY THE PROPER UTILITY COMPANIES. CONTROL POINT ASSOCIATES, INC. DOESNOT GUARANTEE THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA EITHER IN SERVICE ORABANDONED.
4. THIS PLAN IS BASED ON INFORMATION PROVIDED, BY A SURVEY PREPARED IN THE FIELD BY CONTROL POINTASSOCIATES, INC. AND OTHER REFERENCE MATERIAL AS LISTED HEREON.
5. THIS SURVEY WAS PREPARED WITH REFERENCE TO A TITLE REPORT PREPARED BY COMMONWEALTH LANDTITLE INSURANCE COMPANY, ORDER #7415352MA PHI190161, WITH A COMMITMENT DATE OF 01/04/2019.WHERE THE FOLLOWING SURVEY RELATED EXCEPTIONS APPEAR IN SCHEDULE B PART II:
7 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN REDEVELOPMENT CONTRACT BETWEEN THE REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/21/1964 AND RECORDED 4/21/1964 IN DEED BOOK CAD 159 PAGE 106. (PREMISES A THROUGH K) - URBAN RENEWAL PLAN OF REDEVELOPMENT FOR "E. POPLAR, UNIT 40", AFFECTS PREMISES A-K; NOT SURVEY RELATED.
8 COVENANTS, RESTRICTIONS, TERMS AND CONDITIONS AS IN DEED TO FIFTH STREET WHOLESALE DISTRIBUTORS ASSOCIATION, INC., DATED 4/22/1964 AND RECORDED 4/23/1964 IN DEED BOOK CAD 160 PAGE 558. (PREMISES A THROUGH K) - DESCRIBES SUBJECT PARCELS, AFFECTS PREMISES A-K; NOTSURVEY RELATED.
9 AGREEMENT BETWEEN REDEVELOPMENT AUTHORITY OF THE CITY OF PHILADELPHIA AND THE CITY OFPHILADELPHIA, WHICH INCLUDES RIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITYPURPOSES, INGRESS, EGRESS, RIGHTS AND PRIVILEGES DATED 4/21/1964 AND RECORDED 5/15/1964 IN DEED BOOK CAD 177 PAGE 521. (PREMISES A THROUGH K) - AGREEMENT OF ORDINANCE STRIKING ANDRESERVING GREEN STREET FOR RIGHT-OF-WAY FOR UTILITIES; SHOWN.
10 RIGHTS GRANTED TO THE BELL TELEPHONE COMPANY OF PENNSYLVANIA IN DEED BOOK CAD 276 PAGE(PREMISES A THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K,BLANKET IN NATURE; NO PLOTTABLE EASEMENTS.
11 RIGHTS GRANTED TO PHILADELPHIA ELECTRIC COMPANY IN DEED BOOK CAD 295 PAGE 158. (PREMISESA THROUGH K) - RIGHTS TO INSTALL & MAINTAIN FACILITIES, AFFECTS PREMISES A-K, BLANKET INNATURE; NO PLOTTABLE EASEMENTS.
12 TERMS, CONDITIONS, RESTRICTIONS, AGREEMENTS, EASEMENTS AND OBLIGATIONS CREATED BY THE DECLARATION OF UNIT OWNERSHIP FOR SPRING STREET WHOLESALE DISTRIBUTORS ASSOCIATION,INC., WHICH INCLUDES ASSESSMENTS DATED 12/17/1964, AND RECORDED IN DEED BOOK CAD 350 PAGE332, AND THE CODE OF REGULATIONS RECORDED THEREIN; AND THE CONDOMINIUM DECLARATIONPLAN DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED THEREINAND IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - LIMITATIONS ON SUBDIVIDINGAND/OR REDUCING PARCELS RELATIVE TO AFFECT ON UNIT INTEREST IN PARKING AREAS; "THE MALL","DRIVEWAY C" AND "DRIVEWAY D" SHOWN.
13 CONDITIONS AS SHOWN ON DECLARATION PLAN MADE BY VINCENT J. NERO, SURVEYOR AND REGULATOR OF THE 3RD DISTRICT, WHICH INCLUDES MALL AND DRIVEWAYS DATED 7/16/1964, ADDITIONAL INFORMATION ADDED THERETO 10/27/1964, RECORDED IN DEED BOOK CAD 350 PAGE 349. (PREMISES A THROUGH K) - "THE MALL", "DRIVEWAY C", "DRIVEWAY D", AND PARKING AREAS SHOWN.
14 EASEMENT OF DRIVEWAYS AND POSSIBLE PROPORTIONATE PART OF MAINTENANCE AND EXPENSES OFSAME. - DRIVEWAYS SHOWN; PERCENTAGE OF OWNERSHIP PROVIDED IN DEEDS.
15 TERMS AND CONDITIONS OF A LEASE DATED 3/24/2010 BY AND BETWEEN STEVEN SILVER AND BARBARASILVER (LANDLORD) AND DOLGENCORP, LLC (TENANT), A MEMORANDUM, WHICH INCLUDESCOVENANTS, RESTRICTIONS AND PROVISIONS THEREOF RECORDED 6/25/2010 AS DOCUMENT NO. 52228323. (PREMISES A) - LEASE FOR DOLLAR GENERAL OR SIMILAR STORE; SHOWN.
6. THE EXISTENCE OF UNDERGROUND STORAGE TANKS, IF ANY, WAS NOT KNOWN AT THE TIME OF THE FIELDSURVEY.
7. ELEVATIONS ARE BASED UPON PHILADELPHIA CITY PLAN DATUM PER REFERENCE MAP #4. HELD ELEVATIONSAT THE INTERSECTIONS OF 5TH STREET AND SPRING GARDEN STREET & 6TH STREET AND SPRING GARDENSTREET.
TBM-1: MAG NAIL SET IN CONCRETEELEV. = 31.02
TBM-2: MAG NAIL SET IN CONCRETEELEV. = 28.42
PRIOR TO CONSTRUCTION IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT THE BENCHMARKSILLUSTRATED ON THIS SKETCH HAVE NOT BEEN DISTURBED AND THEIR ELEVATIONS HAVE BEEN CONFIRMED.ANY CONFLICTS MUST BE REPORTED PRIOR TO CONSTRUCTION.
8. BY GRAPHIC PLOTTING ONLY PROPERTY IS LOCATED IN OTHER AREAS IN ZONE X (AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOOD) PER REF. #2.
9. THE OFFSETS SHOWN ARE NOT TO BE USED FOR THE CONSTRUCTION OF ANY STRUCTURE, FENCE,PERMANENT ADDITION, ETC.
10. THIS SURVEY IS PREPARED TO UNITED STATES STANDARD (U.S.S.), OTHER DISTANCES SHOWN ARE INPHILADELPHIA DISTRICT STANDARD AND ARE MARKED (P.D.S.).
11. ENCROACHMENTS AND VAULTS, IF ANY, BELOW SURFACE NOT SHOWN HEREON.
12. THE CONVERSION FROM INCHES TO THE MORE PRECISE DECIMAL EXPRESSION MAY RESULT IN MINORCHANGES IN THE SECOND AND THIRD DECIMAL PLACES, THESE ARE NOT ERRORS OR OVERSIGHTS BUTMORE PRECISE VALUES.
13. ATTENTION IS CALLED TO THE ZONING REQUIREMENTS IN THE PHILADELPHIA CODE AS AMENDED.
14. PLAN IS MADE PER INSTRUCTION OF R INVESTMENT TWENTY ONE LLC
15. BUILDING DIMENSIONS SHOWN HEREON ARE MEASURED AT GROUND LEVEL OF BUILDING EXTERIOR.
16. THERE ARE 106 PARKING SPACES LOCATED ON THE SUBJECT PROPERTY, INCLUDING 1 HC ACCESSIBLE.
REFERENCES:
1. MAP 004 N 07 OF THE OFFICIAL TAX REGISTRY OF THE CITY & COUNTY OFPHILADELPHIA, COMMONWEALTH OF PENNSYLVANIA.
2. MAP ENTITLED "NATIONAL FLOOD INSURANCE PROGRAM, FIRM, FLOODINSURANCE RATE MAP,CITY OF PHILADELPHIA, PENNSYLVANIA, PHILADELPHIACOUNTY, PANEL 184 OF 230", MAP NUMBER 420757 0184 H, MAP REVISED:NOVEMBER 18, 2015.
3. MAP ENTITLED " CITY PLAN NO. 271A", PROVIDED BY THE CITY OFPHILADELPHIA.
4. MAP ENTITLED "PLAN REVISING THE LINES AND GRADES ON CITY PLAN NO. 271OF THE AREA BOUNDED BY FIFTH STREET, SPRING GARDEN STREET, SIXTHSTREET AND FAIRMOUNT AVENUE, BY WIDENING PORTIONS OF FIFTH STREETAND SIXTH STREET, BY STRIKING FROM THE CITY PLAN AND VACATING GREENSTREET, AND BY RESERVING AND PLACING ON THE CITY PLAN A CERTAINRIGHT OF WAY FOR WATER MAIN PURPOSES AND PUBLIC UTILITY PURPOSES,UNDER CERTAIN TERMS AND CONDITIONS," PROVIDED BY THE CITY OFPHILADELPHIA.
5. MAP ENTITLED "THE DECLARATION PLAN OF FIFTH STREET WHOLESALEDISTRIBUTORS ASSOCIATION INC. FOR SPRING GARDEN STREET MALL PLAN OFSUBDIVISION OF PROPERTY" PREPARED BY VINCENT NERO, SURVEYOR ®ULATOR OF THE THIRD SURVEY DISTRICT, DATED JULY 16, 1964 AND LASTREVISED OCTOBER 27, 1964.
6. STREET STATUS CARD ENTITLED "LC000266", "LC000320" & "LC003101", PROVIDEBY THE CITY OF PHILADELPHIA.
7. MAPS ENTITLED "PWD #122358", "PWD #159827", "PWD #195098", "PWD #197305","PWD #252444", "PWD #261426" & "PWD #269711",PROVIDED BY THEPHILADELPHIA WATER DEPARTMENT.
8. MAP SHOWING THE LOCATION OF UNDERGROUND GAS FACILITIES PROVIDEDBY PHILADELPHIA GAS WORKS.
9. MAPS SHOWING THE LOCATION OF UNDERGROUND TELECOMMUNICATIONSFACILITIES PROVIDED BY VERIZON.
10. MAPS ENTITLED "5-N-5" & "6-N-5B", PROVIDED BY THE CITY OF PHILADELPHIABOARD OF HIGHWAY SUPERVISORS.
11. MAPS SHOWING THE LOCATION OF UNDERGROUND ELECTRIC FACILITIESPROVIDED BY PECO.
SOUTHBOROUGH, MA 508.948.3000
MT. LAUREL, NJ 609.857.2099MANHATTAN, NY 646.780.0411
LONG ISLAND, NY 631.580.2645
PENNSYLVANIA PROFESSIONAL LAND SURVEYOR NO. SU075250
JAMES C. WEED1"=20'
SITE
PARKING SPACE COUNT
APPROX. LOC. UNDERGROUND ELEC. LINE
APPROX. LOC. UNDERGROUND GAS LINE
GAS VALVE
WATER VALVE
OVERHEAD WIRES
AREA LIGHT
U-BOLLARD
BOLLARD
SIGN
UTILITY POLE
TRAFFIC SIGNAL POLE
TRAFFIC SIGNAL
MONITORING WELL
DECIDUOUS TREE & TRUNK SIZE
POST
DEPRESSED CURB
DEPRESSED CURB
EDGE OF PAVEMENT
UNKNOWN VALVE
EDGE OF CONC.
CHAIN LINK FENCE
METAL COVER
STREET LIGHT
HYDRANT
TYPICAL
CATCH BASIN OR INLET
EXIST. GUTTER ELEVATION
EXISTING SPOT ELEVATION
EXIST. TOP OF WALL ELEVATION
EXIST. BOTTOM OF WALL ELEVATION
EXIST. TOP OF CURB ELEVATION
EXISTING CONTOUR
LEGEND
EXIST. FINISHED FLOOR ELEVATION
EXIST. DOOR SILL ELEVATION
HEIGHT
BUILDING
BUILDING FOOTPRINT AREA
FILLED WITH DEBRIS
SOLID WHITE LINE
NO VISIBLE PIPE
BOTTOM OF STRUCTURE
VENT & NUMBER OF VENTS
10
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT WAS BASED WERE MADE INACCORDANCE WITH THE "2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLESURVEYS", JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2, 3, 4, 5, 7(a),7(b)(1), 7(c),8, 9, 11, 13, 14 & 20 OF TABLE A THEREOF. THE FIELD WORK WAS COMPLETED ON 4-2-2019.
THIS SURVEY IS CERTIFIED TO:
COMMONWEALTH LAND TITLE INSURANCE COMPANYR INVESTMENT TWENTY ONE LLC
PER R
EF. MAP #5
UTILITIES:
THE FOLLOWING COMPANIES WERE NOTIFIED BY PENNSYLVANIA ONE CALL SYSTEM, INC. (1-800-242-1776) ANDREQUESTED TO MARK OUT UNDERGROUND FACILITIES AFFECTING AND SERVICING THIS SITE. THE UNDERGROUNDUTILITY INFORMATION SHOWN HEREON IS BASED UPON THE UTILITY COMPANIES RESPONSE TO THIS REQUEST.SERIAL NUMBER(S): 20190811363
UTILITY COMPANY PHONE NUMBER
AT & TCOMCAST CABLEVISION
LEVEL 3MCI
PECOPHILADELPHIA CITY WATER DEPTPHILADELPHIA DEPT OF STREETS
PHILADELPHIA GAS WORKSRCN CABLE(FORMERLY C-TECH)
SEPTAVEOLIA ENERGY PHILADELPHIA, INC (TRIGEN)
VERIZONLIGHTOWER
800-222-0400215-961-3800720-888-0165800-888-0800610-943-5522215-685-6300215-686-5503215-978-3000484-461-6020215-580-7852215-875-6900215-963-6000703-434-8500
TITLE EXCEPTION
SURVEY MEASUREMENT
PHILADELPHIA DISTRICT STANDARD
UNITED STATES STANDARD
DEED MEASUREMENT
P.V./B.M.
A.A.
4-16-2019
0’ 30’ 60’ 120’
7
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden landscape plan
tasker street
dickenson street
river trail
delaware river
brick accent scored concrete
8
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden plantings
serviceberry (spring)Amelanchier x grandiflora‘Autumn Brilliance’
serviceberry (fall)Amelanchier x grandiflora‘Autumn Brilliance’
gro-low sumacRhus aromatica ‘Gro-Low’
feather reed grassCalamagrostis x acutiflora‘Karl Foerster’
fountain grassPennisetum alopecuroides“Hameln’
freeman mapleAcer x freemanii‘Scarlet Sentinel’
maidenhair treeGinkgo biloba‘Princeton Sentry’
RESIDENTIAL LOBBY
RETAIL
RETAIL
AMENITY
RETAIL
RETAIL LOADING
SURFACE PARKING
RESIDENTIAL LOADING
FCC
MECH
MECH
BIKE STORAGE
PARKING ENTRY RAMP
SPRING GARDEN STREET
6TH
STR
EET 5TH
STREET
244'
-1"
124'-3" 59'-5" 28'-11" 28'-2"
64'-5
"11
3'-3
"33
'-10"
31'-6
"
26'-3" 12'-11"
5'-4"
GREEN STREET
169'-0" 54'-6" 149'-11"
ORNAMENTAL METAL FENCE24'-0".
10'-4
"
ZONE4'-0" FURNISHINGZONE9'-0" WALKING
ZON
E6'
-0" F
UR
NIS
HIN
GZO
NE
10'-0
" WAL
KIN
G
PROPERTY LINE31'-0" 52'-11" 15'-4"
ZONE4'-0" FURNISHING
ZONE7'-0" WALKING
0’ 20’ 40’ 80’
9
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden ground floor plan
RESIDENTIAL PEDESTRIAN ACCESS
VEHICULAR ACCESS
RETAIL PEDESTRIAN ACCESS
tasker street
dickenson street
river trail
delaware river
0’ 30’ 60’ 120’
10
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
PRIVATE TERRACES
RETAIL ROOF (NO ROOF DECK)
4" 183'-4" 156'-8"
66'-0
"11
3'-3
"64
'-9"
91'-1" 77'-6" 204'-11"
31'-6
"21
3'-2
"
65'-0
"11
3'-7
"66
'-0"
floor plans
level 02below grade parking level
tasker street
dickenson street
river trail
delaware river
334'-2"
245'
-0"
45'-9
"11
9'-6
"78
'-0"
185'-1" 27'-3" 159'-4"
24'-0" 27'-5"
24'-2
"
24'-3"
28'-5
"
27'-0"
27'-0
"
25'-6
"
26'-0"
MECH MECH
MECHMECHMECH MECH
TEN
ANT
STO
RAG
E
ELEV LOBBY
ELEV LOBBY
24'-11"
0’ 30’ 60’ 120’
11
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden floor plans
typical level (3-12)
tasker street
dickenson street
river trail
delaware river
66'-0"
113'-7"
65'-0"
156'-8"
64'-9"
113'-3"
66'-0"
85'-4" 66'-0" 5'-4"
99'-6" 66'-11" 38'-6"
204'-11"
243'-11"
AMENITY
MECH
ROOF DECK
ROOF DECK
85'-10" 65'-8" 6'-0"
66'-2
"11
2'-7
"19
'-1"
46'-2
"
205'-7"
100'-9"
roof level
12
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden massing in context
0’ 20’ 40’ 80’
tasker street
dickenson street
river trail
delaware river
13
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden building sections
site section - east - west
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
site section - north - south
14
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
building elevations
1
3
4
10
4 4
1
5
1
5
1. metal panel2. metal accent panel3. window with clear glazing4. alum. storefront with clear glazing5. granite base6. entrance to parking7. entrance to loading dock8. wood accent9. cmu block10. corrugated metal panel
elevation - east
elevation - south
1
1
1
1
1
1
33
3
4 44 55
8
0’ 20’ 40’ 80’
tasker street
dickenson street
river trail
delaware river
2
2
2
2 2
2
15
© blt architects 2020
18 february 2020 || civic design review |5th & spring garden
SPRING GARDEN STREET
6TH
ST
RE
ET
5TH S
TRE
ET
building elevations
elevation - west
elevation - north (does not face public street)
13
45
4 67 7
13 3
1
9
13
45
13
13
9
1
1
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30’ 20’ 40’ 80’
tasker street
dickenson street
river trail
delaware river
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1. metal panel2. metal accent panel3. window with clear glazing4. alum. storefront with clear glazing5. granite base6. entrance to parking7. entrance to loading dock8. wood accent9. cmu block10. corrugated metal panel
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18 february 2020 || civic design review |5th & spring garden view from 5th & spring garden
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18 february 2020 || civic design review |5th & spring garden view from 6th & spring garden
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18 february 2020 || civic design review |5th & spring garden view at residential lobby
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18 february 2020 || civic design review |5th & spring garden materials palette
stone metal panelglazingstonecmu block metal panelmetal accentmetal panel corrugated metal
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18 february 2020 || civic design review |5th & spring garden complete streets handbook checklist
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
1
INSTRUCTIONS This Checklist is an implementation tool of the Philadelphia Complete Streets Handbook (the “Handbook”) and enables City engineers and planners to review projects for their compliance with the Handbook’s policies. The handbook provides design guidance and does not supersede or replace language, standards or policies established in the City Code, City Plan, or Manual on Uniform Traffic Control Devices (MUTCD).
The Philadelphia City Planning Commission receives this Checklist as a function of its Civic Design Review (CDR) process. This checklist is used to document how project applicants considered and accommodated the needs of all users of city streets and sidewalks during the planning and/or design of projects affecting public rights-of-way. Departmental reviewers will use this checklist to confirm that submitted designs incorporate complete streets considerations (see §11-901 of The Philadelphia Code). Applicants for projects that require Civic Design Review shall complete this checklist and attach it to plans submitted to the Philadelphia City Planning Commission for review, along with an electronic version.
The Handbook and the checklist can be accessed at http://www.phila.gov/CityPlanning/projectreviews/Pages/CivicDesignReview.aspx
PRELIMINARY PCPC REVIEW AND COMMENT:
DATE
FINAL STREETS DEPT REVIEW AND COMMENT:
DATE
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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INSTRUCTIONS (continued) APPLICANTS SHOULD MAKE SURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS:
� This checklist is designed to be filled out electronically in Microsoft Word format. Please submit the Word version of the checklist. Text fields will expand automatically as you type.
� All plans submitted for review must clearly dimension the widths of the Furnishing, Walking, and Building Zones (as defined in Section 1 of the Handbook). “High Priority” Complete Streets treatments (identified in Table 1 and subsequent sections of the Handbook) should be identified and dimensioned on plans.
� All plans submitted for review must clearly identify and site all street furniture, including but not limited to bus shelters, street signs and hydrants.
� Any project that calls for the development and installation of medians, bio-swales and other such features in the right-of-way may require a maintenance agreement with the Streets Department.
� ADA curb-ramp designs must be submitted to Streets Department for review
� Any project that significantly changes the curb line may require a City Plan Action. The City Plan Action Application is available at http://www.philadelphiastreets.com/survey-and-design-bureau/city-plans-unit . An application to the Streets Department for a City Plan Action is required when a project plan proposes the:
o Placing of a new street; o Removal of an existing street; o Changes to roadway grades, curb lines, or widths; or o Placing or striking a city utility right-of-way.
Complete Streets Review Submission Requirement*:
• EXISTING CONDITIONS SITE PLAN, should be at an identified standard engineering scale o FULLY DIMENSIONED o CURB CUTS/DRIVEWAYS/LAYBY LANES o TREE PITS/LANDSCAPING o BICYCLE RACKS/STATIONS/STORAGE AREAS o TRANSIT SHELTERS/STAIRWAYS
• PROPOSED CONDITIONS SITE PLAN, should be at an identified standard engineering scale o FULLY DIMENSIONED, INCLUDING DELINEATION OF WALKING, FURNISHING, AND BUILDING ZONES AND
PINCH POINTS o PROPOSED CURB CUTS/DRIVEWAYS/LAYBY LANES o PROPOSED TREE PITS/LANDSCAPING o BICYCLE RACKS/STATIONS/STORAGE AREAS o TRANSIT SHELTERS/STAIRWAYS
*APPLICANTS PLEASE NOTE: ONLY FULL-SIZE, READABLE SITE PLANS WILL BE ACCEPTED. ADDITIONAL PLANS MAY BE REQUIRED AND WILL BE REQUESTED IF NECESSARY
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© blt architects 2020
18 february 2020 || civic design review |5th & spring garden complete streets handbook checklist
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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GENERAL PROJECT INFORMATION 1. PROJECT NAME
5th and Spring Garden Mixed Use Development 2. DATE
23 January 2020 3. APPLICANT NAME
R Investment Twenty One LLC 4. APPLICANT CONTACT INFORMATION
1617 John F. Kennedy Blvd. Suite 1840 Philadelphia, PA 19103
5. PROJECT AREA: list precise street limits and scope The project is bordered by Spring Garden Street to the south, 6th Street to the west, 5th Street to the east, and adjacent residential properties to the north.
6. OWNER NAME Spring Garden Mall, LLC and others
7. OWNER CONTACT INFORMATION R Investment Twenty One LLC 1617 John F. Kennedy Blvd. Suite 1840 Philadelphia, PA 19103
8. ENGINEER / ARCHITECT NAME Brian Conlon, c/o Langan Engineering & Environmental Services
9. ENGINEER / ARCHITECT CONTACT INFORMATION 1818 Market St. Suite 3300 Philadelphia, PA 19103
10. STREETS: List the streets associated with the project. Complete Streets Types can be found at www.phila.gov/map under the “Complete Street Types” field. Complete Streets Types are also identified in Section 3 of the Handbook. Also available here: http://metadata.phila.gov/#home/datasetdetails/5543867320583086178c4f34/
STREET FROM TO COMPLETE STREET TYPE Spring Garden Street 5th 6th Urban Arterial 5th Street Green Street (across st.) Spring Garden Street City Neighborhood 6th Street Green Street (across st.) Spring Garden Street City Neighborhood
11. Does the Existing Conditions site survey clearly identify the following existing conditions with dimensions? a. Parking and loading regulations in curb lanes adjacent to the site YES NO b. Street Furniture such as bus shelters, honor boxes, etc. YES NO N/A c. Street Direction YES NO d. Curb Cuts YES NO N/A e. Utilities, including tree grates, vault covers, manholes, junction
boxes, signs, lights, poles, etc. YES NO N/A
f. Building Extensions into the sidewalk, such as stairs and stoops YES NO N/A
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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PEDESTRIAN COMPONENT (Handbook Section 4.3) 12. SIDEWALK: list Sidewalk widths for each street frontage. Required Sidewalk widths are listed in Section 4.3 of the
Handbook. STREET FRONTAGE TYPICAL SIDEWALK WIDTH
(BUILDING LINE TO CURB) Required / Existing / Proposed
CITY PLAN SIDEWALK WIDTH Existing / Proposed
5th Street 12’ / 13’ / 13’ 13’ / 13’ 6th Street 12’ / 11’ / 11’ 11’ / 11’ Spring Garden Street 12’ / 16’ / 16’ 16’ / 16’ / / /
13. WALKING ZONE: list Walking Zone widths for each street frontage. The Walking Zone is defined in Section 4.3 of the Handbook, including required widths.
STREET FRONTAGE WALKING ZONE Required / Existing / Proposed
5th Street 6’ / 9’ / 9’ 6th Street 6’ / 7’ / 7’ Spring Garden Street 6’ / 10’ / 10’ / /
14. VEHICULAR INTRUSIONS: list Vehicular Intrusions into the sidewalk. Examples include but are not limited to; driveways, lay-by lanes, etc. Driveways and lay-by lanes are addressed in sections 4.8.1 and 4.6.3, respectively, of the Handbook. EXISTING VEHICULAR INTRUSIONS
INTRUSION TYPE INTRUSION WIDTH PLACEMENT Driveway 25’ 6th St Driveway 32’ 6th St. Driveway 46’ 6th St. Driveway 25’ 5th St. Driveway 34’ 5th St. Driveway 36’ 5th St. Driveway 27’ 5th St.
PROPOSED VEHICULAR INTRUSIONS INTRUSION TYPE INTRUSION WIDTH PLACEMENT Driveway 30’ 5th St. Driveway 30’ 6th St.
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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APPLICANT: General Project Information Additional Explanation / Comments:
DEPARTMENTAL REVIEW: General Project Information
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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PEDESTRIAN COMPONENT (continued) DEPARTMENTAL
APPROVAL
15. When considering the overall design, does it create or enhance a pedestrian environment that provides safe and comfortable access for all pedestrians at all times of the day?
YES NO YES NO
APPLICANT: Pedestrian Component Additional Explanation / Comments: The proposed redevelopment creates a pedestrian-friendly environment with proposed adequate walking zones and proposed street trees where feasible.
DEPARTMENTAL REVIEW: Pedestrian Component Reviewer Comments:
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18 february 2020 || civic design review |5th & spring garden
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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BUILDING & FURNISHING COMPONENT (Handbook Section 4.4) 16. BUILDING ZONE: list the MAXIMUM, existing and proposed Building Zone width on each street frontage. The Building
Zone is defined as the area of the sidewalk immediately adjacent to the building face, wall, or fence marking the property line, or a lawn in lower density residential neighborhoods. The Building Zone is further defined in section 4.4.1 of the Handbook.
STREET FRONTAGE MAXIMUM BUILDING ZONE WIDTH Existing / Proposed
5th St 0 / 0 6th St. 0 / 0 Spring Garden St. 0 / 0 /
17. FURNISHING ZONE: list the MINIMUM, recommended, existing, and proposed Furnishing Zone widths on each street frontage. The Furnishing Zone is further defined in section 4.4.2 of the Handbook.
STREET FRONTAGE MINIMUM FURNISHING ZONE WIDTH Recommended / Existing / Proposed
5th St. 4’ / 4’ / 4’ 6th St. 4’ / 4’ / 4’ Spring Garden St. 4’ / 6’ / 6’ / /
18. Identify proposed “high priority” building and furnishing zone design treatments that are incorporated into the design plan, where width permits (see Handbook Table 1). Are the following treatments identified and dimensioned on the plan?
DEPARTMENTAL APPROVAL
Bicycle Parking YES NO N/A YES NO Lighting YES NO N/A YES NO Benches YES NO N/A YES NO Street Trees YES NO N/A YES NO Street Furniture YES NO N/A YES NO
19. Does the design avoid tripping hazards? YES NO N/A YES NO
20. Does the design avoid pinch points? Pinch points are locations where the Walking Zone width is less than the required width identified in item 13, or requires an exception
YES NO N/A YES NO
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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BUILDING & FURNISHING COMPONENT (continued)
APPLICANT: Building & Furnishing Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Building & Furnishing Component Reviewer Comments:
21. Do street trees and/or plants comply with street installation requirements (see sections 4.4.7 & 4.4.8)
YES NO N/A YES NO
22. Does the design maintain adequate visibility for all roadway users at intersections?
YES NO N/A YES NO
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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BICYCLE COMPONENT (Handbook Section 4.5) 23. List elements of the project that incorporate recommendations of the Pedestrian and Bicycle Plan, located online at
http://phila2035.org/wp-content/uploads/2012/06/bikePedfinal2.pdf The redevelopment will provide bike parking at the corner of Spring Garden and 6th Street. The nature of the mixed-use redevelopment will increase the walkability of the surrounding neighborhood’s residents.
24. List the existing and proposed number of bicycle parking spaces, on- and off-street. Bicycle parking requirements are provided in The Philadelphia Code, Section 14-804.
BUILDING / ADDRESS REQUIRED SPACES
ON-STREET Existing / Proposed
ON SIDEWALK Existing / Proposed
OFF-STREET Existing / Proposed
Residential Portion of Building 128 0 / 0 0 / 0 0 / 128 Retail Portion of Building 7 0 / 0 0 / 7 0 / 0 / / / / / /
25. Identify proposed “high priority” bicycle design treatments (see Handbook Table 1) that are
incorporated into the design plan, where width permits. Are the following “High Priority” elements identified and dimensioned on the plan?
DEPARTMENTAL APPROVAL
Conventional Bike Lane YES NO N/A YES NO Buffered Bike Lane YES NO N/A YES NO Bicycle-Friendly Street Indego Bicycle Share Station
YES NO N/A YES NO N/A
YES NO YES NO
26. Does the design provide bicycle connections to local bicycle, trail, and transit networks?
YES NO N/A YES NO
27. Does the design provide convenient bicycle connections to residences, work places, and other destinations?
YES NO N/A YES NO
APPLICANT: Bicycle Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Bicycle Component Reviewer Comments:
complete streets handbook checklist
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COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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CURBSIDE MANAGEMENT COMPONENT (Handbook Section 4.6) DEPARTMENTAL
APPROVAL
28. Does the design limit conflict among transportation modes along the curb?
YES NO YES NO
29. Does the design connect transit stops to the surrounding pedestrian network and destinations?
YES NO N/A YES NO
30. Does the design provide a buffer between the roadway and pedestrian traffic?
YES NO N/A YES NO
31. How does the proposed plan affect the accessibility, visibility, connectivity, and/or attractiveness of public transit?
YES NO
The site is currently occupied by a one-story building with a significant amount of surface parking fronting on the surrounding public streets, accessed via seven (7) existing curb cuts. The proposed development will eliminate nearly all surface parking from the site and only include two (2) curb cuts at the rear of the site, with retail space occupying the majority of all street frontage. These changes will significantly improve the pedestrian experience in the area in terms of both safety and aesthetics, which will enhance the visibility and attractiveness of local public transit.
APPLICANT: Curbside Management Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Curbside Management Component Reviewer Comments:
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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VEHICLE / CARTWAY COMPONENT (Handbook Section 4.7) 32. If lane changes are proposed, , identify existing and proposed lane widths and the design speed for each street
frontage; STREET FROM TO LANE WIDTHS
Existing / Proposed DESIGN SPEED
N/A / / / /
DEPARTMENTAL
APPROVAL
33. What is the maximum AASHTO design vehicle being accommodated by the design?
WB-50 YES NO
34. Will the project affect a historically certified street? An inventory of historic streets(1) is maintained by the Philadelphia Historical Commission.
YES NO YES NO
35. Will the public right-of-way be used for loading and unloading activities?
YES NO YES NO
36. Does the design maintain emergency vehicle access? YES NO YES NO
37. Where new streets are being developed, does the design connect and extend the street grid?
YES NO N/A YES NO
38. Does the design support multiple alternative routes to and from destinations as well as within the site?
YES NO N/A YES NO
39. Overall, does the design balance vehicle mobility with the mobility and access of all other roadway users?
YES NO YES NO
APPLICANT: Vehicle / Cartway Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Vehicle / Cartway Component Reviewer Comments:
(1) http://www.philadelphiastreets.com/images/uploads/documents/Historical_Street_Paving.pdf
complete streets handbook checklist
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18 february 2020 || civic design review |5th & spring garden
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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URBAN DESIGN COMPONENT (Handbook Section 4.8) DEPARTMENTAL
APPROVAL
40. Does the design incorporate windows, storefronts, and other active uses facing the street?
YES NO N/A YES NO
41. Does the design provide driveway access that safely manages pedestrian / bicycle conflicts with vehicles (see Section 4.8.1)?
YES NO N/A YES NO
42. Does the design provide direct, safe, and accessible connections between transit stops/stations and building access points and destinations within the site?
YES NO N/A YES NO
APPLICANT: Urban Design Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Urban Design Component Reviewer Comments:
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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INTERSECTIONS & CROSSINGS COMPONENT (Handbook Section 4.9) 43. If signal cycle changes are proposed, please identify Existing and Proposed Signal Cycle lengths; if not, go to question
No. 48. SIGNAL LOCATION EXISTING
CYCLE LENGTH PROPOSED CYCLE LENGTH
N/A
DEPARTMENTAL
APPROVAL
44. Does the design minimize the signal cycle length to reduce pedestrian wait time?
YES NO N/A YES NO
45. Does the design provide adequate clearance time for pedestrians to cross streets?
YES NO N/A YES NO
46. Does the design minimize pedestrian crossing distances by narrowing streets or travel lanes, extending curbs, reducing curb radii, or using medians or refuge islands to break up long crossings? If yes, City Plan Action may be required.
YES NO N/A YES NO
47. Identify “High Priority” intersection and crossing design treatments (see Handbook Table 1) that will be incorporated into the design, where width permits. Are the following “High Priority” design treatments identified and dimensioned on the plan?
YES NO
Marked Crosswalks YES NO N/A YES NO Pedestrian Refuge Islands YES NO N/A YES NO Signal Timing and Operation YES NO N/A YES NO Bike Boxes YES NO N/A YES NO
48. Does the design reduce vehicle speeds and increase visibility for all modes at intersections?
YES NO N/A YES NO
49. Overall, do intersection designs limit conflicts between all modes and promote pedestrian and bicycle safety?
YES NO N/A YES NO
APPLICANT: Intersections & Crossings Component Additional Explanation / Comments:
DEPARTMENTAL REVIEW: Intersections & Crossings Component Reviewer Comments:
COMPLETE STREETS HANDBOOK CHECKLIST Philadelphia City Planning Commission
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ADDITIONAL COMMENTS
APPLICANT Additional Explanation / Comments:
DEPARTMENTAL REVIEW Additional Reviewer Comments:
complete streets handbook checklist
Civic Sustainable Design Checklist – Updated September 3, 2019
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Civic Design Review Sustainable Design Checklist Sustainable design represents important city-wide concerns about environmental conservation and energy use. Development teams should try to integrate elements that meet many goals, including:
· Reuse of existing building stock · Incorporation of existing on-site natural habitats and landscape elements · Inclusion of high-performing stormwater control · Site and building massing to maximize daylight and reduce shading on adjacent sites · Reduction of energy use and the production of greenhouse gases · Promotion of reasonable access to transportation alternatives
The Sustainable Design Checklist asks for responses to specific benchmarks. These metrics go above and beyond the minimum requirements in the Zoning and Building codes. All benchmarks are based on adaptions from Leadership in Energy and Environmental Design (LEED) v4 unless otherwise noted.
Categories
Benchmark
Does project meet benchmark? If yes, please explain how. If no, please explain why not.
Location and Transportation
(1) Access to Quality Transit
Locate a functional entry of the project within a ¼-mile (400-meter) walking distance of existing or planned bus, streetcar, or rideshare stops, bus rapid transit stops, light or heavy rail stations.
(2) Reduced Parking Footprint
All new parking areas will be in the rear yard of the property or under the building, and unenclosed or uncovered parking areas are 40% or less of the site area.
(3) Green Vehicles
Designate 5% of all parking spaces used by the project as preferred parking for green vehicles or car share vehicles. Clearly identify and enforce for sole use by car share or green vehicles, which include plug-in electric vehicles and alternative fuel vehicles.
(4) Railway Setbacks (Excluding frontages facing trolleys/light rail or enclosed subsurface rail lines or subways)
To foster safety and maintain a quality of life protected from excessive noise and vibration, residential development with railway frontages should be setback from rail lines and the building’s exterior envelope, including windows, should reduce exterior sound transmission to 60dBA. (If setback used, specify distance)i
(5) Bike Share Station Incorporate a bike share station in coordination with and conformance to the standards of Philadelphia Bike Share.
Residential lobby is less than 1/4mile from the bus stops at 5th &Spring Garden and 6th & SpringGarden for Bus Route 43. Site is1/3 mile from Spring Garden stop ofthe Market Frankford line.
Yes. Five surface parking spacesprovided in the North side rear yardof the building, comprising less than2% of site area. All other parkingprovided underground.
Yes. 5% of all parking spaces willbe designated as electric vehiclecharging spaces, green vehiclespaces and/or car share spaces.
Site does not front any railways.
No, bike share will not be provided.
Civic Sustainable Design Checklist – Updated September 3, 2019
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Water Efficiency
(6) Outdoor Water Use
Maintain on-site vegetation without irrigation. OR, Reduce of watering requirements at least 50% from the calculated baseline for the site's peak watering month.
Sustainable Sites
(7) Pervious Site Surfaces
Provides vegetated and/or pervious open space that is 30% or greater of the site's Open Area, as defined by the zoning code. Vegetated and/or green roofs can be included in this calculation.
(8) Rainwater Management
Conform to the stormwater requirements of the Philadelphia Water Department(PWD) and either: A) Develop a green street and donate it to PWD, designed and constructed in accordance with the PWD Green Streets Design Manual, OR B) Manage additional runoff from adjacent streets on the development site, designed and constructed in accordance with specifications of the PWD Stormwater Management Regulations
(9) Heat Island Reduction (excluding roofs)
Reduce the heat island effect through either of the following strategies for 50% or more of all on-site hardscapes: A) Hardscapes that have a high reflectance, an SRI>29. B) Shading by trees, structures, or solar panels.
Energy and Atmosphere
(10) Energy Commissioning and Energy Performance - Adherence to the New Building Code
PCPC notes that as of April 1, 2019 new energy conservation standards are required in the Philadelphia Building Code, based on recent updates of the International Energy Conservation Code (IECC) and the option to use ASHRAE 90.01-2016. PCPC staff asks the applicant to state which path they are taking for compliance, including their choice of code and any options being pursued under the 2018 IECC.ii
(11) Energy Commissioning and Energy Performance - Going beyond the code
Will the project pursue energy performance measures beyond what is required in the Philadelphia code by meeting any of these benchmarks? iii •Reduce energy consumption by achieving 10% energy savings or more from an established baseline using
Yes. Plant selections made tominimize irrigation requirements.
No this will not be provided. Existingsite has 60 SF of pervious areawithin the property and theproposed site will have 1,642 SF ofpervious area.
Yes, the project will conform to the requirements of the PhiladelphiaWater Department (PWD) formanagement of the stormwaterrunoff within the property boundary,but will not manage additional runofffrom adjacent streets or provide agreen street.
Yes. Reduction of the heat island effect will be achieved throughhardscapes with high reflectancevalues & shading by trees &structures.
The project will pursue IECC 2018by following ANSI/ASHRAE/IESNA90.01, specifically ASHRAE90.01-2016.
The project will be using energy efficient VRF system for climate control for the residential units. At this time, it is unclear if/how muchenergy savings the project can provide beyond code minimum.
Civic Sustainable Design Checklist – Updated September 3, 2019
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ASHRAE standard 90.1-2016 (LEED v4.1 metric). •Achieve certification in Energy Star for Multifamily New Construction (MFNC). •Achieve Passive House Certification
(12) Indoor Air Quality and Transportation
Any sites within 1000 feet of an interstate highway, state highway, or freeway will provide air filters for all regularly occupied spaces that have a Minimum Efficiency Reporting Value (MERV) of 13. Filters shall be installed prior to occupancy.iv
(13) On-Site Renewable Energy Produce renewable energy on-site that will provide at least 3% of the project's anticipated energy usage.
Innovation
(14) Innovation Any other sustainable measures that could positively impact the public realm.
i Railway Association of Canada (RAC)'s “Guidelines for New Development in Proximity to Railway Operations. Exterior Sound transmission standard from LEED v4, BD+C, Acoustic Performance Credit. ii Title 4 The Philadelphia Building Construction and Occupancy Code See also, “The Commercial Energy Code Compliance” information sheet: https://www.phila.gov/li/Documents/Commercial%20Energy%20Code%20Compliance%20Fact%20Sheet--Final.pdf and the “What Code Do I Use” information sheet: https://www.phila.gov/li/Documents/What%20Code%20Do%20I%20Use.pdf iii LEED 4.1, Optimize Energy Performance in LEED v4.1 For Energy Star: www.Energystar.gov For Passive House, see www.phius.org iv Section 99.04.504.6 "Filters" of the City of Los Angeles Municipal Code, from a 2016 Los Angeles Ordinance requiring enhanced air filters in homes near freeways
N/A - site is not within 1000 feet ofan interstate highway.
No. Currently no on-site renewableenergy is to be provided at thistime.
No additional sustainabilitymeasures are planned at this time.
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18 february 2020 || civic design review |5th & spring garden sustainable design checklist
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