CIVIC DESIGN REVIEW - Philadelphia€¦ · index page context aerial views site survey context street views project summary level 1 floor plan - 22nd street ... 2020 solomon cordwell

0 9 — 1 4 — 2 0 2 0

CIVIC DESIGN REVIEWPHILADELPHIA, PENNSYLVANIA

33 N 22nd St

© 2020 S O L O M O N C O R D W E L L B U E N Z

© 2020 S O L O M O N C O R D W E L L PMC PROPERTY GROUP 33 N. 22ND STREET | PHILADELPHIA, PA | 0 9 – 1 4 – 2 0 2 0

INDEX

CDR 0.0CDR 0.1CDR 0.2CDR 0.3CDR 0.4

CDR 1.0CDR 1.1CDR 1.2CDR 1.3CDR 1.4

CDR 2.0CDR 2.1CDR 2.2CDR 2.3CDR 2.4CDR 2.5CDR 2.6CDR 2.7CDR 2.8CDR 2.9

CDR 3.0CDR 3.1CDR 3.2CDR 3.3CDR 3.4CDR 3.5CDR 3.6CDR 3.7CDR 3.8

CDR 0.0

INDEX PAGECONTEXT AERIAL VIEWSSITE SURVEYCONTEXT STREET VIEWSPROJECT SUMMARY

LEVEL 1 FLOOR PLAN - 22ND STREETLEVEL 3 FLOOR PLAN - JFK BLVDLEVEL 7 FLOOR PLAN - AMENITY DECKSECTION A - EAST/WESTSECTION B - NORTH/SOUTH

RENDERINGS - NORTHWEST AND SOUTHWESTRENDERINGS - JFK BOULEVARDRENDERINGS - JFK BOULEVARD SIDEWALKRENDERINGS - 22ND STREETRENDERINGS - FORMER COMMERCE STREETCOMMERCE ST PEDESTRIAN SAFETY ENHANCEMENTSRENDERINGS - FORMER COMMERCE STREETBUILDING MATERIAL PALETTE ELEVATIONS - NORTH AND WESTELEVATIONS - SOUTH AND EAST

SUSTAINABLE FEATURESSUSTAINABLE DESIGN STRATEGIESCOMPLETE STREETS CHECKLISTCOMPLETE STREETS CHECKLISTCOMPLETE STREETS CHECKLISTCOMPLETE STREETS CHECKLISTCOMPLETE STREETS CHECKLISTSUSTAINABLE DESIGN CHECKLISTSUSTAINABLE DESIGN CHECKLIST


AERIAL VIEW FROM SOUTHWEST AERIAL VIEW FROM NORTHWEST

CONTEXT | AERIAL VIEWS

CDR 0.1

N

N

SITE

SITE

N. 22N

D STN

. 22ND

ST

MARKET ST

MARKET ST

JFK BLVD

JFK BLVD

33 North 22nd StreetPhiladelphia, Pennsylvania

Beginning at the intersection of the southerly side of JFK Boulevard(80' wide) with the easterly side of Twenty Second Street (60' wide), allas shown on a plan entitled 'ALTA/ACSM Land Title Survey 33 North22nd Street, City of Philadelphia', dated 11-29-2012, Revised 1-29-20by Barry Isett & Associates, Robert J. Beers, P.L.S., thence

Continuing along the southerly side of JFK Boulevard1. South 78°59'00” East 252.023 feet to a point and common cornerwith Tax Map 1-N-12 Lot 451 also known as 2101-2119 Market Street;thence

Continuing along Tax Map 1-N-12 Lot 451 the 3 followingcourses2. South 11°01'00” East 120.998 feet to a point; thence3. North 78°59'00” West 44.844 feet to a point; thence4. South 11°01'00” West 10.000 feet to a point in the center line offormer Commerce Street (20' wide and vacated); thence

Continuing along the center line of former Commerce Street5. North 78°59'00” West 207.942 feet to a point on the easterly side ofTwenty Second Street; thence

Continuing along the easterly side of Twenty Second Street6. North 11°21'00” East 131.000 feet to the point and place ofbeginning

Containing 32,616.089 square feet (Philadelphia Standard);32,738.828 square feet (U.S. Standard)

Subject to any easements or restrictions of record

This description is written in Philadelphia Standard Foot. The scalefactor conversion to U.S. Foot is 1.00188 for this block. 100.188'(U.S) = 100.000' (Philadelphia)

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ELEV: 35.36ELEV: 34.43

ELEV: 15.00ELEV: 17.70

AVERAGE SITE ELEVATION = 25.62

CDR 0.2


A. STREET VIEW EAST ON JFK BLVD B. STREET VIEW SOUTH ON 22ND STREET

JFK BLVD

MARKET ST

N.

2

2N

D

ST

B

A

CONTEXT | STREET VIEWS

CDR 0.3

N

SITE

TRADER JOES MURANO

MURANOPARKING


BUILDING TOTALS

RESIDENTIAL APARTMENTS

UNITS 341

TOTAL GROSS 447,624 sf

ATTRIBUTABLE FAR 469,594 sf

PARKING ACCESSORY SPACES 103

NON ACCESSORY SPACES 115

TOTAL 218

LOADING PROVIDED 2 (11' x 40')

MURANO BUILDING

LVL 3 JFK BLVD ENTRY

PROPOSED BUILDING

LVL 1 22ND ST ENTRY

TRADER JOE’S BUILDING

PROJECT SUMMARY

MARKET STREET

JFK BLVD

22ND STREET

CDR 0.4

ELEVATION = +9’-8”

ELEVATION = -11’-10”

TOP = +118’-4”

TOP = +316’-4”

TOP = +450’-4”

* ALL ELEVATIONS RELATIVE TO AVERAGE SITE HEIGHT (11’-10”)

DN

DN

DN

P1

P2 P3

P4

UP

2020 Solomon Cordwell Buenz

1" = 40'-0"LEVEL 01

RETAILPARKING

ELEVATOR


PROPOSED TREES IN TREE PITS

36

’ C

UR

B

CU

T

JOHN F. KENNEDY BLVD ABOVE

PARKING ENTRANCE

LEVEL 1 | 22ND STREET ELEVATION: FROM AVG. SITE HEIGHT -11’-10”

A

B

6’-4” WIDE WALKING PATH

GATE, ONLY LOADING TO WEST

ST

OP

20’ UTILITY EASEMENT

UTILITY EASEMENT

33 N 22ND PROPERTY LINEMURANO PROPERTY LINE

DO NOT ENTER SIGNS

STOP SIGN

ADJUSTED EXISTING CURBS

ONE-WAY(SIGNAGE)

STOP

RIGHT ONLY

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING

BVG STOR1,073 SF(450 SF)

RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

128'-9"

9'-0"244'-0"

38'-0" 24'-0" 28'-0" 26'-0" 26'-0"28'-0" 28'-0" 35'-0"

E

50'

30'

10'

FLFL

N

FM

0

F&B

STO

RA

GE

1,71

5 S

F

O.T

.B.

LAN

DIN

G

BVG

STO

R1,

073

SF

(450

SF)

RE

STA

UR

AN

T6,

028

SF

(6,0

00 S

F)

KIT

CH

EN

6,13

5 S

F(6

,000

SF)

RE

FRIG

. STO

R.

640

SF

(600

SF)

EXE

CC

HE

F

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

15’0’ 25’

CDR 1.0

PUBLIC BIKE RACK

COMPACT

COMPACT

18’8’-6”

8’-6”

24’

16’

16’

24’

18’

6’-4”

3’

24’

MAIL

PACKAGELOBBY

LEASING LOADING

TRASH

ELECTRICAL

UP

UP


1" = 40'-0"LEVEL 03


JOHN F. KENNEDY LOBBY | LEVEL 3 ELEVATION: FROM AVG. SITE HEIGHT +9’-8”

JOHN F. KENNEDY BLVD

EXISTING GREEN STORMWATER INFRASTRUCTURE TO REMAIN. WILL BE SUPPORTED AND PROTECTED DURING CONSTRUCTION.

PUBLIC BIKE RACK

A

B

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

128'-9"

9'-0"244'-0"

38'-0" 24'-0" 28'-0" 26'-0" 26'-0"28'-0" 28'-0" 35'-0"

E

50'

30'

10'

FLFL

N

FM

0

F&B

STO

RA

GE

1,71

5 S

F

O.T

.B.

LAN

DIN

G

BVG

STO

R1,

073

SF

(450

SF)

RE

STA

UR

AN

T6,

028

SF

(6,0

00 S

F)

KIT

CH

EN

6,13

5 S

F(6

,000

SF)

RE

FRIG

. STO

R.

640

SF

(600

SF)

EXE

CC

HE

F

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

15’0’ 25’

CDR 1.1

18’

16’ COMPACT

24’

24’

8’-6”

8’-6”

LOBBY

AMENITY

ELEVATOR

RESIDENTIAL FITNESS AND AMENTY SPACE

BIKE STORAGE

BIKE ACCESS ROUTE

E 2E 1

E 4E 3

T

2

3

1


1" = 40'-0"LEVEL 07


AMENITY LEVEL | LEVEL 7ELEVATION: FROM AVG. SITE HEIGHT +57’-8”

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

128'-9"

9'-0"244'-0"

38'-0" 24'-0" 28'-0" 26'-0" 26'-0"28'-0" 28'-0" 35'-0"

E

50'

30'

10'

FLFL

N

FM

0

F&B

STO

RA

GE

1,71

5 S

F

O.T

.B.

LAN

DIN

G

BVG

STO

R1,

073

SF

(450

SF)

RE

STA

UR

AN

T6,

028

SF

(6,0

00 S

F)

KIT

CH

EN

6,13

5 S

F(6

,000

SF)

RE

FRIG

. STO

R.

640

SF

(600

SF)

EXE

CC

HE

F

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

15’0’ 25’

A

B

ROOF TERRACE

42” TALL BY 60” DEEP PLANTER AROUND PERIMETER OF ROOF TERRACE

ARCHITECTURAL SCREEN AROUND MECHANICAL AREA

CDR 1.2

AMENITY

MECH

2 2 n d S T R E E T

LOADINGPARKINGENTRY



EXISTING TRADER JOE’S BUILDINGTO SOUTH

AVERAGE SITE ELEVATION 0’-0”

SECTION A | LOOKING NORTH

SECTION ACDR 1.3

316’-4”

9’-8”

-11-10”

29’-8”

39’-8”

57’-8”

302’-4”

J F K B L V DJ F K B L V D



316’-6”

302’-6”

57’-10”

39’-10”

29’-10”

9’-10”

450’-4”

323’-4”

55’-4”

AVERAGE SITE ELEVATION 0’-0”

SECTION B | LOOKING EAST

PROPOSED BUILDING

COMMERCE ST

EXISTING MURANO BUILDING

CDR 1.4


RENDERINGS | VIEWS LOOKING SOUTHEAST AND NORTHEAST

CDR 2.0

VIEW LOOKING SOUTHEAST VIEW LOOKING NORTHEAST

VISION GLAZING

SPANDREL GLAZING

PORCELAIN PANEL


RENDERINGS | JFK BOULEVARD

CDR 2.1

VISION GLAZING SPANDREL GLAZING DARK ACCENT METAL PORCELAIN PANELVERTICAL METALCOLUMN COVERS

ACTIVE USE FRONTAGE


RENDERINGS | JFK BOULEVARD SIDEWALK

DRAFT

CDR 2.2

VISION GLAZING

SPANDREL GLAZING

DARK ACCENT METAL

PORCELAIN PANEL

VERTICAL METALCOLUMN COVERS

ACTIVE USE FRONTAGE


RENDERINGS | 22ND STREET

CDR 2.3

VISION GLAZING

VISION GLAZING

SPANDREL GLAZING

DARK METAL PANEL

DARK METAL PANEL

IMPROVED PEDESTRIAN ACCESS PATH FROM 22ND STREET TO TRADER JOE’S

PORCELAIN PANEL


RENDERINGS | FORMER COMMERCE STREET

PORCELAIN PANELVISION GLAZING PERFORATED METAL PANEL BRICK

CDR 2.4

PORCELAIN PANEL VERTICAL METAL REVEAL W/ LIGHTING


36

’ C

UR

B

CU

T

ST

OP

PARKING ENTRANCE

LEVEL 1 | COMMERCE STREET PEDESTRIAN SAFETY ENHANCEMENTSELEVATION: FROM AVG. SITE HEIGHT -11’-10”

BOLLARDS

60’ TRUCK

EXISTING LIGHTING

GATE, ONLY LOADING TO WEST

WALL MOUNTED LIGHTING

ST

OP

STRIPED CROSSWALKS

TEXTURED CONCRETE

REMOVE EXISTING BOLLARDS TO CREATE ACCESSIBLE SIDEWALK

TRADER JOE’S

FORMER COMMERCE STREET

DO NOT ENTER SIGNS RAISED

PAVEMENT AT CROSSWALKOUTLINE OF

BUILDING ABOVE W/ LIGHTING IN SOFFIT

STOP SIGN

STOP SIGN

33 N 22ND PROPERTY LINE

MURANO PROPERTY LINE

ACCESSIBLE RAMPS

ADJUSTED EXISTING CURBS

UTILITY EASEMENT

20’ UTILITY EASEMENT

INCREASE SIDEWALK FROM 5’4” TO 6’-4” LO

AD

ING

B

OH

ONE-WAY(SIGNAGE)

STOPRIGHT ONLY

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

128'-9"

9'-0"244'-0"

38'-0" 24'-0" 28'-0" 26'-0" 26'-0"28'-0" 28'-0" 35'-0"

E

50'

30'

10'

FLFL

N

FM

0

F&B

STO

RA

GE

1,71

5 S

F

O.T

.B.

LAN

DIN

G

BVG

STO

R1,

073

SF

(450

SF)

RE

STA

UR

AN

T6,

028

SF

(6,0

00 S

F)

KIT

CH

EN

6,13

5 S

F(6

,000

SF)

RE

FRIG

. STO

R.

640

SF

(600

SF)

EXE

CC

HE

F

128'-9"

9'-0"

244'-0"

38'-0"

24'-0"

28'-0"

26'-0"

26'-0"

28'-0"

28'-0"

35'-0"

E

50'30'10'

FLFL

N

FM

0

F&B STORAGE1,715 SF

O.T.B.

LANDING


RESTAURANT6,028 SF

(6,000 SF)

KITCHEN6,135 SF

(6,000 SF)

REFRIG. STOR.640 SF

(600 SF)

EXECCHEF

15’0’ 25’

14’-4”

20’-3”

24’-0”

6’-4”

3’

CDR 2.5

6’-4”


RENDERINGS | FORMER COMMERCE STREET

TRADER J

OE’S LOA

DING

PEDESTRIAN ACCESS

PARKING GARAGE ACCESS FROM COMMERCE ST

ONE WAY LOADING ACCESS ONLY

CDR 2.6


BUILDING MATERIAL PALETTE

L o c a t i o n : A t p o d i u m s c r e e n i n g t h e p a r k i n g g a r a g e a l o n g f o r m e r

Commerce St.

L o c a t i o n : R e s i d e n t i a l tower.


Commerce St.

L o c a t i o n : A t v a r i o u s l o c a t i o n s a r o u n d t h e

podium.


Commerce St.

Location: At east facade of podium.

PORCELAIN PANELVISION GLAZING BRICK DARK METAL PANEL

PERFORATED METAL PANEL

DIRECT APPLIED STUCCO FINISH

CDR 2.7

LVL 1 22ND STREETEL: -11'-10"

LVL 31 T/MECHEL: +316'-4"

AVG SITE ELEVATIONEL: 0'-0"

2020 Solomon Cordwell Buenz 33 N. 22ND STREET2020003PHILADELPHIA, PA PS.02

LVL 3 JFK BLVDEL: +9'-8"

LVL 31 T / MECHEL: +316'-4"

AVG SITE ELEVATIONEL: 0'-0"

2020 Solomon Cordwell Buenz 33 N. 22ND STREET2020003PHILADELPHIA, PA PS.01


ELEVATIONS | NORTH AND WEST

VISION GLAZING VISION GLAZING

SPANDREL GLAZING

SPANDREL GLAZING

DARK METAL PANELPORCELAIN PANEL

PORCELAIN PANEL

VISION GLAZING

VISION GLAZING

CDR 2.8

NORTH ELEVATION

WEST ELEVATIONNORTH ELEVATION


ELEVATIONS | SOUTH AND EAST

VISION GLAZING VISION GLAZING

PORCELAIN PANEL

EXISTING PARKING GARAGE TO THE EAST

PORCELAIN PANEL

BRICK

DIRECT APPLIED STUCCO


GREEN SCREEN WALL


BRICK

CDR 2.9

SOUTH ELEVATION EAST ELEVATION

VERTICAL METAL REVEALS

PORCELAIN PANEL

PORCELAIN PANEL


SUSTAINABLE FEATURES

HEAT ISLAND REDUCTION•Hardscape will use high reflectance materials to reduce heat island effect

BIKE FACILITIES•Secure bike parking for building residents•Publicly accessible bike racks near entrance on JFK

LANDSCAPED DECKS•Amenity decks with vegetation to mitigate heat island effect and provide occupants access to fresh air•Vegetation along JFK and 22nd St

EXTERIOR SUNSHADING DEVICES•Reduces solar heating load•Increases occupant comfort

NATURAL VENTILATION•All units will have operable windows to allow for natural ventilation

STORMWATER MANAGEMENT•Below grade stormwater detention tanks•Vegetation at JFK level will help mitigate stormwater

HIGH PERFORMANCE ENCLOSURE/ENERGY PERFORMANCE•Insulates from the heat and humidity•Allows optimal light and views •Reduces solar heat gain in summer and keeping heat inside in winter•Minimize ultraviolet (UV) light comes through enclosure•Energy Performance: 21% improvement over ASHRAE Baseline/15% improvement over minimum IECC requirement.

TRANSIT ORIENTED LOCATION•Trolly stop at 22nd and Market•Multiple Bus Stops within 750' of entrance•SEPTA Regional Rail at 30th St Station

CDR 3.0

SITE SELECTION

• The project constitutes a significant urban infill project straddling the center city and logan square neighborhoods in Philadelphia. The project will increase density and replace a surface parking lot.

• Parking will serve residents of the proposed building as well as increase the parking spaces for the adjacent Trader Joe's.

PUBLIC AND ALTERNATE TRANSPORTATION

• The urban location of the project site provides ample access to Philadelphia’s publictransportation system, including bus stops, trolley stops, subway stations, indego bike sharestations, and suburban commuter train stations less than a half mile away. The site is also easilywalkable to most of Philadelphia’s downtown businesses and institutions.

• The project will include bike racks as part of the sidewalk improvements and secured indoorbike storage for residents.

• Charging stations will be provided in the parking garage for plug-in electric vehicles.

ENERGY CONSERVATION

• Through a combination of high-efficiency enclosure systems, mechanical systems, lighting andplumbing systems, the project exceeds code required performance standards.

• Commissioning of the project will ensure that the systems are installed, calibrated andperformed as intended.

STORMWATER MANAGEMENT

• The project provides improvements to the sidewalks fronting 22nd St, including new street trees and planters to assist in managing stormwater runoff.

• The project includes a large outdoor amenity deck with landscaped elements to help mitigate urban heat island effect and assist with stormwater runoff.

• The project includes a below-grade detention basin to manage the project’s stormwater.

HEALTHY INDOOR ENVIRONMENT

• Finish materials will be specified to be low or no-VOC, regional, and of recycled contentwherever possible.

• Collection and storage of recyclables for residents and retailers is planned for the project.• Indoor spaces are designed to maximize daylight and natural ventilation to improve occupant

comfort and well-being.

ENERGY CONSERVATION

• Through a combination of high-efficiency enclosure systems, mechanical systems, lighting andplumbing systems, the project exceeds code required performance standards.

• Commissioning of the project will ensure that the systems are installed, calibrated andperformed as intended.

STORMWATER MANAGEMENT

• The project provides improvements to the sidewalks fronting 22nd St, including new street trees and planters to assist in managing stormwater runoff.

• The project includes a large outdoor amenity deck with landscaped elements to help mitigate urban heat island effect and assist with stormwater runoff.

• The project includes a below-grade detention basin to manage the project’s stormwater.

HEALTHY INDOOR ENVIRONMENT

• Finish materials will be specified to be low or no-VOC, regional, and of recycled contentwherever possible.

• Collection and storage of recyclables for residents and retailers is planned for the project.• Indoor spaces are designed to maximize daylight and natural ventilation to improve occupant

comfort and well-being.

Car sharing and electric vehicle storage provided.


SUSTAINABLE DESIGN STRATEGIES

CDR 3.1

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


2

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

© 2020 S O L O M O N C O R D W E L L PMC PROPERTY GROUP 33 N. 22ND STREET | PHILADELPHIA, PA | 0 9 – 1 4 – 2 0 2 0CDR 3.2

GENERAL PROJECT INFORMATION 1. PROJECT NAME

33 N 22nd Street 2. DATE

4/10/2020 3. APPLICANT NAME

Anthony Forte 4. APPLICANT CONTACT INFORMATION

1500 Market Street, 38th Floor Tel: 215-972-7732 Email: [email protected]

5. PROJECT AREA: list precise street limits and scope 22nd Street from John F. Kennedy Boulevard to Former Commerce Street John F. Kennedy Boulevard from The Murano to 22nd Street Former Commerce Street from The Murano to 22nd Street An Eastern Property Edge bound generally by The Murano from John F Kennedy Boulevard to Former Commerce Street

6. OWNER NAME PMC Property Group

7. OWNER CONTACT INFORMATION 1500 Market Street, 38th Floor Tel: 215-972-7732 Email: [email protected]

8. ENGINEER / ARCHITECT NAME Evan R. Wilbert, Stantec Consulting Services Inc.

9. ENGINEER / ARCHITECT CONTACT INFORMATION 1500 Spring Garden Street, Suite 1100, Philadelphia, PA 19130 215-665-7180 [email protected]

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 John F. Kennedy Boulevard (SR 3)

21st Street 22nd Street Urban Arterial

22nd Street John F. Kennedy Boulevard

Market Street Urban Arterial

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

APPLICANT: General Project Information Additional Explanation / Comments: Note, JFK Boulevard Crosses above 22nd Street. In addition, Former Commerce Street acts as both a private driveway and reserved as a utility easement.

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

John F. Kennedy Boulevard (SR 3) 12' / 23’ / 23’ 23’ / 23’ 22nd Street 12' / 11’ / 11’ 11’ / 11’

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

John F. Kennedy Boulevard (SR 3) 6' / 16.3’ / 16.3’ 22nd Street 6' / 8’ / 7’

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 Curb Cut 45.5’ ~ 168’ North of the NCL of

Market Street Curb Cut 13.4’ ~ 253’ North of the NCL of

Market Street PROPOSED VEHICULAR INTRUSIONS

INTRUSION TYPE INTRUSION WIDTH PLACEMENT Curb Cut 24’ (Reduced width of Existing

Curb Cut) ~ 168’ North of the NCL of Market Street

Curb Cut 24’ ~ 262’ North of the NCL of Market Street

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 Note, the existing sidewalk width of 22nd Street is non-compliant and will remain non-compliant in the proposed condition. The proposed project activates an existing parking lot in Center City with a residential development. Both the 22nd Street and John F Kennedy Boulevard frontages will be provided with residential frontages. Access to parking to be utilized by Trader Joe’s will be moved interior to the site.

DEPARTMENTAL REVIEW: Pedestrian Component Reviewer Comments:


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

John F. Kennedy Boulevard (SR 3) 0' / 0' 22nd Street 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

John F. Kennedy Boulevard (SR 3) 4' / 6.7’ / 6.7’ 22nd Street 4' / 3’ / 4’

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

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

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

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

2932 N. Broad Street 114 0 / 0 1 / 0 0 / 114

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?


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:

CURBSIDE MANAGEMENT COMPONENT (Handbook Section 4.6)


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

APPLICANT: Curbside Management Component Additional Explanation / Comments: The proposed project is in close proximity to both a SEPTA Trolley Stop and Bus Stop at the intersection of Market Street and 22nd Street.

DEPARTMENTAL REVIEW: Curbside Management Component Reviewer Comments:


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

/ / / /

DEPARTMENTAL

APPROVAL

33. What is the maximum AASHTO design vehicle being accommodated by the design?

SU-40, 2011 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

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:



13

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

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:


33 N. 22nd StreetPMC Property Group, Inc.

Civic Design Review Sustainable Design Checklist

· 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

Categories Benchmark

(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 transitstops, light or heavy rail stations.

Yes The building site is serviced by the subway station at 22nd and market, a block south of the building entrance on 22nd Street. An Amtrack station and a Septa Station are locted about a half mile from the building entrances on 22nd and JFK Boulevard, at 30th and JFK. The Branford line stop is located about a half mile from the building entrances at 30th and Market. A bus stop is located a block southeast of the site at 23rd and Market Streets.

(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.

Yes Garage parking is not located on street frontages at 22nd street and JFK Boulevard levels, and all parking is located in an enclosed garage.

(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 alternativefuel vehicles.

Yes Electric vehicle charging stations will be accommodated for 5% of parking spaces in the parking garage.

Does project meet benchmark? If yes, please explain how.If no, please explain why not.

Location and Transportation

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:

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.

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(4) Railway Setbacks (Excluding frontages facing trolleys/light rail or enclosedsubsurface 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 to60dBA. (If setback used, specify distance)i

Yes Building does not front a rail line on any of its faces.

(5) Bike Share Station Incorporate a bike share station in coordination with and conformance to the standards ofPhiladelphia Bike Share.

No Bike share stations are not currently planned for this project. A bike share station is located a block away to the southeast at 20th and Market Streets.

(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.

Yes The project will not provide irrigation for on site vegetation.

(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 canbe included in this calculation.

No The project will contain an upper amenity deck containing vegetation. Per the zoning code for this district, the site allows building on 100% of the site with zero setbacks.

(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

Yes The project will contain below grade a stormwater detention vault designed to capture rain water from the building. Vegetation at theupper amenity deck will further mitigate stormwater volume.

(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.

Yes The project hardscape design will reduce heat island effect through the use of high reflectance materials, including a white TPO roof.

Water Efficiency

Sustainable Sites

Energy and Atmosphere

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SUSTAINABLE DESIGN CHECKLIST

CDR 3.7


and the “What Code Do I Use” information sheet:https://www.phila.gov/li/Documents/What%20Code%20Do%20I%20Use.pdfiii LEED 4.1, Optimize Energy Performance in LEED v4.1For Energy Star: www.Energystar.gov For Passive House, see www.phius.orgiv Section 99.04.504.6 "Filters" of the City of Los Angeles Municipal Code, from a 2016 Los AngelesOrdinance requiring enhanced air filters in homes near freeways

See also, “The Commercial Energy Code Compliance” information sheet: https://www.phila.gov/li/Documents/Commercial%20Energy%20Code%20Compliance%20Fact%20Shee t--Final.pdf

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(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

Yes The project is pursuing an energy model compliance path that will exceed energy requirements under IECC 2018. The energy model will use ASHRAE 90.1 baseline prescriptive requirements for this climate zone.

(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 ASHRAE standard 90.1-2016 (LEED v4.1 metric).•Achieve certification in Energy Star for Multifamily New Construction (MFNC).•Achieve Passive House Certification

Yes The project will reduce energy consumption by incorporating:-high efficiency condensing boilers for domestic hot water-LED lighting and energy efficient controls-low flow plumbing fixtures to conserve water and energy

(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

Yes Building site is not within 1000 feet of an interstate highway, state highway, or freeway.

(13) On-Site Renewable EnergyProduce renewable energy on-site that will provide at least 3% of the project's anticipated energy usage.

No On-site renewable energy production is not currently planned for this project.

(14) Innovation

Any other sustainable measuresthat could positively impact the public realm.

Yes The project will be providing:-On site, secured bike parking for residents-On site collection of recyclables-Natural ventilation and day lighting in occupied spaces -High efficiently building enclosure system to reduce heating & cooling loads for the building-Low VOC interior finishes specified where possible-Use of regional materials where possible

i Railway Association of Canada (RAC)'s “Guidelines for New Development in Proximity to RailwayOperations. Exterior Sound transmission standard from LEED v4, BD+C, Acoustic Performance Credit.ii Title 4 The Philadelphia Building Construction and Occupancy Code

Innovation

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CDR 3.8