Whether it’s for a trip to Wegman’s, a visit to the beach, or the purchase of a controlled substance that’s aggressively advertised on local billboards, we all need to go to New Jersey from time to time. Fortunately, we have a number of ways to get across the Delaware River quickly and safely. But this wasn’t always the case! Until the construction of the Ben Franklin Bridge in 1926, a trip to Jersey required a ferry ticket. Needless to say, the existence of the Ben Franklin Bridge, along with our other bridges, make life easier for folks on either side of the river.

While the construction of the bridge was a boon for conveniently traveling across a body of water, there were real consequences for the urban fabric of Philadelphia. The onramp to the bridge resulted in the demolition of several properties between Race and Vine Streets, and it obliterated the entire 300 block of Florist Street.

From what we can tell, the demolition from the construction of the bridge resulted in the demolition of the building at 248 N Lawrence St., and the property has remained vacant ever since. Finally, it appears that this property is getting filled in, with plans for a five-story condo building. A submission to the Philadelphia Historical Commission provides some additional context.

It might seem odd to have the Philadelphia Historical Commission weigh in on plans for a vacant lot, but they get a say because the property was included in the Old City Historic District when the district was designated in 2003. But because the lot was listed as “non-contributing” and vacant when the historic district was created, the Architectural Committee and Historical Commission are entitled to “review and comment” jurisdiction only.

So while the Historical Commission does not have the option of blocking the proposed residential building at this site, the developer is mandated to present their plans and receive feedback, giving the public a preview of what’s to come. From this presentation from j2a Architects, we were able to learn gobs of info about this new residential building.

The original plans for the condo building included a limestone masonry for much of the front facade to give the building a distinctive signature, instead of the more typical brick facade with punch windows. However staff and committee members encouraged the developer to utilize to brick to match some of the nearby buildings, the developer seemed open to the idea, even if he felt it unnecessary.

Committee members also objected to the height of the proposed building, even as the proposed structure is compliant with the relatively permissive CMX-3 zoning in place on this site.

At only 50′ tall to the top of the parapet, this structure will remain comfortably shorter than several buildings in the immediate vicinity, including the historic Saint Augustine’s RC Church across the street, and a six story apartment building currently under construction down the block at 416 Vine Street.

Architectural Committee members also objected to the plans to use temporary vinyl siding on the south facade, noting this wall will be relatively visible from the Ben Franklin Bridge. The architect acknowledged the issue and noted they would love to include windows on this wall, but are prevented from doing so by the code, due to the lack of a setback. While entertaining the idea of using an alternative material, they pointed out much of the wall is currently obscured by the billboard, and it seems quite likely the existing neighboring garage will be replaced with a more substantial structure at some point.

One unique aspect of the site’s location is the existence of a grass lawn owned by the Delaware River Port Authority (operators of the adjacent Benjamin Franklin Bridge) behind the proposed building. While this grass field will not be accessible to future residents, it seems unlikely these parcels will ever be redeveloped, protecting views of Center City from the rear balconies and windows of the new homes.

At the conclusion of the presentation the Architectural Committee unanimously adopted a motion to deny the application. Fortunately as the Commission’s recommendations are non-binding for this site, this needed residential development on a long under-utilized piece of Old City can proceed. Figure construction will get moving sometime next year.