The other week, we passed by Carpenter Square on 17th Street just south of Carpenter, and saw some work happening that piqued our interest. This project, in case you don't remember, has meant the construction of eleven new homes on a long vacant lot. A second phase, with a mixed-use building and a courtyard at the corner, is currently under construction. In a neighborhood for which an unattractive architectural style is named, the handsome look of this project has been a welcome break from recent history.
The homes in the past
Mixed-use phase under construction
The construction that caught our eye a few weeks back was not work on the corner, but on the homes that were finished earlier this year. It looked like the facades were being replaced. So we reached out to the developers to get the scoop.
A couple months back, we visitied the 2200 block of Coral Street, noting the appearance of a new home at 2231 Coral St. and foundations for two more next door. The homes, collectively from developers Luval Inc., were of particular interest because of their slenderness. The typical Philly row home is 16' wide, but these were a mere 12' from side to side. The difference is significant.
We were back on the block the other day and spied some progress. The foundations have been framed out. And the home that had been framed out now has a facade and stucco on the side. All three are currently available for sale, with prices ranging from $310K to $330K. Check out the progress:
The vacant lot next door, which we told you will eventually turn into four more skinny homes, remains vacant at this time. We wonder whether those developers are waiting for the project next door to finish before they bring more supply to the area or whether something else is holding up the project.
With all the recent action on Front Street in Northern Liberties, Fishtown, and South Kensington, it's no surprise that people who own properties on this long underperforming stretch are hoping to cash out. One particularly sizable example can be found at 1523 N. Front St., between Jefferson and Oxford Streets.
Lots and warehouse
The large building on the site has been home to James Scollon's Sons Building Construction & Repair, though we're pretty sure they've cleared out by now. The look of the building suggests it was once a church, and historical maps confirm that United Presbyterian Church once called this place home. Now, it's for sale for $2.1M along with a collection of surrounding vacant lots. According to the listing, it's almost 7,000 sqft of land combined.
View up Lee Street
This property would seem to be calling out for reuse into apartments, surrounded by new construction mixed-use. The existing building would especially work for residential use, considering it doesn't butt up against the El. Oxford Mills, the adaptive reuse project across the street, does come right up to the tracks but has tucked the residences further away. Instead, their space on Front Street is reserved for offices.
Last fall, we first told you about plans for development at the corner of 7th & Thompson. Out was a long vacant lot, in were four single family homes and a corner building with a retail space and two apartments above. When we passed by the site in January, framing was done and brickwork was underway. Visiting last week, we spied a project that's nearly finished.
As you can see, the buildings have a fairly contemporary look. Their most noticable detail though, is in the rear.
Back of the project is so blue
What do you think about this project? Do you like the flashy colors on the back, or would you have preferred something more muted?
Today, we look at three parcels close to 31st Street on Baltz, two of which have been blighted for years. The other has just been a vacant lot.
In the past
3045 Baltz St. was at one point a home and then more recently a church. Most recently however, it was home to a tree. The home next door has also been blighted for quite some time. Both properties are currently owned by a couple of developers who picked up the properties back in 2006. They tried to sell them for $135K each, but it doesn't seem they were successful and ultimately they decided to fix them up themselves. Alternately, it's certainly possible that they have indeed sold the properties but it's not yet reflected on public record.
Next door the long vacant, double-wide empty lot is being built upon by MM Partners, joining another down the block. That other home sold last summer for $290K, so it should be interesting to see whether the developers can get any more for this newest addition.
Last year, a new mixed-use building appeared on the corner of 19th & Fairmount, replacing a long vacant lot and covering a mural of Noam Chomsky. And while some neighbors may miss the public art, their sorrows are at least partially drowned by the presence of the wonderful Tela's Market & Kitchen on the ground floor of this building. In our book, a bunch of apartments plus a vibrant commercial space is the perfect addition to Fairmount Avenue where Spring Garden meets Francisville
A couple of weeks ago, the same developer that brought us the aforementioned building broke ground on another project just a couple blocks away. 1720 Fairmount Ave. has for years been a vacant lot used for the storage of bricks and stone. When we passed by the other day thanks to a reader tip, we discovered that construction is underway at this location.
Last year, we wondered how new construction, ostensibly for student housing, would fit into the context of the Diamond Street Historic District near Temple. At the time, we didn't realize that there's a second historically protected section of Diamond Street in Strawberry Mansion. The West Diamond Street Townhouse Historic District was established in the early 1990s and is actually pretty similar to its sister district to the east. It runs from the 3000 block through the middle of the 3200 block, and contains dozens of homes built in the Renaissance Queen Anne Victorian Eclectic style.
But today we look at a property that isn't actually in that historic district. 3217 W. Diamond St. is the first property after the district ends and had no particularly historic features, though it was an interesting building. We're using the past tense here because the building was recently demolished.
As Northern Liberties was reborn in the last decade plus, the northeast corner of 2nd & Brown has sat vacant. For quite some time, a sign on the property advertised the overpriced lot as 'The Best Corner Left in Northern Liberties,' though current and former owners of other neighborhood corners might disagree. But wherever it sits on the Northern Liberties vacant corner rankings, we were all too pleased a couple of years ago to learn that it would finally be redeveloped, with plans for a six-story mixed-use building designed by Landmark Architectural Designs. The project was approved by the ZBA in May of 2012.
In the northeastern section of Point Breeze, two long vacant lots should soon get redeveloped. A couple of years ago, we told you about plans for two triplexes on the 1100 block of S. 15th St. which received pushback from some folks in the neighborhood who didn't want to see the additional density. We were happy about the project, however, because it was replacing two blighted and vacant homes. Those buildings are now finished and rented out.
Two newer triplexes
A few doors down though, at 1154 and 1156 S. 15th St., the block has suffered with two vacant lots for many years. The northern lot has some nice size to it, and the southern lot is even larger, stretching all the way to Hicks Street. Developers purchased the larger lot late last year, and closed on the smaller one in January. They purchased the latter from the City through the Philly Land Works site, proving that every now and then the City does indeed sell off its lots. Just not quite frequently enough for our liking.