We should mention before you read any further that the developer will be coming back to SOSNA this month with revised plans, so please bear in mind that what we discuss below is a project that’s in the process of being revised. But it’s still a worthwhile conversation to continue, with the additional information we’re providing.

A couple of days ago, we told you about plans to demolish a building on the northeast corner of 23rd & Christian, and to replace it with a five story mixed-use building. The project as proposed would include 3,000 sqft of retail on the first floor, office space for the developer’s insurance company on the second floor, and seven apartments on floors three through five.

Current building needs massive renovation or to be demolished

We also mentioned that many neighbors came out to the SOSNA Zoning meeting where the project was presented to speak out in opposition. A commenter wondered just how many people were opposed- we’d say about ten spoke out, though there appeared to be several more in the audience who didn’t care for the project but chose not to speak. As we said, complaints principally related to issues with the height, the building’s appearance, and the lack of parking provided. This project sparked considerable debate in the comments section, with several people wanting to see renderings of the project.

Thanks to the good people at Harman Deutsch, today we say “ask and ye shall receive.”

Rendering of the project

Looking at the rendering, we see tons of windows on the first and second floor. Around the windows on the first floor appears to be some kind of stone, with composite board or something like it used on most of the rest of the facade. Clearly, this building would fit in much more smoothly in Northern Liberties than in this neighborhood.

Just because the building would fit in better in another neighborhood, though, doesn’t mean it shouldn’t get built. Architecture is an ever-evolving discipline, and nowhere does it say that every new building in each neighborhood has to maintain uniformity with the other buildings. Except where it does say that, in historic neighborhoods. And last we checked, while this neighborhood certainly has plenty of history, it has not yet been officially designated a historic neighborhood.

Elevations drawing

If you look at the elevations drawing, you can see that the new building would clearly rise two stories above all the other surrounding homes. But does that mean it shouldn’t be built? As we said before, there are plenty of taller buildings in this neighborhood, on Christian Street, on corners. If these developers need an extra story or two to make active ground-floor commercial a possibility, then we’re all for it. And even if they don’t, the neighborhood, quite frankly, needs the density! And the businesses, too!

What do people think? Is this an overbuild, or is it appropriate for the neighborhood? Do you like the contemporary design or should they go with something more traditional? And most importantly, what do you want to see come into a large commercial space at this corner?