Vision

Located at the corner of 43rd Street and Baltimore Avenue in West Philadelphia, 4224 Baltimore Avenue could be a neighborhood focused real estate development project that, planned and designed properly, will add much to the thriving, diverse, and urban character of the Spruce Hill neighborhood. Clarkmore Group LLC, owner of the property has obtained a conditional zoning permit for the site. Clarkmore is working with U3 Ventures on an engagement process that will develop alternative development schemes with the local community.

















Conditional Zoning Permit

Clarkmore Group LLC has obtained conditional zoning permit for 92 residential units, 6 parking spaces and 36 bicycle parking spaces for the site. This scheme will be subject to the advisory-only Civic Design review process by the city planning commission (PCPC). Provided the final zoning permit application conforms to the conditional approval, a final zoning permit will be issued after the PCPC process is completed. At that point Clarkmore Group LLC will be entitled to pursue building permits and commence construction.

The conditional Zoning Permit can be viewed here and the extension to the permit can be viewed here

Project Update: October 2013

As most community members know, our company, U³ Ventures, has conducted three, widely advertised and open meetings this past summer to provide a forum in which to debate ideas and proposals for the development of the large parcel of land at 4224 Baltimore.

As of the late-July culmination of these meetings, U³ proposed a definitive development plan for the site. (This website, www.4224baltimore.com, provides details on the outcome of the process).  We have proposed a mixed-use project with 145,000 square feet of rental/for-sale housing, 8,000 square feet of retail and 65 parking spaces.  This proposal is an alternative to the as-of-right zoning permit we received in March 2013 for 81,000 square feet of residential use (92 units) with no retail, 36 bicycle parking places and six automobile parking spaces.

Obtaining permits to develop the alternative project will involve a public review process that would culminate in either a zoning variance issued by the Zoning Board of Adjustment (ZBA) or the adoption of a land-use change ordinance by the City Council.  The two approaches each offer advantages and disadvantages. But choosing the one or the other, at this point, is a bridge we need not yet cross.

We will instead attempt to reach community consensus as to precise project scope and related project details.  If general consensus can be reached, the appropriate permitting process–ZBA or ordinance–can be pursued.  We understand that the Spruce Hill Community Association has discussed this matter and has come to the same conclusion.

We are now developing the details of the alternative plan and intend to present our proposal at a time and place to be determined by the Spruce Hill Community Association Zoning Committee sometime in late November.  We are committed to a process of openness and inclusiveness and welcome any and all input so we might propose a detailed plan that is informed by the widest input possible.

News about a meeting will be announced once plans are available for discussion and review.  But we urge any community member to provide us with your thoughts, positive and negative.  Our goal is to develop a project that makes business-sense and of which we and the community can both be proud.























Alternative Plans

On a parallel track, Clarkmore Group LLC will be working with the Spruce Hill Community Association through a community engagement process to develop alternative schemes for the site that will create more value for both Clarkmore Group LLC and the community than the conditionally approved plan. The Spruce Hill Community Association is coordinating the community engagement process that will include 3 meetings where the community will be able to learn more about the project and work with the project team on focus areas of the project such as building massing, retail mix, design, and transportation.

It is the goal of the project team to recommend a decision by July 2013 to Clarkmore Group LLC to pursue 1) the conditionally approved plan or 2) an alternative plan conceived via community consultation.

Alternative Plans

The following plans were presented to the Spruce Hill Zoning Committee at a meeting held on March 26, 2014. The entire presentation from that meeting can be downloaded here: March 26 2014: 4224 Spruce Hill Zoning Presentation

Aerial View

 

Diagram

View Looking East

View Looking West

 

Ground Floor Plan

 

2nd Floor Plan

 

3rd and 4th floor plan

 

5th Floor Plan

 

6th Floor Plan

 

7th and 8th floor plan

The following potential plans were presented at our community meeting on July 24, 2013. The entire presentation from that meeting can be downloaded here: July 24, 2013 Community Meeting Final

Ground Floor Plan Typical Floor Plan 6th Floor Plan Roof Plan Aerial View Section View Looking West View Looking East

The following potential plans were presented at our community meeting on June 18, 2013. The entire presentation from that meeting can be downloaded here: June 18 Community Meeting Presentation

Potential Ground Floor Plan. 8,000sf of retail and parking buried under the slope of the site.

Potential Typical Residential Floor designed for rental units with a mix of studios, 1 bedroom, and 2 bedroom apartments.

 

Potential building section looking north with Clark Park on the left. 5 stories on the park, 9 stories away from the park.

Potential building massing with ground floor retail on the corner of 43rd and Baltimore, 5 stories on the park side and 9 stories away from the park.

 

Meeting Schedule:

2nd Community Meeting

Tuesday, June 18, 2013

6:30-8:00pm

International House of Philadelphia, 3701 Chestnut Street

South America Room

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1st Community Meeting

Monday, May 20, 2013

6:30-8:00pm

International House of Philadelphia, 3701 Chestnut Street

South America Room

 























About Us

The 4224 Baltimore Avenue Team is a partnership between Thylan Associates, a deeply experienced real estate development firm based in New York City and the owner of the property (Clarkmore Group LLC is controlled by Thylan Associates), and U³ Ventures, a real estate advisory and development firm based in Philadelphia.

Thylan Associates
Founded in 1981, Thylan Associates is a real estate development and investment firm with a value-driven, asset-enhancing viewpoint, which has brought significant appreciation to its properties.

U³ Ventures
U³ Ventures is a real Estate Advisory and Development firm that works with anchor institutions and their communities on place-based economic and real estate development strategies and projects.

Cecil Baker + Partners
Cecil Baker + Partners is an architecture firm providing design services to governmental, educational, institutional and private sector clients. Established in 1982 and based in Philadelphia, the firm’s services include feasibility studies, programming, design of new structures, adaptive reuse of existing structures, and interior design.

 

 











Neighborhood Statistics


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Click on Highlighted Areas of the map for more information

Demographics:

Population: 3,610
Median Age: 25 years

2010 Census

Average Household Size: 2.2 people
Occupied Housing Units: 1,651

Population Density:

2010 Census

Parking:


On-Street Parking Surveys


Neighborhood surveys March 28th, April 5th, April 14th

Transit:

Route 34 – Total Daily
Boards and Alights (2009)
45th St to 41st St: 1,453
40th St Portal: 1,414


2006-2010 American Community Survey; Delaware Valley Regional Planning Commission

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