The Children's Hospital of Philadelphia's proposed office
and research complex on the east side of the Schuylkill River at South Street
has been improved, members of city planning's Civic Design Review committee
said Thursday, but concerns remain that the huge project is too car-oriented.
The committee largely echoed representatives from
neighborhood civic and business organizations by praising CHOP for a firm
commitment to building a bridge from the project over the CSX tracks and down
to the river in Phase I, a pledge to seek zoning that would allow more
commercial activity on the ground floors, and changes to the lower wall of the
building facing the train tracks and river.
They also appreciated CHOP's extensive neighborhood
outreach.
But CDR representatives urged CHOP to try harder to
eliminate one of two curb cuts on South Street, as bicyclist and pedestrian
safety remain top concerns.
See CHOP's latest proposal here and the original CDR
application here.
Presenting for CHOP, Donald Clinton of Cooper, Robertson
& Partners said changes had been made in the way the project will connect
to the river, its neighborhood and the city as a whole.
Last time around, committee member Cecil Baker said he was
"troubled" with the large, mostly blank wall facing the Schuylkill.
Clinton said the shape of the lower portion of the Phase I tower has been
altered so it curves with the rest of the building. He showed an illustration
with a potential solution, a wall with more visual variety that would still
meet CSX's safety requirements, in the case of a train accident.
Baker said he saw improvements, but still worries about the
wall. "I'm hoping and praying the materials at the base of Phase I as it
goes down to the river are as rich as the materials above the plaza ... so it
feels like the building really comes down and meets the river," he said,
adding he knew glass could not be used, due to safety issues.
CHOP had previously pledged to try to include more active
commercial space on South Street. The "try" was only because current
zoning on the site doesn't allow non-accessory commercial uses, Clinton noted,
but the community was skeptical. This time, Clinton said CHOP has replaced the
proposed solid, punch-out panels where future retail would go with glass
windows. It's a milk-glass of sorts, because the future retail remains
uncertain. But this change was enough to leave community members and planners
feeling like CHOP really means it. (Note: Since the civics, busienss groups,
CDR, city planning and City Councilman
Kenyatta Johnson support active commercial on the site, chances seem mighty
good that CHOP could get a zoning variance.)
CHOP is open to future retail facing Schuylkill Avenue in
the next phase of development, but has focused its energy on South Street,
Clinton said.
Current zoning allows a cafe - sized to meet the needs of
the people who will work on site, and Clinton said this cafe will be open to
the public, and will be a community amenity especially during nights and
weekends.
In addition to reaffirming its committment to building the
pedestrian bridge across the tracks and down to Schulkill Banks, CHOP lowered
the level of its proposed river promenade to the lowest grade it could be sited
without interfering with CSX, Clinton said. CHOP is still working on the
necessary permissions from CSX.
Baker urged CHOP to create a master plan for future phases
of development. Vice Chair Daniel Garofalo said Phase II needed to be fully
designed before many of the community and CDR concerns can be fully addressed.
CDR Chairwoman Nancy Rogo Trainer said CHOP's drawings need
to more clearly illustrate what they plan to do, especially those that
illustrate conditions along project edges.
Clinton said CHOP was still in discussions with the Streets
department about some changes to address bicycle and pedestrian safety. The
committee suggested CHOP do what it can to finish those discussions before the
May 20 planning commission meeting at which CHOP is slated to present to the
full commission.
Tuesday afternoon's meeting was the second and last time
CHOP will appear before CDR; the committee's advice is meant to better-prepare
CHOP for the full Philadelphia City Planning Commission.
Source: PlanPhilly
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