1101 Walnut Street

Civic Design Review
August 20, 2019
1101 WALNUT STREET

Mixed-Use | Residential Development
PROJECT SUMMARY CONTENTS
1101 Walnut Street is a proposed short-term housing and commercial development with frontages on the 1 – 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Project
. . . . . . . .Summary
.....
corner of Walnut Street and 11th Street. The site includes 111 residential units over 23 floors. The units 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .CDR
. . . . . Application
........ Form
are a mix of one-bedroom units and two-bedroom units. The first two floors include 5600 SF of leaseable 4 - 7 . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Site
. . . . .Context
........
commercial space. The third floor is set back from the lower level to allow for residential amenities and
8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Site
. . . . . Survey
..........
exterior space.
9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Ground
. . . . . . . . Floor
. . . . . Plan
The building’s residential entrance and lobby is located along 11th Street. There is a bike storage room and 1 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Second
. . . . . . . . ./. Third
. . . Floor Plan
corridor leading to the rear alley. The building features new pavement and trees to enhance the pedestrian 1 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Typical
. . . . . . . .Floor
. . . . . Plans
experience. A masonry base grounds the building with precast concrete and metal panels on the fourth 1 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Landscape
. , . . . . . . . . .Plan
.
through twenty third floors. The residences feature storefront fenestration with a vertical ventilation
1 3 - 1 4 . . . . . . . . . . . . . . . . . . . . . . . . . Building
. . . . . . . . . .Sections
...
system. Glass will surround the third floor amenity spaces.
1 5 - 1 8 . . . . . . . . . . . . . . . . . . . . . . . . . Elevations
.............
1 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Massing
. . . . . . . . . in
. . .Context
.
2 0 - 2 3 . . . . . . . . . . . . . . . . . . . . . . . . .Exterior
. . . . . . . . .Perspectives
....
2 4 . . . . . . . . . . . . . . . . . . . . . . . . . .Sustainability
. . . . . . . . . . . Questionnaire
2 5 - 3 1 . . . . . . . . . . . . . . . . . . . . . . . . .Complete
. . . . . . . . . .Streets
.. Checklist
PROJECT SUMMARY
Page 2
CIVIC DESIGN REVIEW | 1101 WALNUT STREET | AUGUST 2019
SIT E CO N DIT IO N S
Site Area: 5,319 sf
Existing Zoning: CMX-5 Are Zoning Variances required? Yes No X
CDR PROJECT APPLICATION FORM SIT E U SE S

Vacant former restaurant building and a take-out restaurant with two
No te : For a pr oj ec t a pp l ic at i on t o b e c o ns i der e d f o r a C i vic D es i gn R e v ie w a ge n d a, Present Use: dwelling units above
c om pl et e a n d ac c ura t e s u bm itt a ls m us t b e r ec e i v ed no l at er t h an 4 P . M. on t h e
s ubm is s i on da t e . A s u bm is s i o n d oes no t g u a ran t ee p lac em en t o n t h e a g en d a of th e nex t
CD R m ee t in g d at e. Proposed Use:
L&I AP P L IC AT IO N N U M BER: Area of Proposed Uses, Broken Out by Program (Include Square Footage and # of Units):
94,640 SF – Mixed-Use Building
- 5,917 SF – Retail at Ground Floor and Second Floor
What is the trigger causing the project to require CDR Review? Explain briefly.
- 2,961 SF – Office/ Amenities – Third Floor
Case 1: The project creates more than 100,000 square feet of new gross floor area and more than - 79,200 SF – (111) Residential/ Visitor Accommodation Units – 4th – 23rd Floors
100 new dwelling units. Proposed # of Parking Units:

- (34) Off-Site Interior Parking Spaces at 1201 Walnut Street
PR O J E CT LO C AT IO N - (37) Class 1A Bicycle Parking Spaces
Planning District: Central District Council District: 1st
Address: 1101 + 1105 Walnut CO M M UNIT Y M EET IN G
Philadelphia, Pa Community meeting held: Yes No X
Is this parcel within a Master Plan District? Yes No X If yes, please provide written documentation as proof.
If no, indicate the date and time the community meeting will be held:
CO NT ACT INF O RM AT IO N
Date: 08.27.2019 Time: 7pm
Applicant Name: Jerry Roller, AIA Primary Phone: 215.928.9331
Email: jroller@jkrparchitects.com Address: 100 East Penn Square, Suite 1080
Philadelphia, Pa 19107 ZO NI NG BO AR D O F A DJ U ST M ENT HE AR I N G
Property Owner: ARD 1105 Walnut LLC Developer ARD 1105 Walnut LLC ZBA hearing scheduled: Yes No NA___X___
If yes, indicate the date hearing will be held:

Architect: JKRP Architects
Date:
CDR APPLICATION
Page 3
CH E S T
NUT S T
T
T
T
RE E T
S T RE E
S T RE E
T RE E
11 T H S
10T H
12 T H
WALNU
T S T RE E
T
SITE
L O CU S
T S T RE
ET
SITE CONTEXT
Page 4
SITE
T
EE
WAL
R
N UT S
ST
T RE
TH
11 ET
SITE CONTEXT
Page 5
LOOKING SOUTH ON 11TH ST LOOKING WEST ON 11TH ST LOOKING NORTH WEST AT 11TH ST AND WALNUT ST
LOOKING NORTH ON WALNUT ST LOOKING NORTH EAST ON WALNUT ST LOOKING SOUTH DOWN JESSUP ST
SITE CONTEXT
Page 6
1213 WALNUT STREET
123 SOUTH 12TH STREET
26 STORY MULTI-FAMILY
MIXED USE 24 STORY MULTIFAMILY
MIXED-USE
1101 WALNUT STREET
23 STORY SHORT-TERM
MIXED USE
14 STORY HOTEL
14 STORY HOSPITAL
SITE CONTEXT
Page 7
TAX PARCEL #87-1-0099-00 TITLE REPORT EXCEPTIONS TITLE METES & BOUND DESCRIPTION VICINITY MAP
S 78°58'00" E
20.000'(P.D.S.)
10' WIDE
ALLEY
4' WIDE ALLEY
TITLE REPORT EXCEPTIONS
3' WIDE
ALLEY
TAX PARCEL #87-1-0099-50
SITE
107.000'(P.D.S.)
107.000'
TAX PARCEL #88-2-6194-00
TAX PARCEL #88-2-6271-00

NOTES
S 78°58'00" E 58.000' (P.D.S.)
MAP #3
11TH STREET
51.000' (P.D.S.)
51.000' (P.D.S.)
REF.
TAX PARCEL #88-2-6270-00
TAX PARCEL
TAX PARCEL #88-2-6272-00 #88-2-6271-00
S 11°21'00" W
S 11°21'00" W
N 11°21'00" E
N 11°21'00" E
N 78°58'00" W
20.000'(P.D.S.)
58.000' (P.D.S.)
P.O.B. N 78°58'00" W
P.O.B.
REFERENCES
WALNUT STREET
TITLE METES & BOUND DESCRIPTION
SURVEYOR'S CERTIFICATION BOUNDARY & TOPOGRAPHIC SURVEY

LEGEND OF SYMBOLS & ABBREVIATIONS CALL BEFORE YOU DIG!
LANDCORE ENGINEERING
#1101 & #1105 WALNUT STREET
TAX PARCELS #88-2-6270-00 & #88-2-6271-00
PA 1
SYSTEM, INC.
CITY & COUNTY OF PHILADELPHIA, 5TH WARD
1-800-242-1776 COMMONWEALTH OF PENNSYLVANIA
GRAPHIC SCALE LAND SURVEYORS & PLANNERS
1 OF 1
SCALE : 1 " = 10' JOSEPH J. WRIGHT DATE
www.BlueMarshAssociates.com
EXISTING SURVEY
Page 8
EXIT EXIT
BIKE
ROOM
FIRE
COMMAND
CENTER
ENTRANCE
11TH STREET
TRASH
ROOM LOBBY
ELEVATOR
LOBBY
RETAIL
RETAIL
ENTRANCE
WALNUT STREET
GROUND FLOOR PLAN

1/16” = 1’-0”
Page 9
11TH STREET
11TH STREET
ELEVATOR ELEVATOR
LOBBY LOBBY
OFFICE / AMENITY SPACE
RETAIL
WALNUT STREET WALNUT STREET
SECOND FLOOR PLAN THIRD FLOOR PLAN
SECOND AND THIRD FLOOR PLAN

1/16” = 1’-0”
Page 10
11TH STREET
11TH STREET
1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOM
ELEVATOR ELEVATOR
LOBBY LOBBY
1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOM
WALNUT STREET WALNUT STREET
FLOORS 4-14 FLOORS 15-23
TYPICAL RESIDENTIAL FLOOR PLAN

1/16” = 1’-0”
Page 11
WALKING ZONE
8’-6”
FURNISHING ZONE
3’-6”
REPLACE EXISTING
BIKE RACK
NEW TREE
CMX-5 23
STORIES EXISTING NEWS
STAND TO REMAIN
NEW MARQUEE
ABOVE
WALKING ZONE ADA COMPLIANT

13’-0” RAMP
FURNISHING ZONE
4’-0”
NEW AREAWAY NEW TREES
LANDSCAPE PLAN
1/16” = 1’-0”
Page 12
247’-0”
235’-0”
225’-0”
RESIDENTIAL
215’-0” UNITS
-
2-BED
205’-0”
195’-0”
185’-0”
175’-0”
165’-0”
155’-0”
RESIDENTIAL
145’-0” UNITS
-
1-BED
135’-0”
125’-0”
115’-0”
105’-0”
95’-0”
85’-0”
75’-0”
65’-0”
55’-0”
45’-0”
OUTDOOR AMENITY
30’-0”
RETAIL
15’-0”
RETAIL
0’-0”
UTILITIES 11TH STREET
E/W BUILDING SECTION

1/32” = 1’-0”
Page 13
247’-0”
235’-0”
225’-0”
215’-0”
RESIDENTIAL
UNITS
205’-0”
-
2-BED
195’-0”
185’-0”
175’-0”
165’-0”
155’-0”
145’-0”
135’-0”
125’-0”
RESIDENTIAL
UNITS
115’-0”
-
105’-0” 1-BED
95’-0”
85’-0”
75’-0”
65’-0”
55’-0”
45’-0”
AMENITY
SPACE
30’-0”
RETAIL
15’-0”
RETAIL
0’-0”
WALNUT STREET UTILITY
N/S BUILDING SECTION

1/32” = 1’-0”
Page 14
B1 MATERIAL KEY
A BRICK
DARK GRAY
B1 METAL PANEL
DARK GRAY
B2 PRECAST
CONCRETE PANEL
C1 C1 WINDOW FRAME
BLACK
B2
D GLAZING
D
C1 CUSTOM LOUVER
E
E TO MATCH
B1
ADJACENT
D
11TH STREET
A
SOUTH ELEVATION
BUILDING ELEVATION
1/32” = 1’-0”
Page 15
B1 MATERIAL KEY
A BRICK
DARK GRAY
B1 METAL PANEL
DARK GRAY
E B2 PRECAST
CONCRETE PANEL
C1 C1 WINDOW FRAME
BLACK
B2
D GLAZING
D
C1 CUSTOM LOUVER
E
TO MATCH
B1
ADJACENT
D B2
WALNUT STREET
A
EAST ELEVATION
BUILDING ELEVATION
1/32” = 1’-0”
Page 16
B1 MATERIAL KEY
A BRICK
DARK GRAY
B1 METAL PANEL
DARK GRAY
E
B2 PRECAST
CONCRETE PANEL
C1 WINDOW FRAME
BLACK
B1
D GLAZING
B2 B2
D E CUSTOM LOUVER
TO MATCH
ADJACENT
C1
WALNUT STREET
WEST ELEVATION
BUILDING ELEVATION
1/32” = 1’-0”
Page 17
B1 MATERIAL KEY
A BRICK
DARK GRAY
B1 METAL PANEL
B1
DARK GRAY
B2 B2 PRECAST
CONCRETE PANEL
C1 WINDOW FRAME
BLACK
B1
D GLAZING
C1
B2
E CUSTOM LOUVER
TO MATCH
D
ADJACENT
11TH STREET
NORTH ELEVATION
BUILDING ELEVATION
1/32” = 1’-0”
Page 18
MASSING IN CONTEXT
Page 19
LOOKING EAST ON WALNUT ST
Page 20
LOOKING NORTH WEST ON WALNUT ST
Page 21
LOOKING SOUTH ON 11TH ST
Page 22
FROM CORNER OF 11TH AND WALNUT STREETS
Page 23
Civic Design Review, Philadelphia Sustainability Questionnaire Civic Design Review, Philadelphia Sustainability Questionnaire
Meets or Exceeds the Benchmark Meets or Exceeds the Benchmark
(yes or no)? (yes or no)?
Categories Benchmark If yes, please describe how or reference Categories Benchmark If yes, please describe how or reference
the applicable document in the CDR the applicable document in the CDR
submission. submission.
Location and Transportation

Water Efficiency
Locate a functional entry of the project within a ¼-mile (400- Yes, there are numerous Septa and NJ
Native plants will be used within landscaped
Access to Quality meter) walking distance of existing or planned bus, streetcar, or Transit bus routes, the Market-Frankford
areas.
line, Septa trolley lines and the PATCO Maintain on-site vegetation without irrigation. OR, reduce the
Transit rideshare stops, bus rapid transit stops, light or heavy rail Speedline within a quarter mile of the Outdoor Water
watering requirements to at least 50% from the calculated
stations. project. Use
baseline for the site's peak watering month.
All new parking areas to be located in the rear yard of the Required parking will be located off-site at
Reduced Parking 1201 Walnut Street.
property or under the building, and unenclosed or uncovered
Footprint
parking areas are 40% or less of the site area.
Designate 5% of all parking spaces used by the project as
preferred parking for green vehicles or car share vehicles. Yes, two electric vehicle spaces are provided Energy and Atmosphere
at this location.
Green Vehicles Clearly identify and enforce for sole use by car share or green
vehicles, which include plug-in electric vehicles and alternative Acquire a separate, independent commissioning service to
Energy Yes - Commissioning will be provided per
fuel vehicles. insure that the energy related systems are installed, calibrated, code requirements.
Commissioning
and perform as intended.
Incorporate a bike share station in coordination with and No, there are four Indego Stations within
Bike Share Station two and a half blocks of the project.
No
conformance to the standards of Philadelphia Bike Share. The project will reduce energy consumption by: Achieving 10%
Energy energy saving or more from an established baseline using
Performance ASHRAE standard 90.1-2010, OR by conforming to ASHRAE
Advanced Energy Design Guide for Commercial Buildings.
Sustainable Sites
Provides vegetated and/or pervious open space that is 30% or No

Pervious Site greater of the site's Open Area, as defined by the zoning code. No
Surfaces Vegetated and/or green roofs can be included in this On-Site Renewable Produce renewable energy on-site that will provide at least 3%
calculation. Energy of the project's anticipated energy usage.
No, the project site (5,319 SF) is small

Conform to the stormwater requirements of the Philadelphia enough that the project does not require
Water Department(PWD) and either: A)Develop a green street stormwater management.
and donate it to PWD, designed and constructed in accordance
Rainwater
with the PWD Green Streets Design Manual, OR B) Manage Innovation
Management
additional runoff from adjacent streets on the development
site, designed and constructed in accordance with specifications No
the PWD Stormwater Management Regulations
Yes, paving has high reflectance.

Any other sustainable measures that could positively impact the
Reduce the heat island effect through either of the following Innovation
Heat Island public realm.
strategies for 50% or more of all on-site hardscapes: A)
Reduction
Hardscapes that have a high reflectance, an SRI>29. B) Shading
(excluding roofs)
by trees, structures, or solar panels.
Philadelphia City Planning Commission

Philadelphia City Planning Commission SUSTAINABILITY QUESTIONNAIRE
Page 24
COMPLETE STREETS CHECKLIST
Page 25
Page 26
Page 27
Page 28
Page 29
Page 30
Page 31

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Civic Design Review

August 20, 2019

1101 WALNUT STREET

Site Area: 5,319 sf

Existing Zoning: CMX-5 Are Zoning Variances required? Yes No X

CDR PROJECT APPLICATION FORM SIT E U SE S

100 new dwelling units. Proposed # of Parking Units:

Planning District: Central District Council District: 1st

Address: 1101 + 1105 Walnut CO M M UNIT Y M EET IN G

Philadelphia, Pa Community meeting held: Yes No X

Email: jroller@jkrparchitects.com Address: 100 East Penn Square, Suite 1080

Philadelphia, Pa 19107 ZO NI NG BO AR D O F A DJ U ST M ENT HE AR I N G

If yes, indicate the date hearing will be held:

1101 WALNUT STREET

122 SOUTH 11TH STREET

125 SOUTH 11TH STREET

TITLE REPORT EXCEPTIONS

TAX PARCEL #88-2-6271-00

S 78°58'00" E 58.000' (P.D.S.)

TITLE METES & BOUND DESCRIPTION

SURVEYOR'S CERTIFICATION BOUNDARY & TOPOGRAPHIC SURVEY

GRAPHIC SCALE LAND SURVEYORS & PLANNERS

GROUND FLOOR PLAN

OFFICE / AMENITY SPACE

WALNUT STREET WALNUT STREET

SECOND FLOOR PLAN THIRD FLOOR PLAN

SECOND AND THIRD FLOOR PLAN

1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOM

WALNUT STREET WALNUT STREET

FLOORS 4-14 FLOORS 15-23

TYPICAL RESIDENTIAL FLOOR PLAN

WALKING ZONE ADA COMPLIANT

NEW AREAWAY NEW TREES

E/W BUILDING SECTION

WALNUT STREET UTILITY

N/S BUILDING SECTION

Location and Transportation

Provides vegetated and/or pervious open space that is 30% or No

No, the project site (5,319 SF) is small

Yes, paving has high reflectance.

Philadelphia City Planning Commission

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