Since it's been a couple of weeks since we last posted, there are lots of projects to talk about this time.
One thing we've been doing more and more of is zoning plans. Whenever a property owner wants to use a building in a way that isn't normally permitted, they need to get a zoning variance. (I've written about this before: here and here.) Sometimes that's by design, where a client wants to build say, a commercial building on a lot zoned for residential use. Often, though, a property owner will be looking for a variance to "legalize" a preexisting condition on a property they just bought. Last week, I had the pleasure of visiting this beauty in the Cedar Park section of West Philadelphia in order to draw up plans to legalize a four-unit apartment building that is zoned to have only three units.
A nice twin on Springfield Avenue (we're working on the one on the right)
But the fun doesn't just stop with zoning. Sometimes you want to do work on a property that's been designated as historic. In that case, anything you do to the exterior needs a sign off from the Historical Commission. We have one project that falls into that category, as well. It's a building near Logan Square that was once a single-family home, but will now be converted to luxury apartments. The windows are original, and we will have them restored to their former glory (and will take down the awful aluminum storm windows that are covering them up!). Once we have all the proper documentation together for the windows, along with the part of the back of the building that needs to be rebuilt, I can take everything to the Commission for their input.
Front elevation. This building is part of a whole row that is historically designated.
A close-up of one of those giant ground-floor windows--that trim is original!
In renovation news, we are making progress on a nine-unit apartment building in East Germantown. This building has been underloved for some time, and its new owner really wants to make it an asset to the neighborhood. We'll be doing a full interior renovation, as well as sprucing up the exterior with new roof, windows, and a covered porch.
Existing conditions on High Street near the former Germantown High SchoolHere's a quick sketch of what we're proposing for the front. The downspout will be moved, and the metal-encased brackets around the eaves will be restored to their original condition, or removed. The large front porch will be taken over with planters on the sides and a roof in the center to provide residents with protection from the weather.
Sketch of the proposed exterior
And as always, there's lots going on in the new-construction world. We visited Arizona Street in East Kensington to take a look at progress. We have one three-building development there which is almost complete (and all three units have sold already!). You've seen photos of that one before, but I'm happy to report that the metal panel on the front is finally complete.
Front elevation on Arizona StreetWhen you look up from the sidewalk, you get this view
We also saw our project on Coral Street (right around the corner from the Arizona Street project) get started. After a very brief period as a hole in the ground and then some concrete foundation walls, the framing is barreling ahead.
From 1) vacant lot to 2) hole in the ground to 3) foundations to 4) framing, in three weeksAnd here's a comparison of where we are today, next to the final drawing. We're doing a more traditional front than we usually do, with a nice cornice and arch-topped windows. On the side where there won't be windows, we're doing a herringbone panel that pays homage to the numerous "ghost windows" often found on factories in the neighborhood.
Today, and the future.And last but not least, we broke ground on a new residence on Tilton Street in Olde Richmond. This will be 2,700 square feet--a fairly large (for us) house--since the lot is nearly 22 feet wide. (Normally we work on lots between 14' and 17'.) It's not much to look at yet, but we'll keep updating you on its progress.
The black stuff you can see on the outside of the concrete walls is a waterproofing layerCheck back here for more updates, coming soon!