A Spring Garden Downsizing

A hidden multi-family building loses a couple units in an act of literal NIMBYism

If a building goes up in a historic district and no one can see it, does it make a sound? It perhaps shouldn’t, but sometimes the decibel reading gets higher than one might think. Or something.

“What the hell are you talking about, dude?” you might be asking (rightfully) by now. So, let’s back up and get some context: 2313 Green St. is a lovely, if mostly hidden, building tucked away as the Spring Garden neighborhood fades into the Art Museum area. This is listed as contributing to the Spring Garden Historic District, and the exisiting three-story structure was issued zoning permits last May to allow for a conversion into a six-unit apartment. Things seemed relatively quiet as we made our way from Green St. north towards Wallace St. to scope out secluded the back of the lot.

A look across Green St., with 2313 mostly hidden behind the trees

Peering through the front gate towards the existing brick building

St. Francis Xavier School at the end of the block, with the Philadelphian looming

Close to the Art Museum, if not exactly the easiest walk to get there

The back of the property is mostly obscured from the street

“Wow, cool, thanks for the zoning permit update.” You’re welcome, but here’s where things get juicy: the hidden back of the property is currently a decrepit (and non-protected) garage that is impossible to see from the public right of way. But then in December 2023, the owners presented plans to the Architectural Committee of the Historical Commission to the demolish the existing garage, with a five-unit, 5,000+ sqft building to rise in its place. The Architectural Committee gave its preliminary approval for the look from LO Design, which took a modern approach to a classic set of materials.

An overhead look at the existing site plan

So long garage, hello five new units

An aerial rendering shows how the new building would sit close to the old one

Architectural Committee-approved design, looking cool as hell

But, as is often the case, the neighbors were none too pleased with this proposal - which was actually smaller and less dense than what a by-right plan would allow. A meeting of the full Historical Commission followed in January 2024, where the plans were met with a boatload of pushback from many local neighbors, despite being a by-right plan. As such, the Commission held off on any recommendation until further communications could be had between the impacted groups. Which leads us to this Friday’s upcoming Historical Commission meeting, which brings brand new plans to the backyard.

The back of 2313 Green St. (on the left) today…

…and the same view soon?

So, the same team has returned with a similar, but downscaled, approach. Despite nearly no one being able to see the addition, the owners and the neighbors seem to have reached an agreement on a project that is less than half of the density of the by-right potential, with three units now proposed. The footprint has been cut in half, with the new building rising exactly where the garage currently stands. A similar red brick/black paneling approach is being used as the previous designs, with the angular corners of the original design switched out for a more traditional, corniced approach. This version also gives substantially more breathing room to the existing building. Let’s scope it out, shall we?

An aerial shows off the newly down-sized plans

The entry from the Wallace St. side of the property

A landscaped courtyard between the new building (to the right) and the old (center)

Looking back from the existing to the new

Another aerial view from the Wallace St. side

A look from the opposite side

This is quite literally a case of not-in-my-back-yard-ism. The initial plans impacted absolutely no one in the public realm, and - most notably - were below the by-right threshold. A couple people would see their backyard views impacted - and only slightly! I mean, there’s a freaking parking garage IMMEDIATELY NEXT DOOR. It quite frankly sucks that a few perturbed neighbors can strike away density, prevent good design, and delay a project by six months. Even when not a single person walking by will be able to see it.

It’s a shame, as the first design would have added a touch of flair to the area, giving off a nearly identical vibe as another LO-designed project called The Francis just a bit further north. Alas, we hope that the Committee gives this new design the thumbs up to move forward, as it would seem to be petty at best to continue to delay a well-designed project that will impact so few.