PHILADELPHIA | Lowrise/General Developments Thread II

[Radio5]

Originally Posted by bonfire

https://www.phillyvoice.com/thomas-paine-plaza-skateboarding-muni-center-city-skatephilly-/

Ribbon Cutting this Friday!

Stopped by there yesterday, huge improvement. Having some greenery there really helps tie in with it's surrounding plazas better.

[phishtown]

Dean Adler wants to save Philly-area malls, the Bourse, and Center City’s biggest office building. Can one developer do it all?


Amazing ambition from this guy. Would love to see how much he can pull off, especially around the Family Court Building. Even Disney Hole is mentioned:

"Adler, who has spoken with The Inquirer four times since February, says these major proposals are just the beginning. He has his eye on the Willow Grove Mall, the stalled redevelopment of the Family Court building on the Benjamin Franklin Parkway, and the federally owned Custom House in Old City. He also has big ideas for the Fashion District and the generally troubled East Market Street, including the Disney hole."

[PHLtoNYC]

Originally Posted by phishtown

Dean Adler wants to save Philly-area malls, the Bourse, and Center City’s biggest office building. Can one developer do it all?


Amazing ambition from this guy. Would love to see how much he can pull off, especially around the Family Court Building. Even Disney Hole is mentioned:

"Adler, who has spoken with The Inquirer four times since February, says these major proposals are just the beginning. He has his eye on the Willow Grove Mall, the stalled redevelopment of the Family Court building on the Benjamin Franklin Parkway, and the federally owned Custom House in Old City. He also has big ideas for the Fashion District and the generally troubled East Market Street, including the Disney hole."

“I’ve done everything I can in Philadelphia,” Adler said. "One more deal, the Family Court building that I want to buy. Then I retire from Philly, and I put my efforts in New York City and San Francisco.”


Amazing if he could turn the Family Court Building into a really special hotel, like Philadelphia's version of the Ritz Paris. Let's hope he stays in Philadelphia for a while longer, as New York is a totally different game.

He said he doesn't build new, not sure what he can do with the Disney Hole, unless he partners with another developer?

[3rd&Brown]

Originally Posted by PHLtoNYC

“I’ve done everything I can in Philadelphia,” Adler said. "One more deal, the Family Court building that I want to buy. Then I retire from Philly, and I put my efforts in New York City and San Francisco.”


Amazing if he could turn the Family Court Building into a really special hotel, like Philadelphia's version of the Ritz Paris. Let's hope he stays in Philadelphia for a while longer, as New York is a totally different game.

He said he doesn't build new, not sure what he can do with the Disney Hole, unless he partners with another developer?

Listen, I hope he's successful, especially at the Battery, which I have a vested interest in because I live in Northbank and he owns all the land between Northbank and The Battery.

I will say, however, I'm super disappointed in his proposal for the Franklin Mills Mall. It's such an amazing opportunity to do something transformative in that part of the city and Bensalem. I mean, he could create a truly beautiful urban neighborhood. Instead, it's a hodgepodge proposal (a waterpark! commercial playing fields! one apartment building!). They throw words around like mixed-use to make it sound like a cohesive urban concept, but it's just lipstick on a pig. Carving up a parking lot into a bunch of separate un-related concepts, much like what's happened at Plymouth Meeting Mall.

[PHLtoNYC]

Originally Posted by 3rd&Brown

I will say, however, I'm super disappointed in his proposal for the Franklin Mills Mall. It's such an amazing opportunity to do something transformative in that part of the city and Bensalem. I mean, he could create a truly beautiful urban neighborhood. Instead, it's a hodgepodge proposal (a waterpark! commercial playing fields! one apartment building!). They throw words around like mixed-use to make it sound like a cohesive urban concept, but it's just lipstick on a pig. Carving up a parking lot into a bunch of separate un-related concepts, much like what's happened at Plymouth Meeting Mall.

I agree. It could evolve into something similar to the Village at Valley Forge, which I think is the best example of new “instant urbanism” in the region, though it’s unfortunately constrained by highways, limiting its ability to expand.

But I imagine a proposal like that would face significant pushback in NE Philly. "we don't want a city in the Northeast"...

[3rd&Brown]

Originally Posted by PHLtoNYC

I agree. It could evolve into something similar to the Village at Valley Forge, which I think is the best example of new “instant urbanism” in the region, though it’s unfortunately constrained by highways, limiting its ability to expand.

But I imagine a proposal like that would face significant pushback in NE Philly. "we don't want a city in the Northeast"...

I'm not even thinking along those lines. I'm thinking like really high end townhomes and zero lot SFH with rear garages type situation situated around some sort of main street. At this point, if it was exceptionally well executed and the place making A+, you could probably get $800K+ for a really nice SFH product up there. I really wish we had a true model new urbanist neighborhood in this region.

[PHLtoNYC]

Originally Posted by 3rd&Brown

I'm not even thinking along those lines. I'm thinking like really high end townhomes and zero lot SFH with rear garages type situation situated around some sort of main street. At this point, if it was exceptionally well executed and the place making A+, you could probably get $800K+ for a really nice SFH product up there. I really wish we had a true model new urbanist neighborhood in this region.

Hmm, yea I can't think of anything in the region that expansive / impressive.

The Ellis Preserve in Newtown Square may be the closest. Its a nice mix of expensive townhomes, stacked townhomes, apartments, retail, hotels, (no SFH), and trails connecting the adjacent townhome community. As it matures, it has a growing community feel. Having a huge employer like SAP on the property helps too.
https://www.google.com/maps/place/Lisete..._ep=EgoyMDI2MDQyMS4wIKXMDSoASAFQAw%3D%3D

Atwater in Malvern has over 500 homes, a mix of townhomes, twins, small lot SFH, and a few apartment buildings on the periphery, but lacks a true main street.

You would think with the success of Northbank, there'd be more interest in that type of development within city limits.

[3rd&Brown]

Originally Posted by PHLtoNYC

Hmm, yea I can't think of anything in the region that expansive / impressive.

The Ellis Preserve in Newtown Square may be the closest. Its a nice mix of expensive townhomes, stacked townhomes, apartments, retail, hotels, (no SFH), and trails connecting the adjacent townhome community. As it matures, it has a growing community feel. Having a huge employer like SAP on the property helps too.
https://www.google.com/maps/place/Lisete..._ep=EgoyMDI2MDQyMS4wIKXMDSoASAFQAw%3D%3D

Atwater in Malvern has over 500 homes, a mix of townhomes, twins, small lot SFH, and a few apartment buildings on the periphery, but lacks a true main street.

You would think with the success of Northbank, there'd be more interest in that type of development within city limits.

Yeah. There's nothing really in the Philly area that is exceptionally well done. Probably the closest thing to what I have in mind is Eagleview in Chester Springs.

But my mind wanders to other regions altogether. Thinking of concepts like Meuller (Austin) or the Wheeler District in Oklahoma City.

I've also been keeping my eyes on this concept in Middletown Delaware. I wish this is what was being built at the Delaware beaches as opposed to the Schell and DHR coastal cottage schlock that has ruined the Rt 1 corridor.

[domodeez]

Mueller is great. I’ve spent some time there on a few different occasions while in Austin over the years.

[PurpleWhiteOut]

Originally Posted by 3rd&Brown

Yeah. There's nothing really in the Philly area that is exceptionally well done. Probably the closest thing to what I have in mind is Eagleview in Chester Springs.

But my mind wanders to other regions altogether. Thinking of concepts like Meuller (Austin) or the Wheeler District in Oklahoma City.

I've also been keeping my eyes on this concept in Middletown Delaware. I wish this is what was being built at the Delaware beaches as opposed to the Schell and DHR coastal cottage schlock that has ruined the Rt 1 corridor.

But why? Most of our train lines and surrounding areas already have real towns. The concepts like this here like KoP main street all feel very fake in comparison. I dont think we need these. The sprawling suburbs would do well with real main streets, but master planning them always feels strange rather than being built organically

[Philly Fan]

Originally Posted by 3rd&Brown

Thinking of concepts like Meuller (Austin)

Originally Posted by domodeez

Mueller is great. I’ve spent some time there on a few different occasions while in Austin over the years.

BOOMER GEEZER ALERT: I remember flying in and out of Austin's Robert Mueller airport fairly frequently in the late '70s (when it was still an airport!).

[3rd&Brown]

Originally Posted by PurpleWhiteOut

But why? Most of our train lines and surrounding areas already have real towns. The concepts like this here like KoP main street all feel very fake in comparison. I dont think we need these. The sprawling suburbs would do well with real main streets, but master planning them always feels strange rather than being built organically

We're talking about what to do with the Franklin Mills Mall site.

You'd rather a water park, some playing fields, and a bunch of parking lots?

Got it.

And also, because I want our housing close in and dense and not out in Oxford, Chester County. Which is where the sprawl is taking us.

[PurpleWhiteOut]

Originally Posted by 3rd&Brown

We're talking about what to do with the Franklin Mills Mall site.

You'd rather a water park, some playing fields, and a bunch of parking lots?

Got it.

And also, because I want our housing close in and dense and not out in Oxford, Chester County. Which is where the sprawl is taking us.

For an area with a lot of families with kids that is grappling with on and off population flight, I do think his plans make a lot of sense. Family activities will potentially keep more families in the area. The scale of the site is also not nearly as large as some of the others you've mentioned

[3rd&Brown]

Originally Posted by PurpleWhiteOut

For an area with a lot of families with kids that is grappling with on and off population flight, I do think his plans make a lot of sense. Family activities will potentially keep more families in the area. The scale of the site is also not nearly as large as some of the others you've mentioned

Yes.

A waterpark and playing fields 1 mile (walking distance) from a train station (Cornwells Heights) with access to Septa and Amtrak within city limits makes PERFECT sense.

[PurpleWhiteOut]

Ok

[BroadandMarket]

This is a band aid but it's sooo much better than demolishing these for an empty lot. Kudos to whoever pushed to have this ready for tourists this summer.

920 Market: Known as the place to get caffeinated in South Philadelphia’s Bok Building, Two Persons Coffee will also operate a cafe at the eastern end of the row in what used to be a cash-for-gold store.

922 Market: Almost Famous, a vintage clothing store, fashion brand, and art space, will host panel discussions and other events, as a city news release says, “reflecting the brand’s Black-owned, women-centered ethos as it continues to operate without a permanent home.”

924 Market: Vintage furniture and design store Rarify, which has its main operation at 735 Bainbridge St., will operate a gallery space. The focus will be on Philadelphia- and Pennsylvania-designed furniture, crafts, and interior design.

926 Market: Clubfriends Radio & Records is an expansion of Alexa Colas’ 2025 DesignPhiladelphia installation “I Turned My Living Room Into a Record Store.” Although records will be for sale, Colas has moved her own furniture into the building — including a wraparound coach — so people can listen to music together. A city news release says that programming is being “developed in partnership with the Free Library’s music department and curator of exhibitions.”

932-934 Market: Art Philly “will create a hub for creative exchange, convening artists, storytellers, and community members with Jos Duncan-Asé’s Love Lab, an initiative from Love Now Media, a Philadelphia-based multimedia production company focused on empathy-centered journalism and storytelling.”

938 Market: At the western end of the row, West Philadelphia’s Siddiq’s Water Ice — located at 264 S. 60th St. — will provide seasonally appropriate refreshment. The purveyor of real fruit infused dessert will neighbor some of the few remaining businesses on this strip, including a Popeye’s and Panda Express.

https://www.inquirer.com/real-estate/com...t-market-pop-up-businesses-20260427.html

[PurpleWhiteOut]

A permit was just filed for the (former?) Math Civics and Science Charter at Broad and Buttonwood (447 N Broad). Despite closing, the permit is for academic usd and seemingly pulled from another non profit the previous school's founder had also started (that doesnt seem to be active)

The applicant is proposing to construct a new 20,138 SF building addition to an existing educational facility. The interior of the existing building is to be retrofit to meet the needs of the educational facility. Off-street parking, sidewalk/curb replacement and landscaping is proposed as part of the project.

From a quick look this would be about the sqftage of a one story addition on the rear converted former industrial building


Also good news regarding Center City vacancy rates. Hopefully a project or two will rise from the dead:
https://www.bizjournals.com/philadelphia...partment-vacancy-demand-multifamily.html

Alterra Property Group's 17 Market West apartment building reached 90% occupancy in less than one year.
Center City's apartment vacancy dropped to 7.4%, down from 12.4% in 2020.
Office-to-residential conversions will dominate Center City development as ground-up construction remains limited.

Center City’s apartment vacancy, which peaked at 12.4% in 2020, is now down to 7.4%. That’s on track with the metro area’s 7.2% vacancy and below the national average of 8.6%, according to CoStar data.

[el don]

Originally Posted by PurpleWhiteOut

Ok

I'm not sure how many people would want to pay 800k a belly flop away from the bucks county line to then take Septa regional rail. What would be the point? You're not paying the premium for the location, amenities, City services, or school district, or having to walk a mile and play frogger on 95 to get to the train. I just can't see who the clientele would be.

Not sure what the best use is but this plan seems to be off as well.

[3rd&Brown]

Originally Posted by el don

I'm not sure how many people would want to pay 800k a belly flop away from the bucks county line to then take Septa regional rail. What would be the point? You're not paying the premium for the location, amenities, City services, or school district, or having to walk a mile and play frogger on 95 to get to the train. I just can't see who the clientele would be.

Not sure what the best use is but this plan seems to be off as well.

Ok Boomer.

You know housing near Regional Rail stations is more valuable than housing not near transit?

There are already plenty of $800k houses in Bensalem.

Shouldn't you be on some suburban message board somewhere? Fighting for parking and against density.

Remind me if I'm in the right place.

[PHLtoNYC]

Originally Posted by PurpleWhiteOut

Alterra Property Group's 17 Market West apartment building reached 90% occupancy in less than one year.
Center City's apartment vacancy dropped to 7.4%, down from 12.4% in 2020.
Office-to-residential conversions will dominate Center City development as ground-up construction remains limited.

Also good news regarding Center City vacancy rates. Hopefully a project or two will rise from the dead:
Center City’s apartment vacancy, which peaked at 12.4% in 2020, is now down to 7.4%. That’s on track with the metro area’s 7.2% vacancy and below the national average of 8.6%, according to CoStar data.

I should copy/paste this statement next time I see a troll on FB or insta complain about all the empty buildings and high vacancy rates.

I love all the conversions, I wish some prominent new construction projects would also get started, particularly, the Jeweler's Row tower and the Wendy's lot on Walnut. At least 115 S. 19th Street is officially U/C.