PHILADELPHIA | Highrise Development Thread IX

[MikeNigh]

Originally Posted by ILovePhilly

The rest of the neighborhood you have to take an apartment the day you see it or it will be gone the next morning.

We were told if we wouldn't have taken our apartment right after seeing it that it would have taken by the very next person who saw it 5 minutes behind us.

[summersm343]

Originally Posted by ILovePhilly

I think people have made a lot of really great points about the apartment building rental rates. Let's not forget that Center City's overall vacancy rate for apartments is about 2%. I still have a hard time believing that 2116 Chestnut is that full given how many lights I see on in the building but at least this time when I looked online at what was available only 32 units came up... exactly 10% so I might believe the numbers after all.

2116 Chestnut IS that leased up already. Trust me. I spent a considerable amount of time the other day with investors from John Buck Co. who are already thinking about a second tower at the Rite Aid lot at 23rd and Walnut. SHH Real Estate, a co-investor of 2116 Chestnut is developing the East Market development at 12th and Market as well.

Remember, the building being leased up and occupied are two separate things. The building first off, is about 30% grad students, and they won't be moving in until July/ August. There are a few corporate leases as well, and a lot of people leasing there are starting leases in July or August. Come fall you will see a lot more lights on in that building.

Also, a great thing about all these new towers is they drive down prices on the older inventory.

[Baconboy007]

Originally Posted by summersm343

Remember, the building being leased up and occupied are two separate things. The building first off, is about 30% grad students, and they won't be moving in until July/ August. There are a few corporate leases as well, and a lot of people leasing there are starting leases in July or August. Come fall you will see a lot more lights on in that building.

I was just going to make this point. Companies lease places for travelling employees so they are not always going to be full. Also some of the more wealthy will get an apartment in the city for visitors or if they have to work late or whatever. If I had the money I would get a 1500 sf condo to go with my 1000sf house in Roxborough... maybe one day.

[Philly Fan]

Originally Posted by Baconboy007

If I had the money I would get a 1500 sf condo to go with my 1000sf house in Roxborough... maybe one day.

Maybe a group of us here should go in together on a Center City pied-a-terre timeshare (with a great view of construction of at least one of the new towers, of course).

[Baconboy007]

Originally Posted by Philly Fan

Maybe a group of us here should go in together on a Center City pied-a-terre timeshare (with a great view of construction of at least one of the new towers, of course).

I knew there was a term for it, my french mother would not be happy that I forgot that.

We would have to set up a Construction Cam like the one Drexel has.

[Philly Fan]

Originally Posted by Baconboy007

We would have to set up a Construction Cam like the one Drexel has.

Of course!

But we'll have to turn that camera around to face inside when we have your SkyscraperPage forum bachelor party there.

[Baconboy007]

Originally Posted by Philly Fan

Of course!

But we'll have to turn that camera around to face inside when we have your SkyscraperPage forum bachelor party there.

Ha nice, I'm all for it. I got yelled at a couple times cause I kept bringing up what great views of construction projects we would have at certain venue spots. She doesn't appreciate the vast knowledge I've gained from this forum.

[summersm343]

21st and Hamilton- new building?

Possible new development coming to the hole at 21st and Hamilton across from the proposed Rodin Square development

http://www.ocfrealty.com/naked-philly/logan-square/building-could-appear-behind-the-rodin

[Kidphilly]

Originally Posted by summersm343

21st and Hamilton- new building?

Possible new development coming to the hole at 21st and Hamilton across from the proposed Rodin Square development

http://www.ocfrealty.com/naked-philly/logan-square/building-could-appear-behind-the-rodin

would it be directly behind the Rodin?

am wondering if I like that idea or is it across the street

[summersm343]

Originally Posted by Kidphilly

would it be directly behind the Rodin?

am wondering if I like that idea or is it across the street

At 21st and Hamilton there is a hole across Hamilton street from the Rodin Square site and directly behind the Rodin Museum. It is also across the street from the Police station and the Wawa. The building would be built there.

[cafeguy]

Originally Posted by summersm343

21st and Hamilton- new building?

Possible new development coming to the hole at 21st and Hamilton across from the proposed Rodin Square development

http://www.ocfrealty.com/naked-philly/logan-square/building-could-appear-behind-the-rodin

I just saw this. And I am fearful of it. Does that mean that they will build down to the lower level... cutting off any potential for either a rapid bus line that serves the fairmount area OR a park?

I'm all for bringing density here, but it would be a shame to loose that great opportunity on a tiny 7 story building. I hope talks with the city make it so they have to preserve space for future underground development.

[summersm343]

Originally Posted by cafeguy

I just saw this. And I am fearful of it. Does that mean that they will build down to the lower level... cutting off any potential for either a rapid bus line that serves the fairmount area OR a park?

I'm all for bringing density here, but it would be a shame to loose that great opportunity on a tiny 7 story building. I hope talks with the city make it so they have to preserve space for future underground development.

I would assume not. The building will probably act as a cap over top of the city branch.

[cafeguy]

Originally Posted by summersm343

I would assume not. The building will probably act as a cap over top of the city branch.

I don't think so. The article says that the parking would be located below grade... meaning... in the direct space where a bus line or park could eventually go. Heck... i could care less about the park (they should make the park on the elevated one, not the scary dark underground one.)... but that rapid bus line is SERIOUSLY needed in an area of the city that is difficult to get to and only relies on street-level buses while homes are selling for hundreds of thousands, if not millions.

We could decide for these 101 apartments, or decide on a rapid bus line that brings even more with development projects due to the effect of rapid transit finally coming here!

[Baconboy007]

Originally Posted by cafeguy

but that rapid bus line is SERIOUSLY needed in an area of the city that is difficult to get to and only relies on street-level buses while homes are selling for hundreds of thousands, if not millions.

We could decide for these 101 apartments, or decide on a rapid bus line that brings even more with development projects due to the effect of rapid transit finally coming here!

I'm all for the rapid bus line but I never understood how that area is difficult to get to. I lived in Fairmount for 6 months while working in the city and in the burbs and never had an issues hoping on a bus or just walking into work. While I was at Comcast my coworker lived at 26th and poplar and walked in every day, during the winter(he was in the Navy so maybe a little tougher than some).

I used to take the 48 to Fairmount from Suburban station on my lunch break, there's a billion 33's that run every-god-damn minute while I wait hours for the 27. I don't think that area is under served I think people just don't like taking the bus.

[summersm343]

Originally Posted by cafeguy

I don't think so. The article says that the parking would be located below grade... meaning... in the direct space where a bus line or park could eventually go. Heck... i could care less about the park (they should make the park on the elevated one, not the scary dark underground one.)... but that rapid bus line is SERIOUSLY needed in an area of the city that is difficult to get to and only relies on street-level buses while homes are selling for hundreds of thousands, if not millions.

We could decide for these 101 apartments, or decide on a rapid bus line that brings even more with development projects due to the effect of rapid transit finally coming here!

Dude this is still so early in the planning process that renderings haven't even be released yet. They could simply repave what is there now and use that as parking. Either way, 30 parking spaces is not a lot. They could built a small garage on half of that lot below grade and still have ample room for a future BRT or light rail line.

Either way this project still have to go through numerous city agencies: SGCA, LSNA, CDR, the Planning Commission, possibly the ZBA. They'll make sure the development will leave room for any future public transit.

[AbortedWalrus]

Originally Posted by summersm343

21st and Hamilton- new building?

Possible new development coming to the hole at 21st and Hamilton across from the proposed Rodin Square development

http://www.ocfrealty.com/naked-philly/logan-square/building-could-appear-behind-the-rodin

I didn't post this on here already? Maybe it was Philly Speaks.

The Spring Garden CDC had a meeting about it in May. It was in their minutes.

[cafeguy]

Originally Posted by Baconboy007

I'm all for the rapid bus line but I never understood how that area is difficult to get to. I lived in Fairmount for 6 months while working in the city and in the burbs and never had an issues hoping on a bus or just walking into work. While I was at Comcast my coworker lived at 26th and poplar and walked in every day, during the winter(he was in the Navy so maybe a little tougher than some).

I used to take the 48 to Fairmount from Suburban station on my lunch break, there's a billion 33's that run every-god-damn minute while I wait hours for the 27. I don't think that area is under served I think people just don't like taking the bus.

Its definitely a matter of the buses. People in the city don't like using them because most times, they are not as frequent as dedicated lines, smaller, and unpredictable. If there is a car crash or traffic, all those 33s will be backed up. Fairmount is definitely serviced by buses, as is the entire city grid, but poor implementation of its use makes it less attractive to a lot of people. Regardless of your friend's willingness to walk or yours to take buses, the fact remains that there is no rapid transit that services the fairmount, spring garden, or brewerytown neighborhoods (minus the broad street line which serves at least the eastern area of these neighborhoods) even though these areas are being developed, growing, and becoming more dense. Bringing rapid transit there would only help excel the area to becoming more integrated with the rest of the city in terms of accessibility for residents and tourists.

I can't really argue bus vs. rapid transit to the needs of development, but I can certainly say that if they don't protect the underground rails, then we will be loosing out on a very attractive, MUCH cheaper than building a new subway, and important asset for the future of development in this area... not to mention across the river along Parkside.

[Baconboy007]

Originally Posted by cafeguy

Its definitely a matter of the buses. People in the city don't like using them because most times, they are not as frequent as dedicated lines, smaller, and unpredictable. If there is a car crash or traffic, all those 33s will be backed up. Fairmount is definitely serviced by buses, as is the entire city grid, but poor implementation of its use makes it less attractive to a lot of people. Regardless of your friend's willingness to walk or yours to take buses, the fact remains that there is no rapid transit that services the fairmount, spring garden, or brewerytown neighborhoods (minus the broad street line which serves at least the eastern area of these neighborhoods) even though these areas are being developed, growing, and becoming more dense. Bringing rapid transit there would only help excel the area to becoming more integrated with the rest of the city in terms of accessibility for residents and tourists.

I can't really argue bus vs. rapid transit to the needs of development, but I can certainly say that if they don't protect the underground rails, then we will be loosing out on a very attractive, MUCH cheaper than building a new subway, and important asset for the future of development in this area... not to mention across the river along Parkside.

If they get better bike lanes maybe we can get a modern day Rickshaw system.

I would love to see SEPTA re-evaluate some of their routes based on the developments that are going on. I would like to see more routes that run a shorter route but I know next to little about what goes into those decisions.

If there was a regional rail that went from Norristown through Manayunk and bypassed Temple instead going through Fairmount that would be great for me but my $91 monthly contributions aren't buying me a seat on the board. Another contributor posted some sketches for the Rapid Bus line or using the viaduct that I thought would be great. I think Mappy posted them but I could be wrong.

[Kidphilly]

Originally Posted by cafeguy

Its definitely a matter of the buses. People in the city don't like using them because most times, they are not as frequent as dedicated lines, smaller, and unpredictable. If there is a car crash or traffic, all those 33s will be backed up. Fairmount is definitely serviced by buses, as is the entire city grid, but poor implementation of its use makes it less attractive to a lot of people. Regardless of your friend's willingness to walk or yours to take buses, the fact remains that there is no rapid transit that services the fairmount, spring garden, or brewerytown neighborhoods (minus the broad street line which serves at least the eastern area of these neighborhoods) even though these areas are being developed, growing, and becoming more dense. Bringing rapid transit there would only help excel the area to becoming more integrated with the rest of the city in terms of accessibility for residents and tourists.

I can't really argue bus vs. rapid transit to the needs of development, but I can certainly say that if they don't protect the underground rails, then we will be loosing out on a very attractive, MUCH cheaper than building a new subway, and important asset for the future of development in this area... not to mention across the river along Parkside.

agree - if this blocks the ROW there should be a provision it can be removed if needed

[Kidphilly]

Originally Posted by Baconboy007

If they get better bike lanes maybe we can get a modern day Rickshaw system.

I would love to see SEPTA re-evaluate some of their routes based on the developments that are going on. I would like to see more routes that run a shorter route but I know next to little about what goes into those decisions.

If there was a regional rail that went from Norristown through Manayunk and bypassed Temple instead going through Fairmount that would be great for me but my $91 monthly contributions aren't buying me a seat on the board. Another contributor posted some sketches for the Rapid Bus line or using the viaduct that I thought would be great. I think Mappy posted them but I could be wrong.

Something I did as a wish list I did that uses the Pennsy ROW, Parkside (both sides) and other existing ROW including the rail lines along 30th - also extends toward Chestnut Hill

to me it would also make sense to extend another line to Norristown and KOP (forget the NHSL extension use a one seat to Center city)

this would be light rail but high speed in dedicated ROW and replace some existing RR

To me I would also use the bridge to manayunk via Bala and along Fairmount park on that side. Manayunk and Norristown would be an obvious extension to me. Shorter car lengths but higher frequency and I would err for 24 hour service or close to it (maybe 21/22 hour service)

http://mapq.st/1qc2QR5

I would also trunk the Manayunk bridge line with another running in the via the RR line on the current Norristown RR line - that would double the line routing from Manayunk to KOP - two lines both coming into center cit better frequency with shorter cars than the current RR