PHILADELPHIA | Highrise Development Thread IX

[Philly Fan]

Originally Posted by josef

Retail Sign is easily in my top 5 favorite places to buy pants.

I actually prefer the Retail Sign a couple of doors away--MUCH better selection of sequined stretch pants.

[Philly Fan]

Originally Posted by josef

Plus, if you live in NJ, then you get to take part in the reciprocal agreement where your income isn't taxed twice. So clearly the answer is to move to New Jersey.

(I'm just having fun plz don't start hating. In actuality it's a huge lie; you'd probably never make up the savings in wage tax reduction considering the huge increase in property taxes you'd incur.)

It's too early on a Monday morning for fine print.

[iheartphilly]

I thought Market East or East Market was ready to roll with the groundbreaking ceremony. I don't understanding why it is now going thru the Civic Design Review unless it is another piece of the entire development.

See link: http://www.phila.gov/CityPlanning/projectreviews/PDF/2014-1007%20CDR%20Submission.pdf

[josef]

Originally Posted by Philly Fan

I actually prefer the Retail Sign a couple of doors away--MUCH better selection of sequined stretch pants.

Hahaha

[New2Fishtown]

In response to iheartphilly, CDR is a purely advisory review. Developers are not in anyway required to incorporate the board's suggestions, nor is it possible for CDR to put the breaks on a project in any meaningful way. It is merely something you need to prove you completed if your project requires it. I don't believe they'll give you your construction permits until you show you've checked that box, but you can certainly start demolition. I will admit that holding a groundbreaking before your CDR hearing has happened seems a little brazen. It certainly underscores the advisory nature of the review board and could be interpreted as somewhat dismissive of it as a process. On the other hand, it shows how much pressure and momentum there is to get the transformation of the street underway. I have a hard time imagining the CDR committee will have much to critique for a project like this given how pedestrian friendly it is, though it often seems that they feel compelled to fixate on something, so I'd bet that there'll be a lengthy discussion about the LED signs and lots of other things that aren't really within the jurisdiction of the group. Long story short is that no one needs to worry about CDR slowing down this project.

[iheartphilly]

Originally Posted by New2Fishtown

In response to iheartphilly, CDR is a purely advisory review. Developers are not in anyway required to incorporate the board's suggestions, nor is it possible for CDR to put the breaks on a project in any meaningful way. It is merely something you need to prove you completed if your project requires it. I don't believe they'll give you your construction permits until you show you've checked that box, but you can certainly start demolition. I will admit that holding a groundbreaking before your CDR hearing has happened seems a little brazen. It certainly underscores the advisory nature of the review board and could be interpreted as somewhat dismissive of it as a process. On the other hand, it shows how much pressure and momentum there is to get the transformation of the street underway. I have a hard time imagining the CDR committee will have much to critique for a project like this given how pedestrian friendly it is, though it often seems that they feel compelled to fixate on something, so I'd bet that there'll be a lengthy discussion about the LED signs and lots of other things that aren't really within the jurisdiction of the group. Long story short is that no one needs to worry about CDR slowing down this project.

Thanks for the explanation. I asked because I too found it odd that the groundbreaking happen before the CDR review. BTW...welcome to the forum!

[Outta here]

Originally Posted by josef

Haha, the weird thing is even though it feels like that's true, it's not, at least as of 2012 population estimates. Well except for Cape May Co. And I'd be surprised if Atlantic Co doesn't after AC loses all those casinos. But yeah, I believe Gloucester County is actually one of the biggest population gainers in the entire state the past few years, so much so they're building a train line to meet up with PATCO in Camden.

I guess it all depends on where you look for population stats . I count eight counties that go into making up " south jersey " and from what I could find , three of the eight lost population , for a total of 2403 people . Whereas five gained population for a net gain of 12675 people ...... or a total of 10272 people , overall .
for the eight county area . Sorry josef , I didn't bother to check the counties considered to be part of north Jersey so I don't know what the up or down numbers are for those counties , but you are correct about Gloucester county having one of the largest gains in south Jersey , topped only by the more than 2100 gain registered in Burlington county , by 2013 estimates .

[cafeguy]

Multiple stores on 11th street are closing!!!

This isn't just for new construction since these buildings are not involved in the big market east development, but its curious to note.

Sound of music is closing
So is the age-old dance supply store
So is multiple jewelry and hair places

Maybe a rent hike or maybe plans? Regardless, in the next couple months, 11th street will be nearly dead of retail! Of course, market east will probably fix that, but i wonder what they are going to do with the east side of the street!

[summersm343]

Originally Posted by josef

Haha, the weird thing is even though it feels like that's true, it's not, at least as of 2012 population estimates. Well except for Cape May Co. And I'd be surprised if Atlantic Co doesn't after AC loses all those casinos. But yeah, I believe Gloucester County is actually one of the biggest population gainers in the entire state the past few years, so much so they're building a train line to meet up with PATCO in Camden.

Here are population numbers between 2010 and 2013 for the entire metro area:

Pennsylvania
Chester County +2.1%
Philadelphia County +1.8%
Montgomery County +1.6%
Delaware County +0.6%
Berks County +0.5%
Bucks County +0.3%

New Jersey
Gloucester County +0.7%
Atlantic County +0.5%
Burlington County +0.5%
Cumberland County +0.3%
Camden County -0.2%
Cape May County -1.4%
Salem County -1.4%

Delaware
Kent County +4.4%
New Castle County +2.1%

Maryland
Cecil County +0.8%

All numbers can be found here
http://quickfacts.census.gov/qfd/states/24/24015.html

[josef]

Originally Posted by summersm343

Here are population numbers between 2010 and 2013 for the entire metro area:

Pennsylvania
Chester County +2.1%
Philadelphia County +1.8%
Montgomery County +1.6%
Delaware County +0.6%
Berks County +0.5%
Bucks County +0.3%

New Jersey
Gloucester County +0.7%
Atlantic County +0.5%
Burlington County +0.5%
Cumberland County +0.3%
Camden County -0.2%
Cape May County -1.4%
Salem County -1.4%

Delaware
Kent County +4.4%
New Castle County +2.1%

Maryland
Cecil County +0.8%

All numbers can be found here
http://quickfacts.census.gov/qfd/states/24/24015.html

Whoa, look at Kent County. What in the world is going on down there.

Thanks for the stats! Interesting to see the overall numbers.

[1487]

Originally Posted by josef

Whoa, look at Kent County. What in the world is going on down there.

Thanks for the stats! Interesting to see the overall numbers.

there arent many people down there in the first place so its not hard to post impressive increases. Mostly retirees moving into newer housing and migrant workers I'd guess. DE as a state still has less people than Philadelphia.

[1487]

Originally Posted by cafeguy

Multiple stores on 11th street are closing!!!

This isn't just for new construction since these buildings are not involved in the big market east development, but its curious to note.

Sound of music is closing
So is the age-old dance supply store
So is multiple jewelry and hair places

Maybe a rent hike or maybe plans? Regardless, in the next couple months, 11th street will be nearly dead of retail! Of course, market east will probably fix that, but i wonder what they are going to do with the east side of the street!

I was on 11th last week and its in bad shape. Hopefully they can fix up those storefronts and get new tenants. What is there now (vacant or not) is poorly maintained and unattractive to say the least. Its probably going to be a good 5-10 years before east market and chestnut get to where they should be. Tons of vacancy currently.

[skyscraper]

Originally Posted by 1487

there arent many people down there in the first place so its not hard to post impressive increases. Mostly retirees moving into newer housing and migrant workers I'd guess. DE as a state still has less people than Philadelphia.

You'd be right. Delaware has about 925,000 people in the whole state. Philly has 1.5 million.
http://quickfacts.census.gov/qfd/states/10000.html

[br323206]

Originally Posted by josef

Whoa, look at Kent County. What in the world is going on down there.

Thanks for the stats! Interesting to see the overall numbers.

As another poster already mentioned, they're starting from a low number so the percentage change is large. In 2010 there were 162,000 people in Kent County, compared to Philly's 1.5 million.

While growing fast for a more rural county, Kent County didn't even have the largest percentage increase in the state. Sussex County grew 4.8% in the same time period, while starting from a higher base.

[Jawnadelphia]

Originally Posted by 1487

there arent many people down there in the first place so its not hard to post impressive increases. Mostly retirees moving into newer housing and migrant workers I'd guess. DE as a state still has less people than Philadelphia.

The Dover Air Force base is gigantic, and very important towards OUR national defense.
Dover Downs - NASCAR. And site of the Firefly Music Fest - which is starting to become massive.
And Dover is the state capital. Dover Mall. Oh yeah, there's a casino at Dover Downs too.
And Del State is right close by.

County population has increased a lot since 2000 - newer, big housing - for cheap.
2000 pop was 126,697
2010 - 162,310
est. 2013 - 169,419

Yeah - That's about it. (I still don't get the Philly people mockery, borderline hatred! of The First State). Did you read Delaware is the only state in the US where Eagles merchandise is #1 in sales?? PA - Steelers beat you folks (Steelers vs. Eagles sales). NJ - Giants take the cake.
Stop hating on Delaware, damn it!

[1487]

Originally Posted by TallCoolOne

The Dover Air Force base is gigantic, and very important towards OUR national defense.
Dover Downs - NASCAR. And site of the Firefly Music Fest - which is starting to become massive.
And Dover is the state capital.
And Del State is right close by.

County population has increased a lot since 2000 - newer, big housing - for cheap.
2000 pop was 126,697
2010 - 162,310
est. 2013 - 169,419

That's about it. (I still don't get the Philly people mockery, borderline hatred! of The First State). Did you read Delaware is the only state in the US where Eagles merchandise is #1 in sales?? PA - Steelers beat you folks (Steelers vs. Eagles sales). NJ - Giants take the cake.
Stop hating on Delaware, damn it!

Id call it lack of interest, not hatred. Im down there a lot, Im pretty familiar with the state. It offers relatively cheap suburban living, especially compared to NJ. That along with the lack of sales tax are its main claims to fame. For people who yearn for the suburban subdivision lifestyle and want to drive everywhere it's a great place to live I suppose.

[PhiLaw]

Originally Posted by 1487

there arent many people down there in the first place so its not hard to post impressive increases. Mostly retirees moving into newer housing and migrant workers I'd guess. DE as a state still has less people than Philadelphia.

My father owns a restaurant in Kent County (Sport Zone, visit early and often ) Its growth is mainly NE Philly and South Jersey tax refugees. Lower property and sales taxes (no sales tax). Also, you get more space down there on the cheap (a typical 3,000 sq. ft. house is around 250k). A lot of people from the Philly and DC area are also moving to the Beaches (Sussex County). Big retirement mecca.

Delaware is not where I would like to live, but to each his own!

BTW, Delaware has a low population due to its small area (2nd smallest in the US, next to RI). It is the 5th or 6th most densely populated State in the Union, however. It is a populated state in spacial terms.

[Jawnadelphia]

Originally Posted by PhiLaw

My father owns a restaurant in Kent County (Sport Zone, visit early and often ) Its growth is mainly NE Philly and South Jersey tax refugees. Lower property and sales taxes (no sales tax). Also, you get more space down there on the cheap (a typical 3,000 sq. ft. house is around 250k). A lot of people from the Philly and DC area are also moving to the Beaches (Sussex County). Big retirement mecca.

Delaware is not where I would like to live, but to each his own!

BTW, Delaware has a low population due to its small area (2nd smallest in the US, next to RI). It is the 5th or 6th most densely populated State in the Union, however. It is a populated state in spacial terms.

Oh, its right near the Smyrna Diner too... nice. I'll drop by for a beer sometime on my way down to the beautiful and very clean (much, much cleaner than Jersey Shore) Delaware beaches.

[josef]

Originally Posted by br323206

As another poster already mentioned, they're starting from a low number so the percentage change is large. In 2010 there were 162,000 people in Kent County, compared to Philly's 1.5 million.

While growing fast for a more rural county, Kent County didn't even have the largest percentage increase in the state. Sussex County grew 4.8% in the same time period, while starting from a higher base.

Ha, oh, well then. That all makes sense.

[Outta here]

[QUOTE=summersm343;6757568]Here are population numbers between 2010 and 2013 for the entire metro area:

Pennsylvania
Chester County +2.1%
Philadelphia County +1.8%
Montgomery County +1.6%
Delaware County +0.6%
Berks County +0.5%
Bucks County +0.3%

New Jersey
Gloucester County +0.7%
Atlantic County +0.5%
Burlington County +0.5%
Cumberland County +0.3%
Camden County -0.2%
Cape May County -1.4%
Salem County -1.4%

Unless Ocean county has recently seceded from the state of New Jersey ,
you left out Ocean County . 2010 population was published at 576,567 .
The 2013 estimates have it at 583,314 for a gain of 6847 residents .....
which means Burlington is 2nd. and Gloucester is 3rd. in growth for south jersey and a total of 5 gains and 3 losses for that area .