PHILADELPHIA | Lowrise/General Developments Thread

[jsbrook]

Originally Posted by summersm343

I'm okay with this project since it transitions from rowhomes/townhomes to the south to a mixed use building facing Walnut. We'll get a 6 floor condo building with ground floor retail facing Walnut. I'm okay with that. I wish it was taller in this location, but whatever. I'm more disappointed with the Van Pelt Mews. Walnut facing townhomes/rows with no ground floor retail and only 4 floors. Oh well! Can't win them all.

19th and Chestnut will be a commercial/retail building facing Chestnut and a 32 floor, 406 foot building on Sansom.

Here is the thread for it:
http://forum.skyscraperpage.com/showthread.php?t=211081

There's definitely no retail in the Van Pelt project? The portion fronting the street remains a hole at this time and is not going up in conjunction with the other homes? It's just going to be another home?

[jsbrook]

Originally Posted by Larry King

Industrial reuse to multifamily on Amber St in east Kensington, 18 units. Wtf is this paint job

Ugh. And painted brick quickly looks awful. Like that Sweat gym on 24th and Walnut. Decrepit hideous exterior. That building needs to be redeveloped.

[Larry King]

Originally Posted by jsbrook

Ugh. And painted brick quickly looks awful. Like that Sweat gym on 24th and Walnut. Decrepit hideous exterior. That building needs to be redeveloped.

It's just tasteless

The brick was actually kinda cool and unique before

[Tlphila]

Originally Posted by Larry King

Industrial reuse to multifamily on Amber St in east Kensington, 18 units. Wtf is this paint job

Hideous.. drove by this the other day and thought who the hell decides this looks good. Oh well, guess we should wait and see the finished product.

[Tlphila]

Few random projects mostly around the Fish/Kenzo/Norris area:

Francis House


Parkade looks good (for a parking garage)


The Putnam Building rebuild, looks pretty good and glad they saved this warehouse!


After the roof collapsed last year (Nakedphilly)


Continuing warehouse buildout next to Kit & Ace


This is interesting, old church conversion at Oxford & Hancock


Cecil & 2nd


Opposing projects at Trenton & Susquehanna




Front at Columbia, adaptive reuse offices perhaps?


Forget the exact location of this renovation..


I'm a fan


A familiar sight in the area


Norris at 2nd




Nice rehab on York a block west of Frankford Ave.


Coral St. near York


Construction creeping in on the huge amount of vacant land around Emerald & York


Boston & Emerald, I think this is senior housing or something like that

[3rd&Brown]

Originally Posted by loverboie

Study: King of Prussia rail a fast track to growth
Read more at http://www.philly.com/philly/business/tr...track_to_growth.html#bCUizl6KJVhOqJy6.99

It's good to see the suburbs getting the densify or die message. Granted, we don't have the growth that DC and Northern Virginia experience but I would think there would be more city-like suburbs in our region like you see in Fairfax County in VA and Montgomery County in MD.

Certainly Conshohocken is in the running. King of Prussia could be on it's way. I was just talking to my parents (who live in Delco) about how the towns in that middle zone of Delco that are still prosperous and well situated (Haverford/Springfield/Swarthmore/Aston/Ridley Park) and stand in stark contrast to the properous but sprawling towns beyond (Garnet Valley/West Chester/Unionville) should densify as a means of distinguishing themselves from both the places further out (which they'll never be) and Philadelphia, which is obviously on it's own upward trajectory.

The Philly metro is in need of urbanized options. There are plenty of people who don't want to live in Philadelphia but want city-like development/options nearby...particularly because of the school issue (even though I'm an ardent urbanist and would raise a family in the city in a heartbeat). But I'm not everybody.

Anyways...the point is, my parents didn't disagree. Which was sort of a shock, because most surburbanites are NIMBYs.

[McBane]

Originally Posted by 3rd&Brown

It's good to see the suburbs getting the densify or die message. Granted, we don't have the growth that DC and Northern Virginia experience but I would think there would be more city-like suburbs in our region like you see in Fairfax County in VA and Montgomery County in MD.

Certainly Conshohocken is in the running. King of Prussia could be on it's way. I was just talking to my parents (who live in Delco) about how the towns in that middle zone of Delco that are still prosperous and well situated (Haverford/Springfield/Swarthmore/Aston/Ridley Park) and stand in stark contrast to the properous but sprawling towns beyond (Garnet Valley/West Chester/Unionville) should densify as a means of distinguishing themselves from both the places further out (which they'll never be) and Philadelphia, which is obviously on it's own upward trajectory.

The Philly metro is in need of urbanized options. There are plenty of people who don't want to live in Philadelphia but want city-like development/options nearby...particularly because of the school issue (even though I'm an ardent urbanist and would raise a family in the city in a heartbeat). But I'm not everybody.

Anyways...the point is, my parents didn't disagree. Which was sort of a shock, because most surburbanites are NIMBYs.

I agree with this sentiment 100%. Unfortunately, our walkable suburbs suffer a similar dichtomy of Philadelphia. The good areas, like Center City, are EXTREMELY expensive (for example, Media or Newtown, Bucks Co.) while the bad ones (like Norristown or Upper Darby) are not much different than some of Philly's undesirable neighborhoods. All in all, the choices for those who want to live in a walkable suburb is very limited. My wife and I tried to find something suitable to raise a family in Ambler and Conshy, but ultimately bought a home in Plymouth Meeting.

[Urbanthusiat]

My biggest concern for connected KOP by rail is that it will become merely another commuter rail stop (aka lots of parking) rather than something that generates transit oriented development. Where would the stops in KOP even be? Sure there are lots of jobs there, but they are so spread out that walking from the train station to ones job in KOP is HIGHLY impractical if not impossible. KOP lacks a true center, and the presence of so many highways, the mall, and office buildings sitting at the center of large parcels makes urbanization and TOD highly unlikely. I suppose there would be less traffic on the Schuylkill, at least. You're more likely to generate TOD by extending rail to West Chester, Phoenixville, and Royersford.

[blart]

This got up pretty quickly. Parking garage behind the Piazza.

Friday, 12-4:




And earlier from 10-5:

[3rd&Brown]

Originally Posted by McBane

I agree with this sentiment 100%. Unfortunately, our walkable suburbs suffer a similar dichtomy of Philadelphia. The good areas, like Center City, are EXTREMELY expensive (for example, Media or Newtown, Bucks Co.) while the bad ones (like Norristown or Upper Darby) are not much different than some of Philly's undesirable neighborhoods. All in all, the choices for those who want to live in a walkable suburb is very limited. My wife and I tried to find something suitable to raise a family in Ambler and Conshy, but ultimately bought a home in Plymouth Meeting.

Not to further mention, our walkable suburbs are super-cutesy and already built out (Media and West Chester Boro, for example). I think there is room for something other than the two extremes. Not everyone wants precious.

I'm thinking of places that are established and somewhat dense but have a lot of soft sites in the form of ugly strip centers that could use an upgrade. Springfield (Delco) is one place that comes to mind. It's middle to upper middle class (I think the avg family income is close to $90k which is nothing to sneeze at) and the regional rail runs right through it. I could easily see places like the Springfield Mall and some of those already tired options come down to be replaced with a mix of office/retail/homes.

As a person who grew up in that middle part of Delco and frequents it often, I just see a huge opportunity for it to become an alternative to the Garnet Valleys and Unionvilles of the world. It always bothered me that when people "made it" where I was from their families moved further out to the sprawling burbs further west. I mean, clearly not everyone thinks that way because Media and Swarthmore have gone more upscale, but I think that if those towns created a real sense of place and put a "there-there" that draw to move to the bigger house further out would be dimmed.

The problem as I see it is that many of those towns are trying to be mini-Garnet Valleys with what little buildable land being left sprouting mini-McMansions when in reality I think they should be going in the opposite direction to walkable, dense development as a sort of anecdote to it. Springfield is never going to be a town full of sprawling 1 acre lots in the country. But it can be a real place.

[summersm343]

1700 Market retail addition
Facing 17th, in place of the plaza. Looks like this is finally moving forward.

This month, the owners of 1700 Market will break ground on what could be a better model, a three-story food hall that will house three restaurants (Three Forks steak house, Cantina Laredo, and a yet-to-be-determined fast-casual chain). More improvements are coming to 1635 and 1835 Market.

Read more at http://www.philly.com/philly/living/2015...ith_new_retail_.html#wcWqsK0QvMiQXj3q.99

[ScreamShatter]

Thanks Tlphila!! You were literally taking pics all around my house. :-)

[Baconboy007]

Originally Posted by Urbanthusiat

My biggest concern for connected KOP by rail is that it will become merely another commuter rail stop (aka lots of parking) rather than something that generates transit oriented development. Where would the stops in KOP even be? Sure there are lots of jobs there, but they are so spread out that walking from the train station to ones job in KOP is HIGHLY impractical if not impossible. KOP lacks a true center, and the presence of so many highways, the mall, and office buildings sitting at the center of large parcels makes urbanization and TOD highly unlikely. I suppose there would be less traffic on the Schuylkill, at least. You're more likely to generate TOD by extending rail to West Chester, Phoenixville, and Royersford.

I think that they are building a town center type residential/commercial area behind the Wegmans and by the new CHOP. If that continues to grow you could end up with an area like Reston Town Center which was nothing 20/30 years ago. It now has the Silver line going in which should help the area grow even more. Tysons Corner is spread out and I don't really know how people get to their offices from the train line that they just finished but it's a ridiculously successful area.

I think with the development of the KOP line, growth underway in Conshy and even in Manayunk/Bala Cynwyd it'll really help open up the area.

[EastSideHBG]

Originally Posted by Urbanthusiat

My biggest concern for connected KOP by rail is that it will become merely another commuter rail stop (aka lots of parking) rather than something that generates transit oriented development. Where would the stops in KOP even be? Sure there are lots of jobs there, but they are so spread out that walking from the train station to ones job in KOP is HIGHLY impractical if not impossible. KOP lacks a true center, and the presence of so many highways, the mall, and office buildings sitting at the center of large parcels makes urbanization and TOD highly unlikely. I suppose there would be less traffic on the Schuylkill, at least. You're more likely to generate TOD by extending rail to West Chester, Phoenixville, and Royersford.

But the bus stops along 202 are generally pretty crowded and there's a lot of jobs with the mall, the casino... To me it becomes a chicken/egg argument but we need to start somewhere. Like Baconboy007 said, there is more coming and you are starting to see the shift; and while not ideal, the offcie park areas immediately around the casino and hotel could be salvageable from an urban point of view...I've seen more come from a lot less.

[EastSideHBG]

Originally Posted by McBane

I agree with this sentiment 100%. Unfortunately, our walkable suburbs suffer a similar dichtomy of Philadelphia. The good areas, like Center City, are EXTREMELY expensive (for example, Media or Newtown, Bucks Co.) while the bad ones (like Norristown or Upper Darby) are not much different than some of Philly's undesirable neighborhoods. All in all, the choices for those who want to live in a walkable suburb is very limited. My wife and I tried to find something suitable to raise a family in Ambler and Conshy, but ultimately bought a home in Plymouth Meeting.

Norristown is such a strange animal. I have been here for many years now and it's shifting for the better again in some parts BUT just not enough yet to make it a really big draw or be on the radar yet (maybe that's a good thing?). It's mind boggling to me to see brand new town homes starting in the mid-$200s when hearing gun shots is still a regular occurrence barely a block away. They are still selling regardless, though, and fast.

[Kidphilly]

Originally Posted by EastSideHBG

But the bus stops along 202 are generally pretty crowded and there's a lot of jobs with the mall, the casino... To me it becomes a chicken/egg argument but we need to start somewhere. Like Baconboy007 said, there is more coming and you are starting to see the shift; and while not ideal, the offcie park areas immediately around the casino and hotel could be salvageable from an urban point of view...I've seen more come from a lot less.

I think the train could replace the bues and a little bump in the current form. I think this misses the opportunity though without a one seat ride. The Norristown RR line with better headways my have been better (or if made a full fledged HR line trunking in the BSL)

On the KOP town center or village at Valley forge, there is no office piece, its mostly a strip mall turned inside out with some plas for apartments. Again think it misses the boat compared to a Restin etc. seems like a small variant of the Collegeville liestyle center morseo than Restin

KOP needs a center and something like the Restin Town center would be a vast improvement especially with rail. We can attract jobs in general though which is a key part

https://eyecaroline.files.wordpress.com/2015/12/villageatvalley-forgemasterplan.jpg?w=676

the above seem to be the most recent plan and has the current Wegmans and CHOP facility the blue box appears to be what i under construction today If thi i true most residential is away and its really not much more than a strip mall turned inside and lacks commercial


the RR extension could have come around the river through the office park by the casino (a stop there and denser development opps) thorugh the mall (again more opportunity) and terminate in the Village (with dener developemnt) or even have extended to Chesterbrook or even Paoli and the new train station (amtrak and main line access)

[EastSideHBG]

Originally Posted by Kidphilly

I think the train could replace the bues and a little bump in the current form. I think this misses the opportunity though without a one seat ride. The Norristown RR line with better headways my have been better (or if made a full fledged HR line trunking in the BSL)

On the KOP town center or village at Valley forge, there is no office piece, its mostly a strip mall turned inside out with some plas for apartments. Again think it misses the boat compared to a Restin etc. seems like a small variant of the Collegeville liestyle center morseo than Restin

KOP needs a center and something like the Restin Town center would be a vast improvement especially with rail. We can attract jobs in general though which is a key part

https://eyecaroline.files.wordpress.com/2015/12/villageatvalley-forgemasterplan.jpg?w=676

the above seem to be the most recent plan and has the current Wegmans and CHOP facility the blue box appears to be what i under construction today If thi i true most residential is away and its really not much more than a strip mall turned inside and lacks commercial


the RR extension could have come around the river through the office park by the casino (a stop there and denser development opps) thorugh the mall (again more opportunity) and terminate in the Village (with dener developemnt) or even have extended to Chesterbrook or even Paoli and the new train station (amtrak and main line access)

I agree and lots of opportunities and hopefully it all heads in the right direction, as traffic and congestion sure isn't getting any better.

[Larry King]

KOP can go to hell, any $$ septa spends there is money wasted

[Larry King]

Originally Posted by EastSideHBG

Norristown is such a strange animal. I have been here for many years now and it's shifting for the better again in some parts BUT just not enough yet to make it a really big draw or be on the radar yet (maybe that's a good thing?). It's mind boggling to me to see brand new town homes starting in the mid-$200s when hearing gun shots is still a regular occurrence barely a block away. They are still selling regardless, though, and fast.

I believe gentrification is inevitable there, smart investors getting in now

[Randomguy34]

Just curious, has there been any proposed TOD ordinance to encourage developers to build dense developments within a 1/4~1/2 mile radius of a station? I know the city has been making changes in the zoning code to encourage denser developments, but I haven't seen anything to encourage less parking.