PHILADELPHIA | Highrise Development Thread IX

[Kidphilly]

Originally Posted by Baconboy007

Most of my friends from high school have moved here after college and every time I visit them we end up around here. It's nice but totally lacks any personality.

yes though at least does a better job with aligning retial and mitigating parking, better street wall than the proposal yet not truly urban. In looking at these and are a dime a dozen in DC something more like this would align better with the frontage of the other rendering with the apts behind


In a perfect world this styling could be built and the strip all accros the street could move their stores there and a new mixed use street facing opportunity could exist there

on LRT in this space is there any precedence for a shorter smaller rail system say for starters from Washington to about the sugar house.

more like a trolley much of the ROW exisits though ADA compliance could be a huge issue to make it not feasible


also what about sort of specialized buses, distinguished from the norm which could make it interesting, even say extended LUCY or a DACY.

maybe the riverfront as much as we love rail would be better served from a specialized bus route, would open it up for greater flexibility.

[Londonee]

Originally Posted by cafeguy

WOW! Now, THAT would be a great way for Blatstein to get what he wants but create something we want.That is magnificent.

There are dozens and dozens of examples of this type of development. Hell, even car-centric Phoenix, AZ has several of these faux type developments - all of which would be a substantial improvement over what Bart has proposed.

Given location, I'm OK with something of a self contained community as long as its urban in character. Something similar to the Georgetown waterfront complex: shops, offices, restaurants, open pedestrian plaza, promenade, boat harbor - would be a game changer here.

[Flyers2001]

Originally Posted by PhilliesPhan

Completely agree! A BSL spur from the flying junction at Erie to the city/county line at Southampton Road would be the most beneficial transit expansion project. A park-and-ride transportation center at the empty field off of Roosevelt Boulevard and Southampton Road could take a multitude of drivers off The Boulevard, I-95, PA 63, and the Schuylkill Expressway. As far as transit operations go, Roosevelt Boulevard trains could use the inner two tracks of the BSL trunk, stopping at Walnut-Locust, City Hall, Race-Vine, Spring Garden, Girard, (potentially) North Philadelphia, and Erie. Perfect way to utilize the under-utilized 4-tracked main.

There is no "empty field" at Southampton Rd. and Blvd. There is the Armory, Lighthouse Soccer Club, Plus 55 Community and Benjamin Rush Park.

If you wanted to knock down the trees and expand the parking by lighthouse Soccer Club then that would probably be an option.

[PhilliesPhan]

Originally Posted by Flyers2001

There is no "empty field" at Southampton Rd. and Blvd. There is the Armory, Lighthouse Soccer Club, Plus 55 Community and Benjamin Rush Park.

If you wanted to knock down the trees and expand the parking by lighthouse Soccer Club then that would probably be an option.

Thanks for correcting me! I was always under the assumption that the northeast corner of Roosevelt Boulevard and Southampton Road was just an empty field. I'm rarely in the Far Northeast, unless I'm home from college and my mom requests that I drive my brother to the National Guard facility.

[Cro Burnham]

http://www.bizjournals.com/philadelphia/...onstruction-center-city-crane-watch.html

PBJ is putting this map out, with data sourced by CCD. It is very incomplete as you will see: Museum Towers, 205 Race, Broad & Callowhill, The National, among many other large projects, are missing. So go to town:

Are we missing a project?
We also will keep the list updated as new projects totaling $10 million or more get announced. If you think we have missed something, please feel free to contact me at [email protected].

PBJ is using a disappointingly top-down web 1.0 approach to doing the map. You'd have thought they'd have heard of concepts like crowd sourcing, etc., but we all know the local Philly business scene is a bit old fashioned, including the PBJ, so it's not surprising I guess. But as of now, the map is kind of useless given its inaccuracies.

Hopefully, the map will become more interactive and enable people - like SSP people here (hands down the people with the most comprehensive and up-to-date knowledge of what projects are going on around town vs. a CCD staffer who apparently is seemingly not fully abreast of what is going on) - to contribute to make sure the map is useful.

Summers, I nominate you to contact kostelni and offer your services to solicit updates and maintain the map.

[Parkway]

Update on 2400 Market including a new rendering.
http://mobile.philly.com/beta?wss=/philly/business&id=368986031

[Flyers2001]

Originally Posted by PhilliesPhan

Thanks for correcting me! I was always under the assumption that the northeast corner of Roosevelt Boulevard and Southampton Road was just an empty field. I'm rarely in the Far Northeast, unless I'm home from college and my mom requests that I drive my brother to the National Guard facility.

No problem and from the passer by it looks like an empty field where Byberry Mental Hospital was. Further down Southampton is the entrance to the community. There is a lot of open fields behind the community, but they were pegged for an office complex. "I'll believe it when it gets built." The 55plus community is doing quite well.

The Northeast corner is part of the rebuilt Benjamin Rush State Park. http://www.dcnr.state.pa.us/stateparks/findapark/benjaminrush/index.htm?tab=Maps

They did an awesome job rerouting the entrance and connecting it to the community. The forum does not spend much time talking about Northeast Philly which is fine, but bringing that corner up has shed some light.

[Cro Burnham]

Originally Posted by Parkway

Update on 2400 Market including a new rendering.
http://mobile.philly.com/beta?wss=/philly/business&id=368986031

http://media.philly.com/images/pmc17.jpg

[McBane]

2400 Market looks nice. I still dislike the wide massing along the river (like 2400 Chestnut) and am always circumspect about materials that PMC uses. However, the massing is what it is because that's how the existing structure is built and since it was built to support a high rise, demolishing it and starting from scratch makes zero sense.

The best part about this project right now is that it includes a decent bit of office. I'd hate for developers to completely abandon the idea that Market West is an office district. It's nice that it's becoming more mixed used, but it should still primarily be offices. Afterall, Market and JFK are really the only two streets where really tall towers can go up without much NIMBY blowback.

I'd really like to see more renderings because I'm very curious how this meets the trail.

[summersm343]

Job, education fixes needed to maintain demand for Center City apartment supply

More jobs, attracting and retaining millennials along with improving funding for public education are keys to keeping Center City’s supply of apartments and condominiums in equilibrium, according to Center City District’s annual report on housing.

While gains have been made to attract people to live in the city and, as a result, increased its population, those inroads are threatened by decades old problems that continue to plague Philadelphia — tax policies that deter companies from setting up in the city and a poor public educational system that lacks funding.

For as much as that has changed in Center City, there are some things that haven't.

Both of those issues continue another decades old dynamic – people leaving the city in search of work and better schools.

While that has slowed, it hasn’t been eliminated. Data show that between 2010 and 2014, 21,000 people from the region moved into the city while 28,000 people who were living in Philadelphia fled to the suburbs, most notably Montgomery County. That’s a net loss of 7,000 for the city.

“We have to be careful that our hype doesn’t obscure the facts. Funding for schools is essential, but job growth exceeds that,” said Paul Levy, CEO of Center City District, during a presentation of a report called: Sustaining Demand for Downtown Housing. “People move to where the jobs are.”

Though there is an increasing trend of companies from outside the city relocating into Philadelphia or setting up satellite offices, it’s not enough. On a national level, the top 25 largest cities are experiencing 2.8 percent increase in private sector job growth. Philadelphia is not among those cities, but places such as Boston and Memphis are. Philadelphia is recording a 1.1 percent increase in private sector job growth and regionally it's at 1.3 percent.

Levy directly linked job growth in Center City to the health and sustainability of its housing market, the residential development projects underway and in the pipeline, as well as rental and sale prices. So far, demand has been meeting supply and other indicators are positive but there are hints that trouble could be on the horizon if job growth and other issues aren't tackled.

Developers may already be taking note. There's been a steady decline in the number of apartments, and to a lesser degree condominiums, being constructed.

In 2015, 1,538 housing units, mostly rental, were completed. That's 22 percent fewer than 1,983 completed in 2014 and a 26 percent drop from a record of 2,091 in 2013, according to the CCD report.

Rents rose by 3.1 percent over 2014 and the vacancy is at 2.8 percent compared with 5.7 percent. On the for-sale front, sales are up, prices increased and the number of days on the market has declined.

“But with 5,833 units, 78 percent of which are rental, now under construction and many more proposed, continued market equilibrium depends greatly on the timing in which these new units are delivered during the next three years, the duration of the current national economic expansion, and Philadelphia’s ability to generate more dynamic job growth and retain a greater share of young professionals as their children reach school age,” the report said.

There’s another 8,000 units in projects that have been announced but have not yet broken ground.

For demand to meet the supply under construction, the city will need to attract 650 more households a year above its existing growth rate. That can be done through a variety of ways including keeping a certain percentage that might move out to the suburbs for a job or schools, bringing in people through job opportunities and even other slightly more desperate maneuvers such as developers taking longer to deliver units or having obsolete units demolished.

“This is a cautionary tale. Fifty percent of the millennial population don’t expect to be here in the coming decade,” Levy said, citing a 2014 study by Pew Charitable Trusts.

The No. 1 reasons: Lack of job opportunity and schools.

http://www.bizjournals.com/philadelphia/...enter-city-district-apartment-deman.html

[summersm343]

Philly Adding Bachelor’s Degrees at Second-Highest Rate in U.S.

Philadelphia’s population is much more educated than it was just four years ago — but it’s still got plenty of room for improvement compared to other big cities.

Philly added 48,155 people with bachelor’s degrees between 2010 and 2014 — an increase that was second only to San Diego in a study of the 10 largest U.S. cities by JLL, a professional services and investment management company specializing in real estate.

In 2010, 22.6 percent of Philadelphians had a bachelor's degree, but that number rose to 26 percent by 2014 — an increase of 340 basis points. Only San Diego grew at a higher rate (400 basis points.)

Despite the uptick, Philly still falls well below the 2014 average of 33.6 percent of the population in the 10 largest cities holding bachelor's degrees. Only San Antonio at 25 percent has a lower rate.

"With February 2016 unemployment at 4.9 percent and unemployment for individuals holding a bachelor's degree or more hovering at 2.5 percent, slack in the U.S. labor market is at an all time low," said JLL in releasing the research. "Employers looking to attract and retain the best and brightest are increasingly differentiating themselves from their competition based on their real estate, including location and amenities."

Read more at http://www.phillymag.com/business/2016/02/16/philly-bachelors-degrees/#f0gRoR0OcdY8l9H7.99

[Flyers2001]

It sucks, but I am one of the older millennial's that will be leaving shortly. Its tied directly to schools. I do not want to pay for my children to go to a private high school and I do not see a favorable opportunity for my children in a Philadelphia Public High School. This is coming from a Public School Graduate of Philadelphia.

[Londonee]

From Kostelni's article: "...21,000 people from the region moved into the city while 28,000 people who were living in Philadelphia fled to the suburbs..."

Honestly, was her editor asleep when they read this? Primary definition of "fled" from Merriam-Webster = ":to run away often from danger or evil." I'm actually somewhat offended at the statement and context.

[Flyers2001]

Originally Posted by Londonee

From Kostelni's article: "...21,000 people from the region moved into the city while 28,000 people who were living in Philadelphia fled to the suburbs..."

Honestly, was her editor asleep when they read this? Primary definition of "fled" from Merriam-Webster = ":to run away often from danger or evil." I'm actually somewhat offended at the statement and context.

Maybe she interviewed the 28k.

[1487]

Originally Posted by Londonee

From Kostelni's article: "...21,000 people from the region moved into the city while 28,000 people who were living in Philadelphia fled to the suburbs..."

Honestly, was her editor asleep when they read this? Primary definition of "fled" from Merriam-Webster = ":to run away often from danger or evil." I'm actually somewhat offended at the statement and context.

the entire metric is questionable because it's not looking at total gain- only movement within the region. Many of the people that move here aren't from the PA suburbs and there is nothing wrong with that. And without some analysis of the age and income levels of the people that left the 28k number doesn't tell you much. What if the averaged person that came was college educated and making $60k a year while the average who left was a HS grad making $40k a year? What if most people that left came from NE Philly and those that moved it moved to the core?

[Cro Burnham]

Originally Posted by Londonee

From Kostelni's article: "...21,000 people from the region moved into the city while 28,000 people who were living in Philadelphia fled to the suburbs..."

Honestly, was her editor asleep when they read this? Primary definition of "fled" from Merriam-Webster = ":to run away often from danger or evil." I'm actually somewhat offended at the statement and context.

Yeah. According to Kostelni, they calmly "moved" in from the burbs, while Philadelphians "fled" in terror from the city. I mean, did not those 21,000 flee the soul-destroying monotony and conformity of the suburbs?

My favorite Ron Paul quote, when he spoke in opposition to building a wall along the Mexican border, was, "I'm not so sure that wall would be built to keep them from getting in as it would be to keep us from getting out". I like her, but maybe Natalie needs a little Paul-esque contrarian shock therapy to rid herself of some of this late 20th century cliched thinking about those skeeeery cities and those idyllic Rockwellian suburbs.

She, like PBJ and the mainstream local business community in general, maybe has a bit of a stodgy perspective on things. I guess she may not quite understand the newer generation of people who are, on average, a little more cynical about the suburban way of life people her age and background were indoctrinated into idealizing.

"Fled". Seriously. That is fucking annoying.

To Flyer2001: that sucks. I wish you well. Not that it matters to you, but this is not a condition specific to Philly. Most big cities have the same problem. Probably even NYC.

Curious: does anyone know of a major American city whose schools are not totally segregated, screwed up and unattractive to educated middle class people? SF? Boston? Seattle? They probably exist, I just don't know about them.

I also suspect that Center City District is trying to use this "research" report as a platform to influence public opinion and perhaps keep pressure on our slug-like politicians and the new mayoral administration to keep reforms moving. Which is all good. But I wouldn't necessarily call this report "research", which implies impartiality, as much as a press release / opinion piece with a few facts sprinkled here and there to make a point. There may well be an apartment bubble in the making, but CCD would not be the place to look for a definitive analysis of that possibility. I suspect the big real estate developers look to data research and analytics professionals for that sort of actionable information.

I guess my point is that while there is serious truth in the report, there may also be some hyperbole to keep up some pressure on our head-in-ass political class.

[Londonee]

Originally Posted by 1487

the entire metric is questionable because it's not looking at total gain- only movement within the region. Many of the people that move here aren't from the PA suburbs and there is nothing wrong with that. And without some analysis of the age and income levels of the people that left the 28k number doesn't tell you much. What if the averaged person that came was college educated and making $60k a year while the average who left was a HS grad making $40k a year? What if most people that left came from NE Philly and those that moved it moved to the core?

I was more commenting on her poor choice of words: "fled the city."

I agree with your broader premise which kind of reinforces my point that she was writing this purely so one could ONLY form a negative opinion from the info provided.

[summersm343]

Originally Posted by Cro Burnham

Yeah. According to Kostelni, they calmly "moved" in from the burbs, while Philadelphians "fled" in terror from the city. I mean, did not those 21,000 flee the soul-destroying monotony and conformity of the suburbs?

My favorite Ron Paul quote, when he spoke in opposition to building a wall along the Mexican border, was, "I'm not so sure that wall would be built to keep them from getting in as it would be to keep us from getting out". I like her, but maybe Natalie needs a little Paul-esque contrarian shock therapy to rid herself of some of this late 20th century cliched thinking about those skeeeery cities and those idyllic Rockwellian suburbs.

She, like PBJ and the mainstream local business community in general, maybe has a bit of a stodgy perspective on things. I guess she may not quite understand the newer generation of people who are, on average, a little more cynical about the suburban way of life people her age and background were indoctrinated into idealizing.

"Fled". Seriously. That is fucking annoying.

To Flyer2001: that sucks. I wish you well. Not that it matters to you, but this is not a condition specific to Philly. Most big cities have the same problem. Probably even NYC.

Curious: does anyone know of a major American city whose schools are not totally segregated, screwed up and unattractive to educated middle class people? SF? Boston? Seattle? They probably exist, I just don't know about them.

I also suspect that Center City District is trying to use this "research" report as a platform to influence public opinion and perhaps keep pressure on our slug-like politicians and the new mayoral administration to keep reforms moving. Which is all good. But I wouldn't necessarily call this report "research", which implies impartiality, as much as a press release / opinion piece with a few facts sprinkled here and there to make a point. There may well be an apartment bubble in the making, but CCD would not be the place to look for a definitive analysis of that possibility. I suspect the big real estate developers look to data research and analytics professionals for that sort of actionable information.

I guess my point is that while there is serious truth in the report, there may also be some hyperbole to keep up some pressure on our head-in-ass political class.

Agree 100% with everything you said. You're spot on.

[Hrytsyu]

Originally Posted by Flyers2001

It sucks, but I am one of the older millennial's that will be leaving shortly. Its tied directly to schools. I do not want to pay for my children to go to a private high school and I do not see a favorable opportunity for my children in a Philadelphia Public High School. This is coming from a Public School Graduate of Philadelphia.

My child attended Philadelphia public high school and is now doing very well at an Ivy League University. If you feel that your children are not a good fit for some of the more competitive Philadelphia high schools, perhaps a move to the suburbs is in their best interest.

We were once concerned, as well, but never had any intention of moving. Many people move to suburban districts only to send their children to low-cost private schools, such as in the Catholic system.

[1487]

Originally Posted by Cro Burnham

Yeah. According to Kostelni, they calmly "moved" in from the burbs, while Philadelphians "fled" in terror from the city. I mean, did not those 21,000 flee the soul-destroying monotony and conformity of the suburbs?

My favorite Ron Paul quote, when he spoke in opposition to building a wall along the Mexican border, was, "I'm not so sure that wall would be built to keep them from getting in as it would be to keep us from getting out". I like her, but maybe Natalie needs a little Paul-esque contrarian shock therapy to rid herself of some of this late 20th century cliched thinking about those skeeeery cities and those idyllic Rockwellian suburbs.

She, like PBJ and the mainstream local business community in general, maybe has a bit of a stodgy perspective on things. I guess she may not quite understand the newer generation of people who are, on average, a little more cynical about the suburban way of life people her age and background were indoctrinated into idealizing.

"Fled". Seriously. That is fucking annoying.

To Flyer2001: that sucks. I wish you well. Not that it matters to you, but this is not a condition specific to Philly. Most big cities have the same problem. Probably even NYC.

Curious: does anyone know of a major American city whose schools are not totally segregated, screwed up and unattractive to educated middle class people? SF? Boston? Seattle? They probably exist, I just don't know about them.

I also suspect that Center City District is trying to use this "research" report as a platform to influence public opinion and perhaps keep pressure on our slug-like politicians and the new mayoral administration to keep reforms moving. Which is all good. But I wouldn't necessarily call this report "research", which implies impartiality, as much as a press release / opinion piece with a few facts sprinkled here and there to make a point. There may well be an apartment bubble in the making, but CCD would not be the place to look for a definitive analysis of that possibility. I suspect the big real estate developers look to data research and analytics professionals for that sort of actionable information.

I guess my point is that while there is serious truth in the report, there may also be some hyperbole to keep up some pressure on our head-in-ass political class.

yeah, its a policy paper, not a research document. I'm not even sure who CCD thinks is going to be influenced by the document. State pols could care less and the City pols fully agree that better funding is necessary. As for jobs, I don't think actual number matter all that much to CCD because the bottom line is they will always be saying taxes are too high. They selectively choose their job metrics to paint the picture and they refuse to acknowledge that job growth and office space leasing in the burbs isn't all that hot.