PHILADELPHIA | Lowrise/General Developments Thread - Page 486

ebuilder · #**9701** Posted **Feb 16, 2018, 7:23 PM**

I will believe Buery when I see it. We've been hearing about the imminent start of work for a while now and nothing has happened. There isn't much aside from institutional stuff near Broad and Erie that is less than 10 years old. But, from a transportation perspective it's a great location and it's very close to Temple hospital and Shriners. The real issue is there is virtually no real retail or places to eat nearby aside from some basics. There is a Starbucks within one of the Temple buildings about 3 blocks south.

Groundhog · #**9702** Posted **Feb 16, 2018, 8:08 PM**

Quote:

Originally Posted by ebuilder

there is virtually no real retail or places to eat nearby aside from some basics. There is a Starbucks within one of the Temple buildings about 3 blocks south.

Adonis Creed would disagree.

But seriously, retail takes time to take root. As you said, the institutional stuff around there is less than 10 years old. 10 years prior to that what was there? It'll happen, might take another dozen years, but barring another Great Recession or nuclear holocaust, I'd be surprised if it didn't turn around.

Busy Bee · #**9703** Posted **Feb 16, 2018, 8:15 PM**

I've heard the Clock Bar has some drink that's quite good.

iheartphilly · #**9704** Posted **Feb 16, 2018, 8:24 PM**

Looking at the Google street images (some date from Nov 2017) in North Philly, around Temple Health Sciences Campus and comparing it to Temple Main Campus, I see that Temple Main got way more development than the Health Science Campus. What gives?
Temple Main use to be considered a commuter campus. And folks that went to Temple Health Sciences Campus (School of Medicine, Dentistry, Pharmacy) lived at home in Philly or rented in Roxborough. Has there not been any new college residential builds on the Health Science campus?

Maybe PhilliesPhan or other Temple Alumni knows? Just really curious about the dynamics of the institutions up there and why we haven't seen an explosion in development. I think it easy to say N. Philly is poor so maybe developers avoid it for that reason. But, I just don't buy that argument. So, if some one has some knowledge about that, it would be nice to know.

ebuilder · #**9705** Posted **Feb 16, 2018, 9:06 PM**

Quote:

Originally Posted by iheartphilly

Looking at the Google street images (some date from Nov 2017) in North Philly, around Temple Health Sciences Campus and comparing it to Temple Main Campus, I see that Temple Main got way more development than the Health Science Campus. What gives?
Temple Main use to be considered a commuter campus. And folks that went to Temple Health Sciences Campus (School of Medicine, Dentistry, Pharmacy) lived at home in Philly or rented in Roxborough. Has there not been any new college residential builds on the Health Science campus?

Maybe PhilliesPhan or other Temple Alumni knows? Just really curious about the dynamics of the institutions up there and why we haven't seen an explosion in development. I think it easy to say N. Philly is poor so maybe developers avoid it for that reason. But, I just don't buy that argument. So, if some one has some knowledge about that, it would be nice to know.

there is some rental development west of the hospital. Not anything large, but some rehabs and now some new construction at 17th and Venango as reported by Naked Philly. But there has not been any major wave of residential development for Temple students

hammersklavier · #**9706** Posted **Feb 16, 2018, 10:09 PM**

Quote:

Originally Posted by AbortedWalrus

I am (hopefully) moving a block away from the Met Opera House in Francisville. Excited to see it done, as well as excited to see what other commercial businesses it brings to the area.

I have to imagine some of those shiny new commercial spaces along Ridge Avenue will start to get filled with businesses soon. And I think once one or two open it will be like dominos.

The Ridge Avenue corridor and Poplar Avenue are going absolutely bonkers with multifamily right now. You can't walk down a block in that part of town without at least one new building going up.

PhilliesPhan · #**9707** Posted **Feb 18, 2018, 6:57 PM**

Quote:

Originally Posted by iheartphilly

Looking at the Google street images (some date from Nov 2017) in North Philly, around Temple Health Sciences Campus and comparing it to Temple Main Campus, I see that Temple Main got way more development than the Health Science Campus. What gives?
Temple Main use to be considered a commuter campus. And folks that went to Temple Health Sciences Campus (School of Medicine, Dentistry, Pharmacy) lived at home in Philly or rented in Roxborough. Has there not been any new college residential builds on the Health Science campus?

Maybe PhilliesPhan or other Temple Alumni knows? Just really curious about the dynamics of the institutions up there and why we haven't seen an explosion in development. I think it easy to say N. Philly is poor so maybe developers avoid it for that reason. But, I just don't buy that argument. So, if some one has some knowledge about that, it would be nice to know.

You'd actually be surprised! This semester, I have an internship that requires me to pass through Broad and Erie at least twice a week. I've explored the neighborhood before, but I've really been poking around recently. Aside from the new stuff on 17th and Venango, there has been a splattering of individually-developed lots west of Broad! I might actually go and take some pics in that area when it warms up.

IMO, one of the reasons why I believe development hasn't exploded up there is because that area is more in-tact than the neighborhood surrounding Temple was before it became a largely residential college. Compared to Templetown/Cecil B. Moore, a LOT of students live in renovated existing apartment buildings. If you were to go back to 2007 on Google Maps and look at Templetown then compared to now, you would be mind-blown. Most of the block adjacent to mine didn't exist until around 2013/2014. The existing supply of existing units most likely meets the demand from professional students.

The reason why the residential boom in Templetown happened is because Temple hasn't built up its supply of on-campus housing thoroughly enough to meet the demand from new students. It's also insanely expensive. Why should I pay $4400/semester in Temple Towers when I can pay $4400/year to live in an off-campus apartment where I can do whatever I want and not have RAs on me (I'm 22, so that isn't a factor anymore)? For whatever reason, Temple doesn't build student housing specifically for grad/professional students. If Temple continues to increase the number of slots available for its professional programs (the Visualize Temple plan suggests this), then I believe we will see that neighborhood see a renaissance.

summersm343 · #**9708** Posted **Feb 19, 2018, 12:01 AM**

Vastly Superior Plan Emerges For Mantua Supermarket

Read more here:
http://www.ocfrealty.com/naked-philly/west-philly/vastly-superior-plan-emerges-mantua-supermarket

Groundhog · #**9709** Posted **Feb 19, 2018, 2:10 PM**

Quote:

Originally Posted by summersm343

Vastly Superior Plan Emerges For Mantua Supermarket
Read more here:
http://www.ocfrealty.com/naked-philly/west-philly/vastly-superior-plan-emerges-mantua-supermarket

This is awesome news. The RFP started last January if I recall, amazing how long this takes. Does anyone have an educated guess on when they'd pick a winner/get started? This neighborhood needs this yesterday.

Quote:

The first phase will include a 72-unit rental apartment building at the corner of 37th & Haverford, with a roughly 15K sqft supermarket on the first floor.

Phases, ugh. I know it's a smaller project and not as prone to a phantom second phase but still I hate that word when it comes to proposals.

15,000 sqft would equate to an Aldi or something along those lines, correct?

shadowbat2 · #**9710** Posted **Feb 20, 2018, 1:16 AM**

11th and Chestnut, all windows replaced on the 11th Street side:

Untitled by shad obat, on Flickr

rricci · #**9711** Posted **Feb 20, 2018, 5:55 AM**

Would someone snap a photo of the new ramp to JFK from 22nd St near Trader Joe,s? Thanks in advance.

ebuilder · #**9712** Posted **Feb 20, 2018, 1:18 PM**

Quote:

Originally Posted by shadowbat2

11th and Chestnut, all windows replaced on the 11th Street side:

Untitled by shad obat, on Flickr

those 3 buildings are terrible. This is one of the worst stretches of chestnut street.

Busy Bee · #**9713** Posted **Feb 20, 2018, 5:13 PM**

I sure hope you mean currently terrible (as in the ground floor) but could be fantastic.

ebuilder · #**9714** Posted **Feb 20, 2018, 5:50 PM**

not design, just saying current condition, especially the building 4 doors down. Can't figure out what is going on there

SEFTA · #**9715** Posted **Feb 20, 2018, 5:56 PM**

I read somewhere, probably here, that that building, 4 doors down, is actually a historic structure.

ebuilder · #**9716** Posted **Feb 20, 2018, 7:14 PM**

Quote:

Originally Posted by SEFTA

I read somewhere, probably here, that that building, 4 doors down, is actually a historic structure.

there were actually trees growing out through the façade of that building. I think it's connected to the garage that has an entrance on 10th street. It is one of the worst things fronting chestnut street

Philly Fan · #**9717** Posted **Feb 20, 2018, 10:46 PM**

Former Gallery mall office space sold to N.Y. buyer for $41.8 million

Quote:

Thor owns more than 160 commercial properties valued at $10 billion in markets including New York, San Francisco, Los Angeles, Paris and London. The 907 Market St. acquisition is its first Philadelphia asset.

Urbanthusiat · #**9718** Posted **Feb 21, 2018, 12:15 AM**

Saw this in the UrbanPHL group, thought it was worth sharing. Redevelopment on the corner of Germantown Ave and Master Street in South Kensington.

Location: https://www.google.com/maps/@39.9725052,...pjCN31Ky6i9wqTKnXEpHw!2e0!7i13312!8i6656

shadowbat2 · #**9719** Posted **Feb 21, 2018, 12:17 AM**

Quote:

Originally Posted by ebuilder

there were actually trees growing out through the façade of that building. I think it's connected to the garage that has an entrance on 10th street. It is one of the worst things fronting chestnut street

Wasn't Brickstone supposed to buy that garage and integrate the closed library branch into a new project? I swear I heard news about that a long while back....

PhilliesPhan · #**9720** Posted **Feb 21, 2018, 1:58 AM**

Quote:

Originally Posted by Urbanthusiat

Saw this in the UrbanPHL group, thought it was worth sharing. Redevelopment on the corner of Germantown Ave and Master Street in South Kensington.

Location: https://www.google.com/maps/@39.9725052,...pjCN31Ky6i9wqTKnXEpHw!2e0!7i13312!8i6656

I live in Templetown and always pass Germantown Avenue whenever I want to head over to Fishtown or Northern Liberties. What's happening along that stretch of roadway is incredible! I hope that we will see more commercial in the future (especially along the 1400 block), as South Kensington doesn't really have a commercial corridor. When I move to my next neighborhood after graduating from Temple in May, I want to live in a neighborhood that has a good commercial corridor. Girard Avenue between Front and 6th is solid, but could be better.

Now, wouldn't it be cool to see a revitalization of the commercial section of Germantown Avenue between Norris and Lehigh? I'm starting to see development move north of Berks!