PHILADELPHIA | Lowrise/General Developments Thread

[Daario]

Originally Posted by City Wide

Pie in the sky? Who is the Provident Building redevelopment team? Please remember that this is a City owned property in Janie Blackwell's district, so unless Penn gets involved (and why would they) she will most likely stop anything good happening there. Unless it has her name mounted on top of it.

Hasn't the city already sold this building?

[Jayfar]

Originally Posted by City Wide

Pie in the sky? Who is the Provident Building redevelopment team? Please remember that this is a City owned property in Janie Blackwell's district, so unless Penn gets involved (and why would they) she will most likely stop anything good happening there. Unless it has her name mounted on top of it.

Iron Stone Real Estate Partners

Originally Posted by Daario

Hasn't the city already sold this building?

Councilwoman Blackwell put the sale on hold last month.

Provident Mutual building sale on hold, endangering planned West Philly health campus | PlanPhilly.com

West Philadelphia Councilwoman Jannie Blackwell has halted the city’s long-awaited remake of the former Provident Mutual Life Insurance Co. building at 4601 Market Street for reasons that include the interest of developers other than Iron Stone, the company selected through an open bidding process to acquire the 10-acre property.

“I’ve got other people who want to invest,” said Blackwell on Thursday when asked if she supported a different bid than the winning proposal. “So we’ll see what happens. I want to see it work out. I want something there. It's one of the most attractive locations in my district.”

[snip]

Translation courtesy of The Godfather: "This is my neighborhood. You and your friends should show me some respect. You should let me wet my beak a little... Tell your friends I don't want a lot."

But there was forward movement last week with the local RCO and Blackwell:

Iron Stone and Walnut Hill Community Association near agreement on 4601 Market St. project | WestPhillyLocal.com

Walnut Hill residents got a chance on Thursday to ask the proposed developers of the Provident Insurance Co. building at 4601 Market Street what benefits the neighborhood would get from the healthcare campus planned for the site.

Iron Stone Real Estate Partners execs presented their plans for the building at a Walnut Hill Community Association meeting aimed at finalizing a “community benefits agreement,” a contract that would reflect community requests on everything from hiring practices to parking to the use of green space in development projects that get public subsidies.

Councilwoman Jannie Blackwell asked Iron Stone officials to meet publicly in Walnut Hill. Blackwell halted a City Council vote on the project last month.

[snip]

[Urbanthusiat]

Councilmanic prerogative has got to go. If a developer follows the correct legal processes to the letter of the law, their projects should be approved, plain and simple.

[Knight Hospitaller]

Trader Joe's interested in the ground floor retail space of the yellow Convention Center garage on Arch.

http://www.philly.com/real-estate/commer...html?mc_cid=db9ec41207&mc_eid=54a15f360c

[iheartphilly]

Doesn't qualify for low-rise? But, interesting design at the least and it's completed.

https://www.bizjournals.com/philadelphia...ve-hq.html?iana=hpmvp_phil_news_headline

[mcgrath618]

Originally Posted by iheartphilly

Doesn't qualify for low-rise? But, interesting design at the least and it's completed.

https://www.bizjournals.com/philadelphia...ve-hq.html?iana=hpmvp_phil_news_headline

No, that's a lowrise. I used to post photo updates from my view at St. Joes. Glad to see it's all finished!

[iheartphilly]

Originally Posted by mcgrath618

No, that's a lowrise. I used to post photo updates from my view at St. Joes. Glad to see it's all finished!

Ok, I thought historically it was a minimum of 12 stories to qualify.

[Aaamazarite]

Originally Posted by Jayfar

Iron Stone Real Estate Partners

Councilwoman Blackwell put the sale on hold last month.

Provident Mutual building sale on hold, endangering planned West Philly health campus | PlanPhilly.com

West Philadelphia Councilwoman Jannie Blackwell has halted the city’s long-awaited remake of the former Provident Mutual Life Insurance Co. building at 4601 Market Street for reasons that include the interest of developers other than Iron Stone, the company selected through an open bidding process to acquire the 10-acre property.

“I’ve got other people who want to invest,” said Blackwell on Thursday when asked if she supported a different bid than the winning proposal. “So we’ll see what happens. I want to see it work out. I want something there. It's one of the most attractive locations in my district.”

[snip]

Translation courtesy of The Godfather: "This is my neighborhood. You and your friends should show me some respect. You should let me wet my beak a little... Tell your friends I don't want a lot."

But there was forward movement last week with the local RCO and Blackwell:

Iron Stone and Walnut Hill Community Association near agreement on 4601 Market St. project | WestPhillyLocal.com

Walnut Hill residents got a chance on Thursday to ask the proposed developers of the Provident Insurance Co. building at 4601 Market Street what benefits the neighborhood would get from the healthcare campus planned for the site.

Iron Stone Real Estate Partners execs presented their plans for the building at a Walnut Hill Community Association meeting aimed at finalizing a “community benefits agreement,” a contract that would reflect community requests on everything from hiring practices to parking to the use of green space in development projects that get public subsidies.

Councilwoman Jannie Blackwell asked Iron Stone officials to meet publicly in Walnut Hill. Blackwell halted a City Council vote on the project last month.

[snip]

Blackwell is not the only one against it-- Domb devoted his year-end speech in council to why he thought it sucks (page 187)

http://legislation.phila.gov/transcripts/Stated%20Meetings/2018/sm121318.pdf

and another bidder who offered 50% more than Ironstone is not happy (page 96).

Ironstone owns and manages a lot of subsidized housing and lower-end apartment buildings in West Philly so I'm guessing they've already bent the knee to Blackwell. The fact that they were the ones chosen while offering 2/3rds of the highest known bidder's offer is fishy stuff.

[Justin7]

Originally Posted by McBane

^ When you make such dramatic statements, is it so difficult to add context so we know what you're talking about? I feel like you do this routinely.

Your post implies that One Water is a disaster b/c it is not built up to the sidewalk, but it is. So what's your beef with this building? It's certainly not a winning an architectural awards and it is a little fortified from the sidewalk but the Delaware Waterfront is very much a work in progress and measured against previous developments here, One Water Street is definitely a step in the right direction - it's built to the sidewalk and has retail spaces (are they filled? My guess is not). The street is still building the critical mass of people needed to sustain retail and create the feelings of a cohesive neighborhood. Not there yet, but again, One Water Street is a step in that direction. I wouldn't call it a disaster by any means. Waterfront Square - now that's a disaster, with its unfinished tops and orientation away from the sidewalk, hidden behind a gate.

I'm confused as to what you were looking at while insisting this was built to the street. If you're going to attempt to correct someone you should consider checking your facts, but let's move on.

I'm actually more forgiving of Waterfront Square. I don't like it by any means but it's built back against the water and there is still plenty of room to develop the lot and built out a real street wall. Also it was build 15+ years ago and is further from the more established riverfront. One Water on the other, despite being built across from a pair of active piers, does not have this opportunity for improvement. It's pretty much cemented a dead zone for likely generations. It's hard to stand here and believe I'm in a thriving city. Take a short walk under the bridge and look at the small unassuming Fringe Arts building. Despite it's small scale, it activates the corner and gives a hint of what Delaware avenue could become. Even the Holiday Inn building could be renovated into something more upscale and rework its street level to open up retail to the street as things improve.

Originally Posted by allovertown

If you walk down Delaware Avenue nearly the entire ground floor length of the building is a parking garage behind about dozen feet of landscaping. There is not a single door that is even within 20 feet of the sidewalk on Delaware, Vine or Summer street. If there actually are retail spaces I have no idea where they would even be located.

Facts, thank you.

Originally Posted by allovertown

This project is not a disaster.

But we differ in opinion. I believe that the way a building meets the street is by far the most important part of urban development. Combine this with fairly low end design and materials and I'm not sure what this building actually has going for it.

[McBane]

I don't need to defend One Water any further - I didn't develop it nor do I think it's really anything so great. But it's certainly better than anything else built along Delaware Ave in the last 25 years, at least. Perhaps those newly built townhouses on the west side of the street with the front doors facing Delaware Ave? It's hard to say as development has not been kind to our waterfront. But I do think that the street will slowly transform itself into something better, but that will take time and probably more "disasters" before it really becomes an extension of the city grid.

[Knight Hospitaller]

Originally Posted by iheartphilly

Ok, I thought historically it was a minimum of 12 stories to qualify.

... for the HIGHrise category.

[Skintreesnail]

[allovertown]

Originally Posted by Justin7

But we differ in opinion. I believe that the way a building meets the street is by far the most important part of urban development. Combine this with fairly low end design and materials and I'm not sure what this building actually has going for it.

Delaware Ave is largely a street of strip malls and shopping centers. It's terrible from an urban standpoint. And even though you mention there are two active piers and the fringe arts building, it's important to remember that when one water was conceived, the race at pier had opened only recently and fringe arts building was still being rehabbed.

There is a lot more activity in that area now. In part due to the success of the two piers and fringe arts, but also in part due to the hundreds of apartments filled with people at one water street. And that's basically why I don't think it's a disaster. Delaware Ave is a tough sell right now. It was even tougher when one water street was planned. It's not a good building, but it is a building filled with people and in 2014 that was a win for Delaware Ave. Hopefully as more projects come together the quality will rise.

[iheartphilly]

^^^
I would just keep in mind the 3 lanes of road in each direction of N Columbus Blvd (that feels like a highway)and continues as Delaware Ave. And then on the side of the Delaware River, there isn’t much of an urban built environment let alone the feel of more builds or vibrant city streets. Even on the side of say the One Water development, existing buildings are far apart and there are big voids of development that offer the contiguous connection of occupy buildings that give the urban feel. Vacant lots as dumping sites or overgrown plants on the lots don’t help either.

Maybe when there’s enough growth, and all these issues are fixed that it feels more urban and the interaction between people and the buildings at ground level is optimized and somewhat part of the urban grid.

I predict we are 7-10 years out without any major economic stimulus to spawn hyper growth developments.

[Justin7]

Originally Posted by allovertown

Delaware Ave is largely a street of strip malls and shopping centers. It's terrible from an urban standpoint. And even though you mention there are two active piers and the fringe arts building, it's important to remember that when one water was conceived, the race at pier had opened only recently and fringe arts building was still being rehabbed.

There is a lot more activity in that area now. In part due to the success of the two piers and fringe arts, but also in part due to the hundreds of apartments filled with people at one water street. And that's basically why I don't think it's a disaster. Delaware Ave is a tough sell right now. It was even tougher when one water street was planned. It's not a good building, but it is a building filled with people and in 2014 that was a win for Delaware Ave. Hopefully as more projects come together the quality will rise.

I'm not too far off from this. I just believe that when this building was built there were efforts being made (as you mention) to start to push this area in a more urban direction and that instead of embracing this and taking another step in that direction, One Water made the decision to instead isolate itself and now we're stuck with that dead zone. I understand this is a difficult area and that density will be necessary to change that.

Back to my original point: Let's not make the same mistake across the street. Few things could improve Philly more than a stronger connection to the Delaware. 95 makes this much more difficult but does not prevent an active urban waterfront. Reopening the piers is a giant step in the right direction and private development needs to follow suit.

[Redddog]

Originally Posted by iheartphilly

^^^
I would just keep in mind the 3 lanes of road in each direction of N Columbus Blvd (that feels like a highway)and continues as Delaware Ave. And then on the side of the Delaware River, there isn’t much of an urban built environment let alone the feel of more builds or vibrant city streets. Even on the side of say the One Water development, existing buildings are far apart and there are big voids of development that offer the contiguous connection of occupy buildings that give the urban feel. Vacant lots as dumping sites or overgrown plants on the lots don’t help either.

Maybe when there’s enough growth, and all these issues are fixed that it feels more urban and the interaction between people and the buildings at ground level is optimized and somewhat part of the urban grid.

I predict we are 7-10 years out without any major economic stimulus to spawn hyper growth developments.

It seems to me that the timeline would be much less than 7-10 years.

There is a TON of activity going on on that stretch between walnut and Spring Garden. And a lot of people hang out on that stretch for various reasons. The Cherry street Pier is a great example of long vacant blight transformed into cool, usable attraction. That wouldn't have happened at all if there wasn't significant interest in the area. The marina and the adjacent piers were just sold to Durst - you can bet your ass they aren't gonna stop at Dave and Busters and Morgan's Pier as their end-game. The lot across from D&Bs just sold, and the lot just north of that has rumors attached as well. The festival pier has plans attached and the Penn's Landing Cap is in full effect. Frankly, there couldn't be more going on.

Like others have stated, they will never fully connect the city to the river without a comprehensive plan to change the nature of that roadway from a six lane highway to a pedestrian friendly crossing.

[Urbanthusiat]

Development permit signals progress at site near Amtrak’s North Philly station

The developers seeking to revitalize the blighted area around Amtrak’s North Philadelphia station into a new complex of homes, research labs and offices have been issued a zoning permit to build a residential mid-rise, the first solid sign of progress in the so-called North Station District plan since the land acquisition.

North Station District LLC, as the consortium of real estate investors is known, was granted permission on Jan. 18 to build a seven-story building with 135 dwelling units and ground-floor commercial space, according to Philadelphia Department of Licenses and Inspections records.

Michael Bailkin, a principal with consortium member Arete Group, said improved station security, landscaping and lighting were also planned as part of an initial $49 million phase of the what could eventually be up to 1.7 million square feet of development on what are now vacant warehouse properties and empty lots.

“By itself, it’s not a critical mass, but it’s really the first piece of the puzzle in terms of getting actual development there,” he said.

More: http://www.philly.com/real-estate/commer...epta-development-hfz-arete-20190124.html

I assume this project will be on the corner of Broad and Indiana as the renders from the initial announcement show a low-rise residential building there.

[mcgrath618]

Originally Posted by Urbanthusiat

Development permit signals progress at site near Amtrak’s North Philly station



More: http://www.philly.com/real-estate/commer...epta-development-hfz-arete-20190124.html

I assume this project will be on the corner of Broad and Indiana as the renders from the initial announcement show a low-rise residential building there.

This project actually has it's own thread! Great news to see it's still alive!

[Leviathant]

Originally Posted by iheartphilly

Even on the side of say the One Water development, existing buildings are far apart and there are big voids of development that offer the contiguous connection of occupy buildings that give the urban feel. Vacant lots as dumping sites or overgrown plants on the lots don’t help either.

Maybe when there’s enough growth, and all these issues are fixed that it feels more urban and the interaction between people and the buildings at ground level is optimized and somewhat part of the urban grid.

I predict we are 7-10 years out without any major economic stimulus to spawn hyper growth developments.

I think that's what makes Durst's involvement (extending across the street from the piers they just bought up and involving world class architects) exciting. On the other side of Callowhill, I wonder if we'll see a domino effect, with the long-dormant Renaissance Plaza project suddenly becomes attractive enough for investors, and suddenly the parking lots and the overgrown vacant lots turn into active ground-level urban spaces

[iheartphilly]

Originally Posted by Leviathant

I think that's what makes Durst's involvement (extending across the street from the piers they just bought up and involving world class architects) exciting. On the other side of Callowhill, I wonder if we'll see a domino effect, with the long-dormant Renaissance Plaza project suddenly becomes attractive enough for investors, and suddenly the parking lots and the overgrown vacant lots turn into active ground-level urban spaces

Durst has at least one other property before the recent pier purchase. But, have they done anything with the previously purchased lot and anything in the works for the current purchased lot? I just don't get the feeling that they are in a rush. Maybe hold the land for increase value and flip it if the selling price is right to another buyer. That is what I see at the moment rather than putting projects into motion. I could be wrong but...I don't see any concrete proposals at the moment.