PHILADELPHIA | Highrise Development Thread IX

[allovertown]

Originally Posted by Londonee

A lot of these examples are ballparks in urban cores. Like SFO's park is as central as central gets. We made our bed 20 years ago when we re-upped on the sports complex concept w/ our new stadiums. I know this is a topic you guys love to fantasize about, but i just don't see any appeal to being down there. I had to work for 6months at the Wells Fargo center and it was awful - game day traffic added 30minutes to an 8 minute commute. Even if it infills, it will be with shlocky faux stuff and mostly chain stores. As an urbanist who appreciates urban fabric - it will never be interesting or cool down there - even if every block is filled in with new construction.

We made our beds 20 years ago, we're lying in it for the next 50 or so. That's it. If you like the idea of arena's in urban cores (as I do), then we should all hope that Mr. Harris and co decide to build a new Sixers only bball arena someplace near CC (i've begun to warm to the idea about the space near/adjacent to Cira Center above the tracks)...

Totally agree. It's never going to be some urban paradise down there with all the parking lots no matter what they do.

It's great that San Diego pulled off that redevelopment plan, but it's not even remotely applicable to the sports complex considering the stadiums are miles away from center city which is already so much more dense and developed than San Diego could ever dream of. Just different situations.

As many pointed out, having these stadiums outside of our downtown can be a benefit. I'm fine with building it up a bit to increase the gameday appeal, but go too far with this development and the stadium complex will become some sort of vague middle ground between urban and car centric that will cater to neither party particularly well and please no one.


Also btw, I continue to hear downtown sixers arena is a question of when not if. So we should eventually get a nice downtown sports venue surrounded by development, and thankfully it's the venue for the sport with the smallest footprint.

[Boku]

City tax prompts Philadelphia parking giant to shift strategy

https://www.bizjournals.com/philadelphia...parkway-philadelphia-shift-strategy.html

If you’ve spoken with Rob Zuritsky, CEO of Parkway Corp., lately, you know what’s on his mind. Taxes.

Specifically, the taxes parking operators such as Parkway pay in Philadelphia. “It’s choking us,” Zuritsky said, grabbing his neck with both hands to demonstrate. “It’s choking life out of the city.”

The tax rate for parking operators stands at 22.5 percent, which means every time you park in a garage or a surface taxes account for 22.5 percent of the bill. It’s not lost on Zuritsky that it’s cheaper to pay on the street by the hour than in one of his garages.

The situation has changed the way Zuritsky looks at the future of his business. “We want to develop everything we can so we can get out of the parking business as quickly as we can,” he said.

To that end, Parkway hired Brian Berson to head up efforts to get its properties developed. Prior to joining Parkway, Berson was with Brandywine Realty Trust and oversaw its development in Camden and other areas. He also did a stint with Liberty Property Trust and LCOR. “He adds a different dimension to our company,” Zuritsky said. “His first task is to get some action on our sites and we have action on a few.”

Parkway has 10 developable sites in Philadelphia and, of those, is working on three developers on projects. Zuritsky declined to disclose which sites, developers or projects but one is at 23rd and Market streets. One of the projects would have public parking and two would not.

“I love the parking business but the parking business is not profitable any more,” he said. “We can’t make parking work and we’re the parking guys.”

The company is also focused on growing outside of Philadelphia. It has begun to buy land and do development in other cities along the East Coast.

Beyond tweaking its long-term business strategy, Zuritsky believes he is sounding an alarm the city isn’t hearing. The tax is having a deleterious affect on fronts beyond Parkway’s business including the city, congestion, and he predicts eventually on commerce. “I see this as a crisis that will hit the city without the city paying attention,” he said.

The cost to incorporate parking into new developments is high also because of construction costs and developers are forgoing making it a part of projects or providing just the minimum. This has become a bigger issue as surface lots are developed across the city and spaces aren’t being replaced. In 2014, there were 45,000 spaces and now there are roughly 40,000 spaces. Zuritsky predicts that pace will accelerate and Philadelphia will have 38,000 and 35,000 spaces. “We are going to be at a critical point of being under served in the neighborhoods,” Zurisky said.

He fears that will hurt retail corridors. With fewer spaces, a lack of parking will become a deterrent for shoppers. Zuritsky has secured different organizations including the Manayunk Development Corp., Pennsylvania Convention Center Authority, Rittenhouse Row, Kimmel Center to send letters to Mayor James Kenney that express concern regarding congestion, parking shortages and parking rate inflation.

“Every industry in the city counts on parking for its survival,” wrote Anne Ewers CEO of the Kimmel in a letter. “Hotels, convention centers, apartments, retail stores, health care providers, cultural organizations and entertainment destination all need parking for their customers, residents and employees.”

There are other forces at work. As the supply of parking spaces has declined, demand for parking has also dropped. This is a result of ride-hailing car services, bicycle-sharing, public transit and the walkability of Philadelphia. The occupancy rate of parking has dropped to 73.9 percent in 2015 from 75.6 percent in 2010, according to a planning commission report. The reduction in occupancy may also be attributed to the cost of parking in the city, the report said.

Zuritsky, through the Philadelphia Parking Association, has been lobbying City Council to lower the tax with little luck but hasn’t given up. He has six proposals he hopes will be adopted including lowering the tax to 16.75 percent. Among his arguments is that these measures may even encourage more parking development. “The city should want more parking because it generates money for the city,” Zuritsky said.

[mcgrath618]

Originally Posted by Boku

City tax prompts Philadelphia parking giant to shift strategy

https://www.bizjournals.com/philadelphia...parkway-philadelphia-shift-strategy.html

Good news. That 23rd and Market lot should be prime for development. Don't they also own a lot near Rittenhouse?

[Redddog]

Originally Posted by mcgrath618

Good news. That 23rd and Market lot should be prime for development. Don't they also own a lot near Rittenhouse?

If Zuritsky had any idea there was an entire forum dedicated to see the total eradication of his entire portfolio, he'd be shocked. This guy actually thinks there are people out there who would feel sorry for him.

Funny.

At any rate, good news that the city is essentially forcing their hand towards development.

[GtownFriend]

Originally Posted by Boku

City tax prompts Philadelphia parking giant to shift strategy

https://www.bizjournals.com/philadelphia...parkway-philadelphia-shift-strategy.html

What I'm noticing is that since 2010 the amount of parking has been reduced by over 10%, while the utilization has also dropped several %. This means that demand is certainly going down. The question is, is it soley due to rising rates? or is there genuinely less demand? BTW, are the parking space stats for Center City, or the whole city?

[iheartphilly]

Uber/Lyft definitely having an effect in the city. Very noticeable on the weekends. Even people who own cars in the city rather take an Uber or Lyft to a different neighborhood if meeting friends/family/colleague for a meal and/or drinks. Way less hassle and cost of trying to park your own car even when you own one in the city.

[GtownFriend]

In any case, it is good that Parkway wants to develop their properties!

[City Wide]

Got to love Parkways logic, “It’s choking us,” Zuritsky said, grabbing his neck with both hands to demonstrate. “It’s choking life out of the city.” So, I certainly appreciate his response to declining life in the city, develop his properties, add some life. It's a much better response then trying to claim that parking is the lifeblood of the City.

[jsbrook]

Originally Posted by iheartphilly

Uber/Lyft definitely having an effect in the city. Very noticeable on the weekends. Even people who own cars in the city rather take an Uber or Lyft to a different neighborhood if meeting friends/family/colleague for a meal and/or drinks. Way less hassle and cost of trying to park your own car even when you own one in the city.

Yep. Personally, I almost never drive in the city. I really only use the car to leave the city. I know many who do the same.

[jsbrook]

Yes, was happy to see this Zuritsky article today. I would call this good news and successful city policy! I'd love for the Avenue of the Arts garage at 15th Locust/Spruce to be demo'd along with all those shitty bars and clubs in it (Fox & Hounds) can relocate. Replace it with a giant mixed use project with a tall tower(s) and underground parking and Blomingdales. If Philly can sustain a Bloomingdales, it's a perfect spot for it a stones throw from Walnut and close to the park. If that garage is ever to come down, it's only going to be for something big with at least some underground parking. While we are at it, buldoze vesper club and the adjacent small garage for a new highrise...

[hammersklavier]

Originally Posted by Londonee

A lot of these examples are ballparks in urban cores. Like SFO's park is as central as central gets. We made our bed 20 years ago when we re-upped on the sports complex concept w/ our new stadiums. I know this is a topic you guys love to fantasize about, but i just don't see any appeal to being down there. I had to work for 6months at the Wells Fargo center and it was awful - game day traffic added 30minutes to an 8 minute commute. Even if it infills, it will be with shlocky faux stuff and mostly chain stores. As an urbanist who appreciates urban fabric - it will never be interesting or cool down there - even if every block is filled in with new construction.

We made our beds 20 years ago, we're lying in it for the next 50 or so. That's it. If you like the idea of arena's in urban cores (as I do), then we should all hope that Mr. Harris and co decide to build a new Sixers only bball arena someplace near CC (i've begun to warm to the idea about the space near/adjacent to Cira Center above the tracks)...

The Gnats' ballpark is about as far from Waterfront (etc) Station as CBP is from Whatever-They're-Calling-It-Nowadays Station, and the part of town it's in was legitimately shitty before they put the ballpark up. I'd say DC in particular is a perfect analogue to what we should be doing with our stadiums -- in particular, we need to see denser development by the subway station.

[Hrytsyu]

Originally Posted by hammersklavier

The Gnats' ballpark is about as far from Waterfront (etc) Station as CBP is from Whatever-They're-Calling-It-Nowadays Station, and the part of town it's in was legitimately shitty before they put the ballpark up. I'd say DC in particular is a perfect analogue to what we should be doing with our stadiums -- in particular, we need to see denser development by the subway station.

Yes, dense development by the subway station is essential. In addition, and I realize this currently appears as an infinitely distant possibility, coordination with the navel yard should have some potential.

it is difficult to understand what type of barrier the high ramp to highway 95 currently includes. I am certain there traditionally existed a security barrier surrounding the Naval Yard. However, is that barrier yet in existence?

Ultimately, if the Naval Yard develops with anticipated residential and commercial components, what would prohibit that from melding with whatever can happen at the designated sports district; aside from unsatisfying temporal reality.

[Hrytsyu]

At further glance, the barriers between the sport district and the Navy yard are the elevated 95 and a rather extensive rail yard.

Consider that the GSK facility is actually quite close to the sport complex. Aside from the dizzying web of rail, the Navy Yard becomes a contiguous entity.

[Jayfar]

Originally Posted by Hrytsyu

I am certain there traditionally existed a security barrier surrounding the Naval Yard. However, is that barrier yet in existence?

Not really so much. On nights and Sundays you have to pass through the Broad St gate to enter by vehicle. Any other time you can just drive down League Island Blvd. Pedestrians can freely enter through L.I.B. even after hours. I have a Navy Yard-issued photo badge hanging on my lanyard, but I've never had to show it.

[Redddog]

Originally Posted by jsbrook

Yep. Personally, I almost never drive in the city. I really only use the car to leave the city. I know many who do the same.

That's me, too.

[mcgrath618]

When I moved into college, I left my car at home. I can just take the El or BSL everywhere.

[City Wide]

Won't the driving force behind any future development around the stadiums, large or small, be determined by the teams that use the stadiums? And I can't see them moving away from their fondness for easy parking and the huge amounts of income they collect from those huge lots, that probably sit unused for 90%+ of the time.
Much like the owners of shopping malls that are surrounded by parking lots; some are starting to see all that land as a resource, as a way of drawing in more customers through housing. But the sports teams don't come by their 'customers' in the same way; winning games is more important then convenience.

[Londonee]

Originally Posted by jsbrook

Yep. Personally, I almost never drive in the city. I really only use the car to leave the city. I know many who do the same.

Even suburbanites are taking ubers into the city in rising numbers. It makes sense. I mean, a $60 round trip Uber ride doesn't look so bad considering Valet at some spots in town can run you close to $50, plus tip. Parking garages can run you $30, but then you have to walk from the garage to your destination. Then, when you are leaving, you have to walk back (or cab if you went someplace else) and, if it's an attendant garage, wait in the line for them to bring down your car. Uber is door to door, on demand when you're ready.

Plus, you can booze your face off and not worry about it. Not surprised the parking business is struggling.

[Tatts]

And Zip Car and Enterprise Car Share are allowing more people (me included) to give up their cares altogether. Each shared car means 15 to 20 fewer privately owned cars. That's thousands fewer cars in the city.

I've been a member since the early Philly Car Share days (live in center city) and it used to be much easier to have your pick of any car just a few years ago even an hour before you wanted it. Spur-of-the-moment was no problem. Now there are still cars available, but you might have a harder time getting the closest ones. There are definitely a lot more members now than even 2 years ago.

[Urbanthusiat]

SEPTA won their transit funding lawsuit