PHILADELPHIA | Lowrise/General Developments Thread

[3rd&Brown]

Originally Posted by Redddog

I have a buddy in Greys Ferry. Still very rough down there.

Grays Ferry is big. And there is still a lot of 🞵🞵🞵 violence. Gentrification is inevitable though, given it's sandwiched between UCity, Graduate Hospital, Point Breeze, and Girard Estate.

I looked at investment properties in Grays Ferry a few years ago. The housing stock is in really really bad shape and most houses are very small. I've never seen so many trees growing through back walls in my life. I didn't even realize that was a thing until I looked at houses in Grays Ferry.

In any case, there is one really nice in tact pocket and that's the 5-6 block zone surrounding St Gabriel's. St Gabe's itself is a gorgeous church and I know the former school and convent (I believe) are being converted into apartments.

[summersm343]

$46.5M loan secured for apartment project in East Kensington

With the slew of projects in this area, I can't remember if we've seen this one yet or not. Saxum Real Estate is developing Fishtown Kensington Village at 1929 York St. in East Kensington in Philadelphia. Looks to be 6-floors. Rendering in link below. Article behind a paywall:
https://www.bizjournals.com/philadelphia/news/2021/04/22/latest-philadelphia-real-estate-deals.html

[3rd&Brown]

The Census announced re-apportionment results today.

The unfortunate news is PA is set to lose a seat, again.

The good news is that population totals were released by state and PA exceeded 13M people for the first time ever. (13,002,700)

https://www.census.gov/library/stories/2021/04/2020-census-data-release.html

Even better news is that in 2019, the Census Bureau estimated PA's population to be 12,801,000. That means there was a massive underestimation going into the formal census.

I think this bodes well for the SE portion of the state, and Philadelphia, its burbs, and the Lehigh Valley in particular.

Another hope is that withing PA's re-districting process, power will continue to consolidate in the Southeast which will help to fix things in Harrisburg in the long term. We're being held back by NW and North Central PA. Time for them to lose power.

[mcgrath618]

Originally Posted by 3rd&Brown

The Census announced re-apportionment results today.

The unfortunate news is PA is set to lose a seat, again.

The good news is that population totals were released by state and PA exceeded 13M people for the first time ever. (13,002,700)

https://www.census.gov/library/stories/2021/04/2020-census-data-release.html

Even better news is that in 2019, the Census Bureau estimated PA's population to be 12,801,000. That means there was a massive underestimation going into the formal census.

I think this bodes well for the SE portion of the state, and Philadelphia, its burbs, and the Lehigh Valley in particular.

Another hope is that withing PA's re-districting process, power will continue to consolidate in the Southeast which will help to fix things in Harrisburg in the long term. We're being held back by NW and North Central PA. Time for them to lose power.

I've been saying for a few years now that the Census Estimates tend to drastically underestimate SEPA. If you look at a graph of Philadelphia's population over time on Google, you'll see that every 10 years (when census are taken), Philly gets a huge spike.

[iheartphilly]

^^

I am almost certain that during and post-COVID that we got an influx of people in the NE and suburbs of Philly. These numbers will certainly help boost future pop. figures too in the years to come.

Also, in looking at the above census link, we are in the top 5 States with the largest pop., coming in at the bottom 5 with 13MM and 2700 people (Table 1), and rounding out the slowest growing of the States at 2.4%. Interesting dichotomy from the stats.

[3rd&Brown]

Originally Posted by iheartphilly

^^

I am almost certain that during and post-COVID that we got an influx of people in the NE and suburbs of Philly. These numbers will certainly help boost future pop. figures too in the years to come.

Also, in looking at the above census link, we are in the top 5 States with the largest pop., coming in at the bottom 5 with 13MM and 2700 people (Table 1), and rounding out the slowest growing of the States at 2.4%. Interesting dichotomy from the stats.

It's the tale of two states, hence the overall sluggishness. To be frank, I was expecting PA to be flat overall so 2.4% is an improvement.

When the county level numbers come in (I think they're being published May 4th), you'll see some SE, South Central, and Lehigh Valley Counties growing 5-10% and you'll see a bunch of counties in Western, NW, and North Central PA shrinking by 5-10% or more.

But hey, yeah, they can rule state politics because they clearly know how to govern.

[3rd&Brown]

Originally Posted by iheartphilly

^^
Also, in looking at the above census link, we are in the top 5 States with the largest pop., coming in at the bottom 5 with 13MM and 2700 people (Table 1), and rounding out the slowest growing of the States at 2.4%. Interesting dichotomy from the stats.

To be noted though, 3 states shrunk. So though we're the 5 slowest "growing", we're actually 8th from the bottom.

SE PA if counted alone would probably be middle of the pack overall and not in the bottom quintile.

[iheartphilly]

^
Yeah truth be told, I'm not too disappointed with the stats for PA --could of been flat like you said from this current reading. Also, there's a natural migration of retirees from the NE states including PA to the Sunbelt States like Florida that help sustain or grow Florida pop stats keeping it as one of the most populous states.

[allovertown]

Originally Posted by 3rd&Brown

It's the tale of two states, hence the overall sluggishness. To be frank, I was expecting PA to be flat overall so 2.4% is an improvement.

When the county level numbers come in (I think they're being published May 4th), you'll see some SE, South Central, and Lehigh Valley Counties growing 5-10% and you'll see a bunch of counties in Western, NW, and North Central PA shrinking by 5-10% or more.

But hey, yeah, they can rule state politics because they clearly know how to govern.

So we have to wait until May 4th to find out Philly's pop?

I'm definitely of the mind that I don't think that Philly being surpassed by sprawling sunbelt cities with 5 times the footprint tells us anything of value about Philadelphia or is remotely relevant to those who live here.

....At the same time, somewhere deep in my lizard brain, I don't want a sorry excuse for a city like Phoenix passing us. In the years leading up to the 2010 census Phoenix moved pretty significantly past Philadelphia in the estimates, but when the actual census came out Philly was still ahead of Phoenix by roughly 80,000 people. 2019 Estimates had Phoenix population almost 100,000 more than Philly... but maybe we can hold them off for another census and remain in the top five for the 240th straight year.

[SEFTA]

Let the GERRYMANDERING begin!

[3rd&Brown]

Originally Posted by SEFTA

Let the GERRYMANDERING begin!

I mean. It's comical.

I read an article yesterday where some Republican said they wanted to target Susan Wild or Connor Lamb's district.

Lamb has perhaps the only district in wester PA that's growing and the Lehigh Valley is growing by leaps and bounds but let's penalized people leading areas moving in the right direction by pushing them out of office.

Meanwhile, there are congress people presiding over districts that are shrinking 5-10% a decade in NW and NC PA and they're like, yes, give these duds more power. If you look at the 15th district, there is not a single spot in that district that isn't shriveling. Eliminate it and send the dinosaur who represents it packing.

[summersm343]

Northbank is Under Construction and It’s Jaw Droppingly Huge

Site plan:


Rendering:


Current progress:


Read/view more here:
http://www.ocfrealty.com/naked-philly/fishtown/northbank-construction-jaw-droppingly-huge

[summersm343]

30-Unit Building Coming to 3rd and Christian in Queen Village

Rendering:


Current site:


Read/view more here:
http://www.rising.realestate/30-unit-building-coming-to-3rd-and-christian-in-queen-village/

[summersm343]

160-Unit Building to Replace CVS at Broad and Girard

Current site:

The CVS is now closed and there are plans for some major changes on this corner of Broad and Girard Avenue. Zoning permits were issued on Friday for the demolition of the CVS building and the construction of a 7-story structure with retail on the first two floors, 160 residential units on floors three through seven, 48 underground parking spaces, roof decks on the 3rd and 7th floor, balconies off the apartments, and 80 bicycle stalls. The project will utilize the underground accessory parking bonus.

Read/view more here:
http://www.rising.realestate/160-unit-building-to-replace-cvs-at-broad-and-girard/

[PHLtoNYC]

Originally Posted by 3rd&Brown

The Census announced re-apportionment results today.

The unfortunate news is PA is set to lose a seat, again.

The good news is that population totals were released by state and PA exceeded 13M people for the first time ever. (13,002,700)

https://www.census.gov/library/stories/2021/04/2020-census-data-release.html

Even better news is that in 2019, the Census Bureau estimated PA's population to be 12,801,000. That means there was a massive underestimation going into the formal census.

I think this bodes well for the SE portion of the state, and Philadelphia, its burbs, and the Lehigh Valley in particular.

Another hope is that withing PA's re-districting process, power will continue to consolidate in the Southeast which will help to fix things in Harrisburg in the long term. We're being held back by NW and North Central PA. Time for them to lose power.

Stinks that PA is at its highest population ever, yet still loses a seat... But, I am still happy with the stats, and SEPA and Lehigh Valley are likely the main drivers, hopefully the trend continues.

Also interesting that the census underestimated almost the entire Northeast with the exception of DC, which was heavily overestimated...

Originally Posted by summersm343

160-Unit Building to Replace CVS at Broad and Girard

Current site:



Read/view more here:
http://www.rising.realestate/160-unit-building-to-replace-cvs-at-broad-and-girard/

Awesome! That corner is awful. I hope the new building is masonry clad and not metal.

[Urbanthusiat]

Apparently Biden will be visiting 30th St Station Friday to talk about investments in Amtrak. Hopefully we get an announcement of a major federal commitment to make the 30th St Station District a reality.

[Redddog]

Originally Posted by Urbanthusiat

Apparently Biden will be visiting 30th St Station Friday to talk about investments in Amtrak. Hopefully we get an announcement of a major federal commitment to make the 30th St Station District a reality.

That would be awesome!

This could be the tipping point for SYs. Uncle Joe's always been an Amtrak guy.

[Redddog]

Originally Posted by PHLtoNYC

Stinks that PA is at its highest population ever, yet still loses a seat... But, I am still happy with the stats, and SEPA and Lehigh Valley are likely the main drivers, hopefully the trend continues.

Also interesting that the census underestimated almost the entire Northeast with the exception of DC, which was heavily overestimated...



Awesome! That corner is awful. I hope the new building is masonry clad and not metal.

I forget...are there other plans for the rest of this intersection? You got this CVS on one corner, KFC on one corner, McD's on the other and some dollar store lookin thing on the last. I thought I remembered more of these going down....

[PhilliesPhan]

Originally Posted by summersm343

160-Unit Building to Replace CVS at Broad and Girard

Current site:




Read/view more here:
http://www.rising.realestate/160-unit-building-to-replace-cvs-at-broad-and-girard/

That's awesome, although I naturally want it to be taller since Broad and Girard could absolutely accommodate something 15-20 stories tall. This building has been looking worse than ever though, so I'll be happy to see it go.

I'm not sure if you guys have been to Francisville lately, but it truly feels like the neighborhood is in the final stages of revitalization. Most of the remaining large lots (15th and Parrish, Broad and Girard, 17th and Girard, and the Francisville Triangle) have proposals, and the large parking lot along the 1400 block of Ridge was recently marketed within a larger package of parcels owned by People2People. Ridge Avenue is on fire, with the few remaining parcels filling in and some new businesses opening up. It seems like the only things being built in the neighborhood now are single-family homes and medium-density buildings (such as the project on the corner of Perkiomen and Francis that just got started, and the one at 16th and Swain). Single-family homes are now popping up in the southern section of Templetown/Cecil B. Moore, especially below Master.

I wonder where the revitalization wave will go next, as Francisville is going to be as developed and expensive as Fairmount and Spring Garden really soon. There are basically no more inexpensive neighborhoods below Girard anymore. The Richard Allen Homes are to the east, Templetown is to the north, Brewerytown is filling up, and a significant number of parcels in Sharswood are (regrettably) owned by the PHA. I wonder if, as Brewerytown fills in, Strawberry Mansion will get a boost, or if potential buyers will head across the Schuylkill and start buying in East/West Parkside.

[FtGreeneNY]

I'm still upset about the demolition of the Widener Mansion/library branch which was on the northwest corner of Broad & Girard for most of my childhood. I loved that place.