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  #16701  
Old Posted Sep 16, 2021, 5:35 PM
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Korman Communities' Ave residential brand to be part of new Navy Yard development

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Ensemble Real Estate Investments and Mosaic Development Partners, which have teamed up to build the next phase of the Philadelphia Navy Yard, has enlisted Korman Communities to develop one of its Ave residential concepts at the South Philadelphia property.

Ave is a brand Korman has rolled out in the Philadelphia suburbs including in King of Prussia and Blue Bell and elsewhere. A portion of the property’s apartments are dubbed “flexible-stay” and are fully furnished and offered for rent on a monthly basis. The Plymouth Meeting-based company has an urban line of similar multifamily properties that is branded as AKA.

Ave Navy Yard will be housed in a new seven-story building that is part of a larger development phase the Ensemble-Mosaic team is undertaking in an area it refers to as Chapel Block. It is named for an historic chapel built in 1942 by the Navy on the southeast corner of the block slated for development.

In addition to Ave Navy Yard, Chapel Block at 1200 Normandy Place will include two, new six-story buildings that will have 611 apartments and the two structures will be connected. The apartments will address a range of renters and be priced at the high-end, market rate and mixed-income segments.

The projects also include a total of 75,000 square feet of indoor and outdoor amenity space has been set aside for those renting units. Another 26,000 square feet of space has been carved out for restaurants and retail that will be open to the public.

Development is expected to begin in 2022 and scheduled to be completed in 2024.
Article behind paywall here:
https://www.bizjournals.com/philadelphia...esidential-brand-heads-to-navy-yard.html
     
     
  #16702  
Old Posted Sep 16, 2021, 6:47 PM
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Originally Posted by summersm343 View Post
Harsco becomes second central Pa. company this week to move headquarters out of the region



Read/view more here:
https://www.pennlive.com/business/2021/0...USHboENK3Y0H717_kTjqU4giqNKh1LyS4WXqjLOQ
Are these announcement usually made 2 years out? That's a lot of time for things to change. You aren't even moving until 2023 and are discussing relocation plans with employees? Seems strange to me.
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  #16703  
Old Posted Sep 16, 2021, 6:57 PM
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Are these announcement usually made 2 years out? That's a lot of time for things to change. You aren't even moving until 2023 and are discussing relocation plans with employees? Seems strange to me.
Why would they announce it if it wasn't the plan? It takes time to move an entire company.
     
     
  #16704  
Old Posted Sep 16, 2021, 6:59 PM
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Originally Posted by PHL10 View Post
Are these announcement usually made 2 years out? That's a lot of time for things to change. You aren't even moving until 2023 and are discussing relocation plans with employees? Seems strange to me.
I think that's all about right. You announce something like that publicly before telling low level employees for a variety of strategic reasons - obviously C-Suite and many executive level folks would have known for a while. I mean, 2023 is 15 months out - you gotta close shop, pack up, find new digs, fit out an office, move, relocate employees, there's a kazillion logistical hurdles to address, etc..

Unless you want your ops team to collectively jump off a bridge that's about the minimum amount of time you'd want to give for a major regional move.
     
     
  #16705  
Old Posted Sep 17, 2021, 3:42 PM
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Originally Posted by TempleGuy1000 View Post
I usually agree with you cardeza, but I just have a hard time believing that this is a top priority issue to spend $100 million a year on when when the school district can't hire enough bus drivers to get kids to school. The streets dept can't hire enough trash men to pick up the trash on time. There aren't enough 911 operators to answer the phones. Basic government functions 95% of American's take for granted. Instead of attempting to fix the very serious quality of life issues that drives the tax base out of the city, they have opted to ignore these issues to focus on cosmetic improvements that I personally believe will not do much to change the status quo for the long term. No offense, but I don't care how nice your store front looks if the street outside the building is full of trash.
[QUOTE=3rd&Brown;9397925]
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Originally Posted by cardeza View Post

Atlanta has the same federal government as we do and an even more regressive state government.

Anyway. It kills me when people totally ignore the ineptitude of local leadership, sticks their head in the sand, and points their fingers at Harrisburg and DC.

We've had numerous once in a generation opportunities to completely re-imagine how this city runs in the past 10 years. Massive budget surpluses post Nutter, growing population, and incredible infusions of federal stimulus.

But yeah. Our hands are tied.

Hows it going, Jim?
[QUOTE=3rd&Brown;9398085]
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Originally Posted by cardeza View Post

Every city north of DC with the exception of Baltimore functions at a higher level than Philly.

TBH, part of me doesn't even care if the city functions 100% effectively in all areas. But I do care about it for the things that we all see. Cleanliless, trash pick up, etc. I mean, those are functions that rely on literally no one but your self. There are not externalities that affect the ability to sweep a street or weed a tree pit or clear an empty lot.

Since I've moved to Northbank, I've made it a habit of taking a trash bag on my morning walk every day. I've filled at least 30 trash bags of debris and disposed of them in my own trash or in random dumpsters. Most of my cleanup efforts have been along northern Delaware Avenue etc.

There are 3 or 4 random tires I thought I'd put in my car and try to dispose of (legally of course). Do you know how difficult it is to throw away a tire in Philadelphia? I can't find a single site that lets you drop off tires. When I queried the Streets website, I found information saying that there are a couple of events a year where you can drop off tires but you have to be a part of an RCO to do it.

I mean. Can you believe the absurdity? You have people willing to do the right thing and the city is like, no, that's impossible.

I also opened a ticket on 311 to clear a sofa and a mattress from Berks Street. It's been closed as 'resolved' and the sofa and mattress are still there.

You know you can open a ticket to have a sewer outlet cleaned? I mean that's great. But why aren't there just a roving crew that does it as a matter of course. When I opened the ticket for the sofa, all 4 drains were clogged at the same intersection. I thought about opening a ticket for it, but I was like, this is absurd. A simple crew tasked with just that responsibility could probably cover half the city every single month without requiring a response to a single ticket. Just make it a system.

You tell me what's so difficult to solve about these very simple problems.
Great discussion. I have a ton of new neighbors who have moved from the city and all have said that the move was due to QOL issues; and many absolutely did not want to leave but had enough. These "little things" add up and over time can make a huge difference.

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Originally Posted by Londonee View Post
I think that's all about right. You announce something like that publicly before telling low level employees for a variety of strategic reasons - obviously C-Suite and many executive level folks would have known for a while. I mean, 2023 is 15 months out - you gotta close shop, pack up, find new digs, fit out an office, move, relocate employees, there's a kazillion logistical hurdles to address, etc..

Unless you want your ops team to collectively jump off a bridge that's about the minimum amount of time you'd want to give for a major regional move.
For sure. And I have been involved with moves like this and it's a huge HR undertaking and if you are a good company who wants to retain people even more so. And lest we forget that to many Central Pennsylvanians moving to the Philly area [if it's going to be an option] would be a personal death sentence so there's a lot of discussions that undoubtedly will need to take place.

I am a little surprised by some of these moves, though, especially in Rite Aid's case and it's showing me that the new talent pool in Central PA continues to be dismal.
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  #16706  
Old Posted Sep 17, 2021, 3:49 PM
PHLtoNYC PHLtoNYC is online now
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Real estate group organizes to find ways to keep Philadelphia moving forward (Video)

https://www.bizjournals.com/philadelphia...phia-real-estate-alliance-organizes.html

Does anyone find this tidbit from owner of Riverwards Group concerning, or a situational problem?...

"Investing in a $50 million project like we did at Frankford and Lehigh, in an area that hasn't seen development, had an economic impact of $200 million and created 400 jobs. The reason we were able to do that is because you had a tax abatement and you had a land value that did not exceed $10 to $15 a buildable square foot or a rentable square foot. Fast forward to today. You don't have the tax abatement anymore. If you add inclusionary zoning onto it … bottom line is, your projects cannot be built. They're not financeable, you're not able to achieve the parameters to have them work. We have to recognize we are in a city with high costs and low rent and for inclusionary zoning to work, it has to be bundled up with huge incentives. You also have to really unfold the land bank into a way that we have not yet seen. So, our focus is to bring solutions to Council and to government."
     
     
  #16707  
Old Posted Sep 17, 2021, 7:15 PM
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Quote:
Originally Posted by PHLtoNYC View Post
Real estate group organizes to find ways to keep Philadelphia moving forward (Video)

https://www.bizjournals.com/philadelphia...phia-real-estate-alliance-organizes.html

Does anyone find this tidbit from owner of Riverwards Group concerning, or a situational problem?...

"Investing in a $50 million project like we did at Frankford and Lehigh, in an area that hasn't seen development, had an economic impact of $200 million and created 400 jobs. The reason we were able to do that is because you had a tax abatement and you had a land value that did not exceed $10 to $15 a buildable square foot or a rentable square foot. Fast forward to today. You don't have the tax abatement anymore. If you add inclusionary zoning onto it … bottom line is, your projects cannot be built. They're not financeable, you're not able to achieve the parameters to have them work. We have to recognize we are in a city with high costs and low rent and for inclusionary zoning to work, it has to be bundled up with huge incentives. You also have to really unfold the land bank into a way that we have not yet seen. So, our focus is to bring solutions to Council and to government."
He's not wrong but the one thing I take issue with is the land cost aspect. Without the abatement, the land is less developable and thus worth less. Go forward, you won't be paying as much for developable sites without the abatement as you would have for sites with an abatement. In short, those margin points go from the land seller to the developer.

We see this all the time. Land owners rezone their land simply to increase its value then flip it. The land itself becomes less valuable, period...and I'm okay with that.
     
     
  #16708  
Old Posted Sep 17, 2021, 8:01 PM
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^^Yeah I don't see this as a big deal. The abatement doesn't make building cheaper per se - it makes land more expensive artificially. Developer's solve for a land price that get's them an acceptable return. The abatement phasing out hurts cash flows which in turn means developers will solve for lower land costs to achieve acceptable returns.
     
     
  #16709  
Old Posted Sep 18, 2021, 12:44 AM
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Originally Posted by Urbanthusiat View Post
^^Yeah I don't see this as a big deal. The abatement doesn't make building cheaper per se - it makes land more expensive artificially. Developer's solve for a land price that get's them an acceptable return. The abatement phasing out hurts cash flows which in turn means developers will solve for lower land costs to achieve acceptable returns.
sadly, whether it’s real or not, the narrative may lead to some stalling in mid-to-large scale multi family projects while developers push for local political/governmental changes, per the above comments. i think we’ll still see plenty projects of this scale happen, but perhaps we will see more out of town developers jump in who are less entrenched in what they expect to see here (see Hearst, Southern Land, National, etc). all of it will be baked in and passed on; existing land owners and the future buyers are likely the ones to feel any pinch especially if interest rates stay relatively close to where they are now.
     
     
  #16710  
Old Posted Sep 18, 2021, 12:37 PM
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Originally Posted by El Duderino View Post
sadly, whether it’s real or not, the narrative may lead to some stalling in mid-to-large scale multi family projects while developers push for local political/governmental changes, per the above comments. i think we’ll still see plenty projects of this scale happen, but perhaps we will see more out of town developers jump in who are less entrenched in what they expect to see here (see Hearst, Southern Land, National, etc). all of it will be baked in and passed on; existing land owners and the future buyers are likely the ones to feel any pinch especially if interest rates stay relatively close to where they are now.
For sure people who bought a site 3 years ago and haven't developed it yet will be hurt. But go forward the economics will level out.

I like the abatement not because of how it incentivizes builders, but because of how it incentivizes buyers.

I'm sure there are thousands of people who sort of took a chance on Philly because of the abatement and are now here to stay. It's an incremental incentive if you're on the fence to give Philly a chance.

One unintentional effect of this change might be that developers pivot more often to a condominium slash for sale model. There is so much mid rise development happening and it's disappointing to me that more of it is not owner occupied product.
     
     
  #16711  
Old Posted Sep 18, 2021, 12:41 PM
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[QUOTE=3rd&Brown;9398085]
Quote:
Originally Posted by cardeza View Post

Every city north of DC with the exception of Baltimore functions at a higher level than Philly.

TBH, part of me doesn't even care if the city functions 100% effectively in all areas. But I do care about it for the things that we all see. Cleanliless, trash pick up, etc. I mean, those are functions that rely on literally no one but your self. There are not externalities that affect the ability to sweep a street or weed a tree pit or clear an empty lot.

Since I've moved to Northbank, I've made it a habit of taking a trash bag on my morning walk every day. I've filled at least 30 trash bags of debris and disposed of them in my own trash or in random dumpsters. Most of my cleanup efforts have been along northern Delaware Avenue etc.

There are 3 or 4 random tires I thought I'd put in my car and try to dispose of (legally of course). Do you know how difficult it is to throw away a tire in Philadelphia? I can't find a single site that lets you drop off tires. When I queried the Streets website, I found information saying that there are a couple of events a year where you can drop off tires but you have to be a part of an RCO to do it.

I mean. Can you believe the absurdity? You have people willing to do the right thing and the city is like, no, that's impossible.

I also opened a ticket on 311 to clear a sofa and a mattress from Berks Street. It's been closed as 'resolved' and the sofa and mattress are still there.

You know you can open a ticket to have a sewer outlet cleaned? I mean that's great. But why aren't there just a roving crew that does it as a matter of course. When I opened the ticket for the sofa, all 4 drains were clogged at the same intersection. I thought about opening a ticket for it, but I was like, this is absurd. A simple crew tasked with just that responsibility could probably cover half the city every single month without requiring a response to a single ticket. Just make it a system.

You tell me what's so difficult to solve about these very simple problems.

Great anecdotes, it doesnt have any relation to the article I was commenting on. Lots of middle class black people are and have been leaving northern and west coast cities for the South. There are a host of reasons for this discussed in that article, their views on local politicians were not mentioned as a key factor. YOur premise was that these issues would go away if only city council members were as smart as the people on here. Im saying its much more complicated than that and some of these trends are just inescapable- people are going to do what they want and for the last 50 years or so many have been gravitating towards warmer climates, newer and cheaper housing and a perceived lower tax burden.

Im all for trash pickup but to be frank the stuff you are talking about pales in comparison to Philly's biggest current problem- gun violence. Now THAT is an issue that is driving people away and rightfully so. But like so many other issues, it's difficult to address comprehensively without any cooperation from higher levels of government.

BTW you cant have it both ways- a few weeks back people were jumping on me (and others) for pointing out issues in center city- basically saying every city has these issues and in some cases denying the issues downtown were even noticeable. So if we are going to tout development, population growth and philadelphia's rising profile you cannot then claim the city is a shithole ONLY due to the people in city hall. Here is the reality, the city population is less white and more left leaning than its ever been- that is reflected who is on council. When you say the people who were chosen are incompetent and in essence stupid, you are inferring that the people who put them in there don't know any better. Just because you don't agree with people doesnt make them incompetent. Some of these people and their constituents have different priorities than you do and thus their focus may be on different issues and solutions- doesn't make them wrong.
     
     
  #16712  
Old Posted Sep 18, 2021, 2:59 PM
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While I’m not weighing on either side here, I think 3rd was more referring to the Kenyatta Johnsons and your Darrel Clarkes than he was your Jamie Gauthiers or even your Helen Gyms.

The former are two crumb bums who are (in one case potentially literally) criminally underutilizing this era of the Rebirth of the American city in order that they might themselves be better off. The latter two are, at the very least, outwardly concerned with social issues affecting their constituents.

I’ve met Helen Gym and don’t particularly like her very much; I got the impression that a lot of what she was saying was merely performative. But while I don’t necessarily agree with everything she or Gauthier has to say, I would rather have them than the two aforementioned councilmen who continue to set this city back with their backwards policymaking.
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  #16713  
Old Posted Sep 20, 2021, 1:08 PM
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Originally Posted by mcgrath618 View Post
while i’m not weighing on either side here, i think 3rd was more referring to the kenyatta johnsons and your darrel clarkes than he was your jamie gauthiers or even your helen gyms.

The former are two crumb bums who are (in one case potentially literally) criminally underutilizing this era of the rebirth of the american city in order that they might themselves be better off. The latter two are, at the very least, outwardly concerned with social issues affecting their constituents.

I’ve met helen gym and don’t particularly like her very much; i got the impression that a lot of what she was saying was merely performative. But while i don’t necessarily agree with everything she or gauthier has to say, i would rather have them than the two aforementioned councilmen who continue to set this city back with their backwards policymaking.
+1
     
     
  #16714  
Old Posted Sep 20, 2021, 1:23 PM
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Originally Posted by mcgrath618 View Post
While I’m not weighing on either side here, I think 3rd was more referring to the Kenyatta Johnsons and your Darrel Clarkes than he was your Jamie Gauthiers or even your Helen Gyms.

The former are two crumb bums who are (in one case potentially literally) criminally underutilizing this era of the Rebirth of the American city in order that they might themselves be better off. The latter two are, at the very least, outwardly concerned with social issues affecting their constituents.

I’ve met Helen Gym and don’t particularly like her very much; I got the impression that a lot of what she was saying was merely performative. But while I don’t necessarily agree with everything she or Gauthier has to say, I would rather have them than the two aforementioned councilmen who continue to set this city back with their backwards policymaking.
i dont necessarily agree with everything clarke does but people here (some at least) seem incapable of recognizing a simple fact- a district councilperson responds to constituent concerns. Has is ever occurred to people that some of what Clarke does is actually in line with what many in his district want? I know it's hard to believe, but just consider for a second....
     
     
  #16715  
Old Posted Sep 20, 2021, 2:15 PM
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i dont necessarily agree with everything clarke does but people here (some at least) seem incapable of recognizing a simple fact- a district councilperson responds to constituent concerns. Has is ever occurred to people that some of what Clarke does is actually in line with what many in his district want? I know it's hard to believe, but just consider for a second....
No, he does what is best for himself. He used his councilman prerogative to sell a city lot to a lower bidding developer at 33rd and Diamond. That same landlord just happened to rent a space in an existing strip mall to Clarke for a, "45% discount from its list price."

source: https://whyy.org/articles/how-city-counc...vacant-city-lot-and-helped-his-landlord/
     
     
  #16716  
Old Posted Sep 20, 2021, 3:09 PM
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No, he does what is best for himself. He used his councilman prerogative to sell a city lot to a lower bidding developer at 33rd and Diamond. That same landlord just happened to rent a space in an existing strip mall to Clarke for a, "45% discount from its list price."

source: https://whyy.org/articles/how-city-counc...vacant-city-lot-and-helped-his-landlord/
Clarke has the most gerrymandered district in city council. He designed it to dip down into Rittenhouse so that he had access to Rittenhouse donor money, pushed it up into Fairmount and then all the way east to Fishtown.

It is an amalgam of voters I'd argue who have very different concerns and in effect, cancel each other out. I'd say the only voters he represents are the Yorktown voters who are anti-development with driveways who like to drive to the corner store as he does. The rest are undoubtedly ignored and the machine ensures that he doesn't have meaningful opposition in the primaries.
     
     
  #16717  
Old Posted Sep 20, 2021, 4:50 PM
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Clarke has the most gerrymandered district in city council. He designed it to dip down into Rittenhouse so that he had access to Rittenhouse donor money, pushed it up into Fairmount and then all the way east to Fishtown.

It is an amalgam of voters I'd argue who have very different concerns and in effect, cancel each other out. I'd say the only voters he represents are the Yorktown voters who are anti-development with driveways who like to drive to the corner store as he does. The rest are undoubtedly ignored and the machine ensures that he doesn't have meaningful opposition in the primaries.
Apparently (according to an Inquirer article I read the other day, I think) that's where he lives. Which explains it...lol.
     
     
  #16718  
Old Posted Sep 20, 2021, 11:52 PM
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Clarke has the most gerrymandered district in city council. He designed it to dip down into Rittenhouse so that he had access to Rittenhouse donor money, pushed it up into Fairmount and then all the way east to Fishtown.
I love the way that little appendix descends into Rittenhouse Square in such a way as to let the 2nd District's Kenyata Johnson (and previously former Council Prez Ann Verna) wet his beak with a little of that Rittenhouse Square neighborhood goodness, while grabbing most of the immediate Square proper for the 5th. That may go back all the way to when John Street was district 5 and President and earlier.

https://phlcouncil.com/wp-content/uploads/2016/01/D5.pdf

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  #16719  
Old Posted Sep 21, 2021, 1:44 AM
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Clarke .
I've lived in his district 20+ yrs and never voted for him, he was unopposed last time and probably always has been
     
     
  #16720  
Old Posted Sep 21, 2021, 2:08 AM
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Honest question: who can I complain to about this?
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