PHILADELPHIA-CAMDEN-WILMINGTON-ATLANTIC CITY-READING | Metro Development Thread

[TonyTone]

I also saw some excavators and dirt being moved around in South Bridge next to the BP, I wonder what that is as well.

The fact that we have the current projects progressing at the riverfront and Riverfront East to finally progress this year after the Salvation Army is done is gonna be great we are really gonna see a change in the whole city. I assume that's when more investment and funding will start coming in especially with the East Side projects as well as all around the city.

In 5 years Wilmington will be unrecognizable.

[EastSideHBG]

A bright spot here is that people are starting to think about density and maximizing land usage:


Newtown Supervisors Vote Yes To Toll Bros. Plan For 45 New Homes

After rejecting a prior plan, the Newtown Board of Supervisors approved a new one with the same highly-priced homes —​ but more open land.

NEWTOWN, PA — The Newtown Board of Supervisors voted to approve a settlement plan to develop 45 single-family homes on the parcel of land between Twining Bridge Road and Durham Road in the board meeting Wednesday night.

Called the "North Drive Plan," development company Toll Brothers proposed the new plan as a possible settlement after appealing the board's rejection of its conditional-use application to develop the All Saints Cemetery property in 2020.

The main access road to the property will now be off of North Drive at Durham Road.

The new plan responded to residents' concerns with much smaller parcels of land around the homes, meaning that they could be grouped more densely in a smaller area. With that change, the plan now adds 32 additional acres to preserve approximately 120 acres of open space, 33 additional acres to preserve approximately 108 acres of agricultural soils in the open space, and 22 additional acres of farmland to retain approximately 59 acres of active farmland.

No preserved agricultural soils will be included in the single-family home lots.

New to this proposal, almost a mile of trailway around the perimeter of the property will connect to existing trails in the area. Further, maintenance of trailway and plants in the development zone will be absorbed by Toll Brothers and the future homeowner's association, rather than by the township, under this plan.

Enhanced buffering, in the form of plants, the trail, and other not-yet-designed elements, is also planned around the perimeter of the property.

A 2.45 acre stormwater management facility, as well as another acre of stormwater management, is planned to mitigate "development or disturbance" on the property.

https://patch-com.cdn.ampproject.org/v/s...ors-vote-yes-toll-bros-plan-45-new-homes

[summersm343]

^^Nothing but more awful, cook cutter, suburban tract housing. Perfect example of what I would consider terrible development.

[EastSideHBG]

Originally Posted by summersm343

^^Nothing but more awful, cook cutter, suburban tract housing. Perfect example of what I would consider terrible development.

Sure but at least people are thinking about land use maximization and preservation and trail connectivity. Not sure what type of development one would expect to see in this area, though.

[PHLtoNYC]

Gwynedd Mercy University sells 150 acres to Boston firm for $31.5M

https://www.bizjournals.com/philadelphia...cx_testVariant=cx_8&cx_artPos=2#cxrecs_s

"Gwynedd Mercy University has sold 150 acres for $31.5 million to Beacon Capital Partners, a Boston real estate investment firm that intends to use the property to expand its life sciences footprint in the Philadelphia suburbs."

[700 Level]

Originally Posted by PHLtoNYC

Gwynedd Mercy University sells 150 acres to Boston firm for $31.5M

https://www.bizjournals.com/philadelphia...cx_testVariant=cx_8&cx_artPos=2#cxrecs_s

"Gwynedd Mercy University has sold 150 acres for $31.5 million to Beacon Capital Partners, a Boston real estate investment firm that intends to use the property to expand its life sciences footprint in the Philadelphia suburbs."

Ugh. This wouldn't be the worst suburban office development, but it is far from ideal. At the risk of sounding like a broken record: what in the world is Brandywine thinking with their slow pace at Schuylkill Yards? Everyone is jumping into the arena to fill the void to provide office space for Life Sciences. And Brandywine dithers. They could have a world-class cluster for the industry in the best location in the city for it. They are moving a little, so maybe they get there. But meanwhile - Navy Yard, Center City conversions, Washington Square West, King of Prussia and MontCo, UCity Square, University Place 3.0, Gwynedd Mercy University . . .

[summersm343]

Great to see! Between University City, Center City, the Navy Yard, King of Prussia and Ambler/Spring House, the region is exploding in the Life Sciences!

[EastSideHBG]

Montgomery County Commissioners Vote to Consider Formation of Regional Rail Authority

https://skyscraperpage.com/forum/showpost.php?p=9557208&postcount=1675

[EastSideHBG]

This is a nice big beautiful parcel of land in a great location but sad circumstances for those that will be impacted. Here's the 2019 story with the background:

Redevelopment coming for large parcel of Norristown State Hospital grounds
https://whyy.org/articles/redevelopment-...el-of-norristown-state-hospital-grounds/

And a current update:

People with mental illness to lose home over Norristown land deal
A homeless shelter and crisis care center will also close due to the agreement.
https://www.witf.org/2022/03/01/people-with-mental-illness-to-lose-home-over-norristown-land-deal/

[summersm343]

Originally Posted by EastSideHBG

Montgomery County Commissioners Vote to Consider Formation of Regional Rail Authority

https://skyscraperpage.com/forum/showpost.php?p=9557208&postcount=1675

Love this! Hope it happens. Missed opportunity not to have a train station in KOP, but otherwise think this is great.



https://www.co.berks.pa.us/Dept/Commissioners/Pages/Passenger-Rail.aspx

[arkitect13]

Few questions in regards to the reading rail, IK most if not all of us on the thread probably don't have the answers but, could it eventually be extended to Allentown? Looking on google earth the tracks run up to Allentown, and also, could SEPTA and Amtrak use it? Not sure whos going to use it, ideally both but idk. I hope its electrified, and that a KOP station is actually considered as well.

[EastSideHBG]

Surprised to see Norristown make the list but then again with the steady stream of immigrants maybe not? Some other surprises here as well:

https://www.abc27.com/news/pennsylvania/fastest-growing-cities-in-pennsylvania/

[summersm343]

Originally Posted by EastSideHBG

Surprised to see Norristown make the list but then again with the steady stream of immigrants maybe not? Some other surprises here as well:

https://www.abc27.com/news/pennsylvania/fastest-growing-cities-in-pennsylvania/

Norristown has great bones and a TON of potential. It's also super affordable comparative to the pricey towns surrounding it on almost every end.

[summersm343]

What to do, eat, and see in Ardmore

https://www.inquirer.com/philly-tips/ardmore-things-to-do.html

[summersm343]

What to do, eat, and see in Wilmington

https://www.inquirer.com/philly-tips/wilmington-delaware-things-to-do.html

[PhilliesPhan]

Originally Posted by arkitect13

Few questions in regards to the reading rail, IK most if not all of us on the thread probably don't have the answers but, could it eventually be extended to Allentown? Looking on google earth the tracks run up to Allentown, and also, could SEPTA and Amtrak use it? Not sure whos going to use it, ideally both but idk. I hope its electrified, and that a KOP station is actually considered as well.

That would depend on whether Amtrak* could successfully obtain trackage rights from NS. I don't know the numbers off the top of my head, but the (ex-Reading) line between Reading and Allentown is part of NS' Crescent Corridor, which handles a lot of freight traffic between the the Northeast and Southern US. At the moment, NS seems amicable to allowing Amtrak to obtain trackage rights up to Reading, so maybe it's within the realm of possibility.

*I highly doubt SEPTA would run such a service, given the lack of diesel equipment coupled with the fact that Berks and Lehigh Counties fall outside of the five-county operating area.

[mcgrath618]

Originally Posted by arkitect13

Few questions in regards to the reading rail,

Happy to answer them.

IK most if not all of us on the thread probably don't have the answers but, could it eventually be extended to Allentown? Looking on google earth the tracks run up to Allentown, and also, could SEPTA and Amtrak use it?

Hypothetically, yes, but why would they? The more direct route from Philadelphia to Allentown is via the ex-RDG Bethlehem Branch, which is abandoned north of Quakertown. There has been talk of resumption of service for decades, and SEPTA still owns a good chunk of the land, but until there's a concerted effort by elected officials to bring it back (at the state level), it won't happen.

Not sure whos going to use it, ideally both but idk. I hope its electrified, and that a KOP station is actually considered as well.

It won't be electrified. NS has dragged their feet the whole way with this resumption, and one of the concessions that will have to be made here is not interfering with their precious double stack traffic (though, come to think of it, SEPTA and CSX share trackage on the West Trenton Line, albeit segregated. I'm sure it could work). The furthest you'd ever see wire go is maybe Phoenixville. Amtrak will return to Reading, and SEPTA to Phoenixville.

Originally Posted by PhilliesPhan

That would depend on whether Amtrak* could successfully obtain trackage rights from NS. I don't know the numbers off the top of my head, but the (ex-Reading) line between Reading and Allentown is part of NS' Crescent Corridor, which handles a lot of freight traffic between the the Northeast and Southern US. At the moment, NS seems amicable to allowing Amtrak to obtain trackage rights up to Reading, so maybe it's within the realm of possibility.

*I highly doubt SEPTA would run such a service, given the lack of diesel equipment coupled with the fact that Berks and Lehigh Counties fall outside of the five-county operating area.

NS has been absolutely abysmal to work with this whole time. Constant complains of service interference and their trains being late (despite NS already having one of the worst OTPs of any Class I railroad, and that the line from PHL to RDG sees, at most, 12 trains a day)

[EastSideHBG]

Originally Posted by summersm343

Norristown has great bones and a TON of potential. It's also super affordable comparative to the pricey towns surrounding it on almost every end.

Yes but it's riddled with crime and is not a pleasant place to live in most spots, has high property taxes and has a 1.1% higher income tax than surrounding municipalities along with additional taxes. I lived there for many years and was hoping to stay for the duration but had to get out, along with many of my long-term neighbors (and most had already bailed). It needs a complete overhaul to be a desirable place to live and is the typical PA small rough town story.

[summersm343]

Originally Posted by EastSideHBG

Yes but it's riddled with crime and is not a pleasant place to live in most spots, has high property taxes and has a 1.1% higher income tax than surrounding municipalities along with additional taxes. I lived there for many years and was hoping to stay for the duration but had to get out, along with many of my long-term neighbors (and most had already bailed). It needs a complete overhaul to be a desirable place to live and is the typical PA small rough town story.

Yes, I know. But, urban areas with high crime gentrify and redevelop all of the time. Within Philly, this is happening in neighborhoods like Brewerytown, Olde Kensington, East Kensington, Norris Square, Point Breeze, Grays Ferry, Ludlow, Templetown/Temple area, West Powelton, Dickson Square West/Dickinson Narrows, Germantown, West Powelton, Parkside, Strawberry Mansion, Allegheny West, etc. etc.

I think Norristown could have a very bright future. The lower sales prices of homes overall help makeup for the higher taxes.

Furthermore, 1.1% really is not that much. I chuckle a little inside even when people mention the 3.8% income tax rate in Philadelphia. Most municipalities have at least a 1% income tax at this point. 1.1% is literally an additional $1,100 a year if you make $100K per year, and $2,200 annually if you're a household making $200K per year. Not make or break honestly. What's the property tax rate in Norristown? I was under the impression that property taxes in Norristown were pretty on par for the surrounding area?

If you could get a nicely renovated townhome in Norristown for $300K? Totally worth it and the additional income tax won't even matter at that point. You're not getting a townhome in any surrounding area (save for maybe Bridgeport) for less than $500K at this point. If the Main Street and the area around the municipal complex continues to build up?? With public transit access into the city?? Norristown will have a very positive future.

[summersm343]

Site Prep Continues For Multi-Family Building At The Promenade At Granite Run In Middletown Township/Media/Lima

Rendering of development:



Current progress:

Site prep work is making progress at the site of a large multi-family building planned at the edge of The Promenade At Granite Run, a mixed-use redevelopment at the site of the former Granite Run Mall in Lima in Middletown Township, PA. No specific renderings or plans have been released for the building, although the structure’s stats have been mentioned in brochures for the shopping center, listing 208 apartments to be added to the property, all set to be apartments. Developed by BET Investments, the structure will include “state-of-the-art virtual fitness clubs, a lavish pool an numerous socially engaging amenities.”

This density will come in addition to 192 units added at ‘50 At Granite Run,’ the first multi-family building to be completed at the opposite end of the Promenade. as of October, 188 of these were filled, for a vacancy rate of just around 2%, very low. Although no renderings are available for second multi-family building, it will likely look very much like the first structure.

Read/view more here:
https://phillyyimby.com/2022/03/site-pre...-granite-run-in-middletown-township.html