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  #18921  
Old Posted Mar 30, 2022, 3:03 PM
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13th, 12th, and 11th all should be pedestrian (or, in a perfect world, trolley and pedestrian) only from Arch to Locust.
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Philadelphia Transportation Thread: http://forum.skyscraperpage.com/showthread.php?t=164129
     
     
  #18922  
Old Posted Mar 30, 2022, 3:06 PM
blorkishdork blorkishdork is offline
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Can someone explain why Darrel Clark and Co. opposes the change to the uniformity clause? It just seems like a no-brainer, but they have to have a reason, even if I don't agree or understand it.
     
     
  #18923  
Old Posted Mar 30, 2022, 3:18 PM
TempleGuy1000 TempleGuy1000 is offline
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Originally Posted by blorkishdork View Post
Can someone explain why Darrel Clark and Co. opposes the change to the uniformity clause? It just seems like a no-brainer, but they have to have a reason, even if I don't agree or understand it.
Good question. There's really not a ton of reporting on why, but Phillymag at the time did write a few articles at the time of the bills death.



he opposed it because he didn't want to reduce tax rates that are proven to drive up poverty rates and unemployment? To this day, it makes no goddamn sense to me.

I think we are cursed by the ghost of Henry George. I always found it ironic that one of the most influential minds of the late 19th century and the progressive movement was a Philadelphian, and in the end, the city decided to do the exact opposite of what he advocated for. There's a plaque out in front of the house he was born in that says not to tax wages but to tax land value smh lol..

Last edited by TempleGuy1000; Mar 30, 2022 at 3:49 PM.
     
     
  #18924  
Old Posted Mar 30, 2022, 4:14 PM
blorkishdork blorkishdork is offline
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Hm, depending on the exact wording of the amendment pertaining to any increase in real estate taxes MUST be reduced by equivalent Business and Wage taxes. I can understand not wanting to tie your hands behind your back. Meaning, what happens if taxes go up for everyone (suburbs included) and we want to increase taxes for a new subway line (in my dreams) are we not allowed to increase taxes on wages/businesses along with real estate? With that said I feel like there is room for compromise in this amendment. Like make it revenue neutral (plus inflation) for the first 3 years after passing or something along those lines. It seems very weird that it just died.
     
     
  #18925  
Old Posted Mar 30, 2022, 4:53 PM
ScreamShatter ScreamShatter is offline
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Originally Posted by cardeza View Post
Taxes have not gone up for 50 years.
Ever so slight modification. Philly passed sugar tax and rolled back the tax abatements. Philly has also increased tax intake (but not rate) by adjusting home and land values. Also, federal government changed tax code to limit city taxes that can be deducted from federal. So people have experienced tax increases in different shapes and forms.

Your points are well taken though. The tax rates have been generally going down, but Philly is finding ways to still collect more wherever they can through other means.
     
     
  #18926  
Old Posted Mar 30, 2022, 5:37 PM
allovertown allovertown is offline
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Originally Posted by mja View Post
First of all, this is exactly what anyone means when they say Philadelphia taxed itself into poverty, not that taxes made anyone poor. It seems rather self-evident to me, so your apparent misunderstanding of the claim seems disingenuous.

Also, you can't separate these two events out the way you'd like, as they're part of a reinforcing loop.

The city HAS to have a tax base, and it has to increase it. That's the only way forward and it needs to be the focus, and needn't pit the needs of the one group over another. Trying to ameliorate social ills via increased taxation is generally not a path the city should go down. That sort of thing needs to happen at the national level.
Regardless of what was being implied regarding Philadelphia taxing itself into poverty, the statement is simply incorrect.

I agree that the population loss and the tax increases were a reinforcing loop in the sense that Philadelphia's response to population loss, particularly HOW they raised taxes further hurt the city. But you can separate out these two events because they occurred in a very distinct order. Philadelphia's wage tax was below 2% for quite some time and remained under 2% even as Philadelphia began to hemorrhage population.

Philadelphia's wage tax increased only a fraction of a percent between 1952 and 1969 (nearly 20 years!) and never went above 2 percent the entire time. This was the time period where everything went bad, this was the time period where subsidized automobiles and suburbia destroyed cities, this was the time period where manufacturing went over seas. To act like if only Philadelphia hadn't raised its wage tax a fraction of a percent, none of the manufacturing would have gone overseas and the middle class exodus to the suburbs wouldn't have begun is pure nonsense. These events were happening no matter what and Philadelphia's tax burden was not even a factor.

It is only after 20 years of the city's tax base falling apart, that the taxes even start to become an issue! Between 1969 and 1971 the wage went up nearly twice as much in those two years as it had in the previous two decades. At that point a 3.31% wage tax rate may have been a factor in accelerating the great migration to the suburbs, but it was only hastening what had already been happening for 20 years. And honestly even at that point when the taxes were actually high enough that they could have been an issue, they weren't. Certainly not in comparison to other much stronger factors. By 1970 the white flight/redlining tipping point had been passed. It was a race to sell your property for what you could get before further exodus decreases property values even further. Philly lost almost 300 thousand people in the 1970s. How many fewer people would Philly have lost if they didn't increase the wage tax? I mean honestly, white flight was already in full swing, property values are cratering, but you think if Philly would have left the wage tax alone, everyone would have stayed? Philadelphia's population loss was happening no matter what the city did tax wise, the taxes were nothing more than a rounding error around the edges.

The real problem with Philly's taxes don't really come until the late 80s. By that time, urban centers around the country had stabilized, more people wanted to live and work in cities. And yet here's Philly, unable to capitalize on this boom because we're sitting here with a wage tax rate of nearly 5% by that point!

The tax issue in Philadelphia is a real one. It is desperately in need of change. Templeguy just made some great posts, I agree with them 100%. But the population and job loss and the tax problem are two related but separate and distinct events. Population and job loss came first largely through federal policy decisions that were entirely out of Philadelphia's hands. The taxes were the response. And it's not like they were trying to fix society's ills at that point as you suggest, they were attempting to hold the finances of this city together as tax revenues cratered and half a million people left the city. Clearly the response was a bad one, and one we still have to deal with today. But it was a response. It is flat out incorrect to say Philadelphia taxed itself into poverty. Philadelphia taxed itself into making it harder to escape poverty if anything, but we were already there.
     
     
  #18927  
Old Posted Mar 31, 2022, 10:29 AM
mja mja is offline
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Originally Posted by allovertown View Post
Regardless of what was being implied regarding Philadelphia taxing itself into poverty, the statement is simply incorrect.

I agree that the population loss and the tax increases were a reinforcing loop in the sense that Philadelphia's response to population loss, particularly HOW they raised taxes further hurt the city. But you can separate out these two events because they occurred in a very distinct order. Philadelphia's wage tax was below 2% for quite some time and remained under 2% even as Philadelphia began to hemorrhage population.

Philadelphia's wage tax increased only a fraction of a percent between 1952 and 1969 (nearly 20 years!) and never went above 2 percent the entire time. This was the time period where everything went bad, this was the time period where subsidized automobiles and suburbia destroyed cities, this was the time period where manufacturing went over seas. To act like if only Philadelphia hadn't raised its wage tax a fraction of a percent, none of the manufacturing would have gone overseas and the middle class exodus to the suburbs wouldn't have begun is pure nonsense. These events were happening no matter what and Philadelphia's tax burden was not even a factor.

It is only after 20 years of the city's tax base falling apart, that the taxes even start to become an issue! Between 1969 and 1971 the wage went up nearly twice as much in those two years as it had in the previous two decades. At that point a 3.31% wage tax rate may have been a factor in accelerating the great migration to the suburbs, but it was only hastening what had already been happening for 20 years. And honestly even at that point when the taxes were actually high enough that they could have been an issue, they weren't. Certainly not in comparison to other much stronger factors. By 1970 the white flight/redlining tipping point had been passed. It was a race to sell your property for what you could get before further exodus decreases property values even further. Philly lost almost 300 thousand people in the 1970s. How many fewer people would Philly have lost if they didn't increase the wage tax? I mean honestly, white flight was already in full swing, property values are cratering, but you think if Philly would have left the wage tax alone, everyone would have stayed? Philadelphia's population loss was happening no matter what the city did tax wise, the taxes were nothing more than a rounding error around the edges.

The real problem with Philly's taxes don't really come until the late 80s. By that time, urban centers around the country had stabilized, more people wanted to live and work in cities. And yet here's Philly, unable to capitalize on this boom because we're sitting here with a wage tax rate of nearly 5% by that point!

The tax issue in Philadelphia is a real one. It is desperately in need of change. Templeguy just made some great posts, I agree with them 100%. But the population and job loss and the tax problem are two related but separate and distinct events. Population and job loss came first largely through federal policy decisions that were entirely out of Philadelphia's hands. The taxes were the response. And it's not like they were trying to fix society's ills at that point as you suggest, they were attempting to hold the finances of this city together as tax revenues cratered and half a million people left the city. Clearly the response was a bad one, and one we still have to deal with today. But it was a response. It is flat out incorrect to say Philadelphia taxed itself into poverty. Philadelphia taxed itself into making it harder to escape poverty if anything, but we were already there.
Your argument isn't really that out of line with anyone else's thinking. I think you're mostly just getting caught up in semantics. And you misunderstood my comment on not increasing taxes to ameliorate social ills, which was pointed not at the past and the wage tax, but rather at the proposed tax (and the soda tax, for example, though I personally have less of a problem with that one.)
     
     
  #18928  
Old Posted Mar 31, 2022, 1:38 PM
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Kensington Courts - Lehigh & Frankford Avenues - "Olde Richmond":



https://www.ocfrealty.com/naked-philly/p...t-richmond-projects-near-the-rail-tracks
     
     
  #18929  
Old Posted Mar 31, 2022, 1:46 PM
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Hundreds of Units Coming for Two Large Port Richmond Projects Near the Rail Tracks (actually Kensington, but that's OK!!)

2201 E. Somerset Street current view:



Project Renderings:







2149 E. Rush Street current view:



Project Rendering:



Other projects coming to the area:

2740 Amber Street:



2750R Aramingo Avenue:



2200 E. Somerset Avenue:



The Pump House at 2157 E. Lehigh Avenue in "Olde Richmond":



Read/view more here:
https://www.ocfrealty.com/naked-philly/p...t-richmond-projects-near-the-rail-tracks
     
     
  #18930  
Old Posted Mar 31, 2022, 1:47 PM
TempleGuy1000 TempleGuy1000 is offline
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Originally Posted by summersm343 View Post
Kensington Courts - Lehigh & Frankford Avenues - "Olde Richmond":
Anytime I am on Leigh, I am impressed with this development. Excellent that it's getting another phase. With that said though, I think it's wild how lots up there are getting developed, but we still have so many lots in like Callowhill/Spring Garden/etc. sitting empty. There needs to be a vacant land tax to pressure bad land owners to do something with the land or sell it.
     
     
  #18931  
Old Posted Mar 31, 2022, 1:51 PM
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Permits Issued For 4550 Mitchell Street In Roxborough

Current site:



Project Elevations:



Quote:
Permits have been issued for the construction of a mixed-use building at 4550 Mitchell Street in Roxborough, Northwest Philadelphia. Designed by Coscia Moos Architecture, the new building will rise four stories tall, with a commercial space on the ground floor and 38 apartments. The development will span 41,942 square feet and will include 16 bicycle spaces and a roof deck with a green roof, which will be accessible through two bulkheads. Construction costs are estimated at $3.2 million.
Read/view more here:
https://phillyyimby.com/2022/03/permits-...n-roxborough-northwest-philadelphia.html
     
     
  #18932  
Old Posted Mar 31, 2022, 2:00 PM
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  #18933  
Old Posted Mar 31, 2022, 2:01 PM
PHLtoNYC PHLtoNYC is offline
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Originally Posted by TempleGuy1000 View Post
Anytime I am on Leigh, I am impressed with this development. Excellent that it's getting another phase. With that said though, I think it's wild how lots up there are getting developed, but we still have so many lots in like Callowhill/Spring Garden/etc. sitting empty. There needs to be a vacant land tax to pressure bad land owners to do something with the land or sell it.
Even Center City still has too many for my liking. They're parking lots, but same thing IMO.

Also a smarter economic decision for additional revenue vs. the "wealth tax".
     
     
  #18934  
Old Posted Mar 31, 2022, 2:07 PM
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summersm343 summersm343 is offline
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Originally Posted by PHLtoNYC View Post
Even Center City still has too many for my liking. They're parking lots, but same thing IMO.

Also a smarter economic decision for additional revenue vs. the "wealth tax".
Agree 100%

Start increasing property taxes on empty lots and parking lots in highly developed areas to force property owners to sell or develop. Too many property owners sitting on valuable lots because they're paying next to nothing in property taxes.

Or, if that's not legal, apply a "blight" tax on empty lots in developed areas, and add additional taxes on parking lots.
     
     
  #18935  
Old Posted Mar 31, 2022, 2:12 PM
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Developer of former Budd Co. site pays $15M for neighboring building

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The owner of the sprawling former Budd Co. property in Philadelphia has paid roughly $15 million for 2450 W. Hunting Park Ave., a 275,000-square-foot building, and will fold it into the life sciences campus it is developing at the site.

Plymouth Group bought what has been used as an administrative services building by Temple University. It was vacant at the time of the sale. The seller was Berman Enterprises, a Rockville, Maryland, real estate company.

The property was built in 1910 and originally used by Budd as offices and research and development. It has six acres, providing Plymouth with a total of nearly 50 acres of the former manufacturing campus.

Last year, Plymouth, backed by Centerbridge Partners, a New York private equity firm, announced it was going to rebrand the property as the Budd Campus and create upwards of 2.4 million square feet of lab and life sciences manufacturing space. About 750,000 square feet is under development and so far, no leases or tenants have been disclosed as taking space at the property.

“We’re not ready to announce any tenants,” said Joe Fetterman, a broker with Colliers who overseeing the leasing of the Budd Campus.
Article behind paywall here:
https://www.bizjournals.com/philadelphia...-group-buys-2450-w-hunting-park-ave.html
     
     
  #18936  
Old Posted Mar 31, 2022, 2:27 PM
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Originally Posted by summersm343 View Post
Developer of former Budd Co. site pays $15M for neighboring building



Article behind paywall here:
https://www.bizjournals.com/philadelphia...-group-buys-2450-w-hunting-park-ave.html
IMO, this is one of the most exciting developments in the city. This project has the potential to revive a section of North Philly that has a ton of potential. The triangle bounded by Ridge, Allegheny, and Hunting Park is already seeing a ton of new development, and I would love to see it spread further east.

Also, if this project gets off the ground, then SEPTA should seriously consider adding a Hunting Park Avenue stop on the Manayunk/Norristown Line. The Chestnut Hill West has the superior location, but the Manayunk/Norristown Line is more frequent and serves a wider section of the Philadelphia area. Reactivating the old Nicetown Station on the SEPTA Main Line could also help to serve this project.
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  #18937  
Old Posted Mar 31, 2022, 2:39 PM
iamrobk iamrobk is offline
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Originally Posted by summersm343 View Post
Agree 100%

Start increasing property taxes on empty lots and parking lots in highly developed areas to force property owners to sell or develop. Too many property owners sitting on valuable lots because they're paying next to nothing in property taxes.

Or, if that's not legal, apply a "blight" tax on empty lots in developed areas, and add additional taxes on parking lots.
I'm not super familiar with the details (honestly I mostly just remember that it happened, lol) but back in like 2011 the city tried to implement some sort of blight fine. It ended up getting litigated up to the PA Supreme Court, who ruled in favor of the city.

https://whyy.org/articles/pennsylvanias-...ith-fines-for-boarded-windows-and-doors/

Maybe someone can find the PA Supreme Court opinion and see if there would be any legal room for a similar fine for vacant lots, as opposed to structures.
     
     
  #18938  
Old Posted Mar 31, 2022, 2:48 PM
allovertown allovertown is offline
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Originally Posted by mja View Post
Your argument isn't really that out of line with anyone else's thinking. I think you're mostly just getting caught up in semantics. And you misunderstood my comment on not increasing taxes to ameliorate social ills, which was pointed not at the past and the wage tax, but rather at the proposed tax (and the soda tax, for example, though I personally have less of a problem with that one.)
I don't think it's semantics. I think everyone should be clear on why we're here. Philly's tax burden, or even more specifically, it's tax structure, holds this city back, but it is not the cause of this city's ills. And fixing the tax structure isn't going to eradicate poverty or anything close.

It's fine to oppose the wealth tax, which is not a good tax to implement. But acting like taxes are the cause of all of Philadelphia's ills is just incorrect and I want to call it out as such because unless there is some major state and federal policy shifts, Philly can't just do sit around and wait for the federal government to fix their problems. Philadelphia has to be proactive, and while something like the wage needs to go down, other types of tax increases should be on the table. Taxes aren't the bogeyman. There are good taxes that can be implemented that will help the city.
     
     
  #18939  
Old Posted Mar 31, 2022, 3:02 PM
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I love the development on Leigh Ave and at the former Budd company, Rip Budd Co.

I wish we can get a road diet or at least a smaller lanes and protected bike lanes on Leigh but we couldn't even do one for Washington Ave...
     
     
  #18940  
Old Posted Mar 31, 2022, 3:11 PM
DeltaNerd DeltaNerd is offline
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Originally Posted by PhilliesPhan View Post
IMO, this is one of the most exciting developments in the city. This project has the potential to revive a section of North Philly that has a ton of potential. The triangle bounded by Ridge, Allegheny, and Hunting Park is already seeing a ton of new development, and I would love to see it spread further east.

Also, if this project gets off the ground, then SEPTA should seriously consider adding a Hunting Park Avenue stop on the Manayunk/Norristown Line. The Chestnut Hill West has the superior location, but the Manayunk/Norristown Line is more frequent and serves a wider section of the Philadelphia area. Reactivating the old Nicetown Station on the SEPTA Main Line could also help to serve this project.
There is a stop at Allegheny that is underutilize, make that high platform and route more buses through there first.

Hunting Park and Henry Ave needs a massive road diet.

I would love to see the 60 be turned into a trolley or BRT along with some BRT for Hunting Park ave.
     
     
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