PHILADELPHIA | Lowrise/General Developments Thread

[3rd&Brown]

Originally Posted by The 700 Block

Plans for the 7619 Germantown Ave in Mt Airy. Former site of the Trolley Car Diner. 114 units with ground floor commercial. Nice looking design that creates a link between Chestnut Hill and Mt Airy.

Full presentation going in front of Mt Airy BID tomorrow

http://www.mtairybid.com/uploads/3/7/7/9/37799711/presentation.pdf

[url=https://flic.kr/p/2mvQV3H]

[url=https://flic.kr/p/2mvUpRR]

[url=https://flic.kr/p/2mvPDeP]

[url=https://flic.kr/p/2mvPEZC]

Good god Mt Airy and Germantown are on fire.

[Milksteak]

Originally Posted by 3rd&Brown

Good god Mt Airy and Germantown are on fire.

Having spent all of zero time in Germantown, I met a friend at a local spot out of sheer convenience recently and I have to say....it is one of the coolest neighborhoods in Philly. The architecture, the old trolley line running down the cobblestone Germantown Ave., and the density for being that far outside of CC makes for a super cool experience. I don't know much about living there aside from reputation and some of the stories I've read here and elsewhere, but it can only be a matter of time before it starts to really become a destination.

[Redddog]

Originally Posted by Milksteak

Having spent all of zero time in Germantown, I met a friend at a local spot out of sheer convenience recently and I have to say....it is one of the coolest neighborhoods in Philly. The architecture, the old trolley line running down the cobblestone Germantown Ave., and the density for being that far outside of CC makes for a super cool experience. I don't know much about living there aside from reputation and some of the stories I've read here and elsewhere, but it can only be a matter of time before it starts to really become a destination.

It really is a beautiful part of town.

[PHLtoNYC]

7619 Germantown Ave is a very handsome design. Proof that brick (at least veneer) can be done without bankrupting a project.

Looking at the Hyatt Centric, 1900 Arch, crap at Broad & Washington, etc., etc.

[Redddog]

Originally Posted by PHLtoNYC

7619 Germantown Ave is a very handsome design. Proof that brick (at least veneer) can be done without bankrupting a project.

Looking at the Hyatt Centric, 1900 Arch, crap at Broad & Washington, etc., etc.

Brick facade?! Don't make me laugh.

They'd have been drummed right out of Center City with that ridiculous brick facade. Soooo turn-of-the-century. Only glass and sheet metal allowed.

[tsarstruck]

Originally Posted by PHLtoNYC

7619 Germantown Ave is a very handsome design. Proof that brick (at least veneer) can be done without bankrupting a project.

Looking at the Hyatt Centric, 1900 Arch, crap at Broad & Washington, etc., etc.

Rendering looks fantastic, but let's see shovels in the ground without it being value engineered before we throw stones.

[3rd&Brown]

Originally Posted by PHLtoNYC

7619 Germantown Ave is a very handsome design. Proof that brick (at least veneer) can be done without bankrupting a project.

Looking at the Hyatt Centric, 1900 Arch, crap at Broad & Washington, etc., etc.

Also proof that expiration of the tax abatement is not gonna kill development in Philadelphia. By Philadelphia standards, this is a super marginal location. If it can work here, it can work in Greater Center City.

[3rd&Brown]

Originally Posted by Milksteak

Having spent all of zero time in Germantown, I met a friend at a local spot out of sheer convenience recently and I have to say....it is one of the coolest neighborhoods in Philly. The architecture, the old trolley line running down the cobblestone Germantown Ave., and the density for being that far outside of CC makes for a super cool experience. I don't know much about living there aside from reputation and some of the stories I've read here and elsewhere, but it can only be a matter of time before it starts to really become a destination.

I have an investment property in Germantown. It really is a beautiful neighborhood super unique not just to Philadelphia but also to any American City. The retail is very much lacking but transit is A+++, bones are A+++, and built environment is stunning.

I have to say, at one point I was considering renovating my home there to move into myself, but it's been the victim of so much petty crime I've changed my mind. I'll have neighbors call and tell me they see someone trying to break into my house and I'll say, 'so call the cops'. One of them actually told me once she didn't want to "overreact".

Okay. So that's a pass for me.

I'll continue with the renovation and likely hold on to it because the sky's the limit I think as a neighborhood but for now it's a no for me for full time living.

Mentally, I divide Germantown into 4 quadrants and they get confusing because the directionals in GTown are not super intuitive. In general, NE of Germantown Avenue is East Germantown. SW of Germantown Avenue is West Germantown.

Further confusing things, West Germantown east of Chelten Avenue is Southwest Germantown. Which I guess makes West Germantown west of Chelten Avenue Northwest Germantown (though I've never heard that term used).

Anyway, using that quadrant, the current ranking/quality etc is Northwest Germantown > Southwest Germantown > Northeast Germantown (not a thing, but East Germantown west of Chelten Avenue) > Southeast Germantown. East Germantown with the exception of a pocket along Church Lane around Awbury Arboretum is a warzone.

[Mikieman]

20210930_095917 by , on Flickr

Tower crane going up today at 3.0 University Place. University City is looking like a forest of tower cranes. 2nd crane at One University Square has been raised as well.

[mcgrath618]

Originally Posted by Mikieman

Tower crane going up today at 3.0 University Place. University City is looking like a forest of tower cranes. 2nd crane at One University Square has been raised as well.

Wow. Didn't realize how far along this was.

[mcgrath618]

Very sorry to report that the former Reading Spring Garden Station has been demolished.

[PHL10]

I'm all for preservation and would have liked it to be rehabbed but in reality, there really wasn't much to the actual structure.



Credit: hiddencityphila.org

[summersm343]

Originally Posted by Mikieman

20210930_095917 by , on Flickr

Tower crane going up today at 3.0 University Place. University City is looking like a forest of tower cranes. 2nd crane at One University Square has been raised as well.

Boom!

[summersm343]

Originally Posted by The 700 Block

Plans for the 7619 Germantown Ave in Mt Airy. Former site of the Trolley Car Diner. 114 units with ground floor commercial. Nice looking design that creates a link between Chestnut Hill and Mt Airy.

Full presentation going in front of Mt Airy BID tomorrow

http://www.mtairybid.com/uploads/3/7/7/9/37799711/presentation.pdf

[url=https://flic.kr/p/2mvQV3H]

Wow! Superb project. Looks fantastic

[ScreamShatter]

^ Can this be the default architecture of the 20s please?

[cardeza]

Originally Posted by Milksteak

Having spent all of zero time in Germantown, I met a friend at a local spot out of sheer convenience recently and I have to say....it is one of the coolest neighborhoods in Philly. The architecture, the old trolley line running down the cobblestone Germantown Ave., and the density for being that far outside of CC makes for a super cool experience. I don't know much about living there aside from reputation and some of the stories I've read here and elsewhere, but it can only be a matter of time before it starts to really become a destination.

it really should, not far from center city or route 1 and parking and yards are common. But from what Ive seen there really is very little for sale up there. It really should be getting more attention from developers because there are tons of vacant or under utilized properties up there.

[cardeza]

Originally Posted by 3rd&Brown

Also proof that expiration of the tax abatement is not gonna kill development in Philadelphia. By Philadelphia standards, this is a super marginal location. If it can work here, it can work in Greater Center City.

also shows you dont need to design generic buildings to make a profit in an area where "market rate" rents are being charged. Developers will design and pay for what will pass muster in a particular area- the less they can spend on finishes the better for profits- but it doesnt mean they cant do better and still turn a profit.

[3rd&Brown]

Originally Posted by cardeza

also shows you dont need to design generic buildings to make a profit in an area where "market rate" rents are being charged. Developers will design and pay for what will pass muster in a particular area- the less they can spend on finishes the better for profits- but it doesnt mean they cant do better and still turn a profit.

See look. For once we agree!

[El Duderino]

to add to the germantown love, i took a long, meandering ride through there recently and it might be the most gorgeous neighborhood in the entire city. such a pleasing mix of architecture and the mature trees give it such a cool vibe.

[HBus]

Originally Posted by cardeza

it really should, not far from center city or route 1 and parking and yards are common. But from what Ive seen there really is very little for sale up there. It really should be getting more attention from developers because there are tons of vacant or under utilized properties up there.

There has been little for sale anywhere in NW Philly for the past two years. Germantown is a predominantly low-income neighborhood with a fair amount of crime. People have been predicting its renaissance since the 1970s. It’s far enough from Center City that gentrification has and will continue to be a slow process. The biggest change in the past decade or so is that White home buyers priced out of West Mt. Airy rediscovered the Tuplehocken Historic District. This has caused NW Germantown (west side of G’town Avenue & north of Chelten) to become Whiter and more affluent. Otherwise little has changed.

Originally Posted by 3rd&Brown

I have an investment property in Germantown. It really is a beautiful neighborhood super unique not just to Philadelphia but also to any American City. The retail is very much lacking but transit is A+++, bones are A+++, and built environment is stunning.

I have to say, at one point I was considering renovating my home there to move into myself, but it's been the victim of so much petty crime I've changed my mind. I'll have neighbors call and tell me they see someone trying to break into my house and I'll say, 'so call the cops'. One of them actually told me once she didn't want to "overreact".

Okay. So that's a pass for me.

I'll continue with the renovation and likely hold on to it because the sky's the limit I think as a neighborhood but for now it's a no for me for full time living.

Mentally, I divide Germantown into 4 quadrants and they get confusing because the directionals in GTown are not super intuitive. In general, NE of Germantown Avenue is East Germantown. SW of Germantown Avenue is West Germantown.

Further confusing things, West Germantown east of Chelten Avenue is Southwest Germantown. Which I guess makes West Germantown west of Chelten Avenue Northwest Germantown (though I've never heard that term used).

Anyway, using that quadrant, the current ranking/quality etc is Northwest Germantown > Southwest Germantown > Northeast Germantown (not a thing, but East Germantown west of Chelten Avenue) > Southeast Germantown. East Germantown with the exception of a pocket along Church Lane around Awbury Arboretum is a warzone.

There are some nice houses along Church Lane, Magnolia Street and Locust Avenue. Most of them were converted to multi-family decades ago. They aren’t particularly close to the arboretum however. There are some very nice houses close to the arboretum especially those that abut it on Avanhoe, Devon, and Haines, not mention the houses in the arboretum.

East Germantown has been a dumping ground for the city to place social service agencies, group homes, etc. for years. It’s going to take a very long time for that area to change in any meaningful way.