I just can't get on board with the yellow accent. I think all white would have looked much better. I hate when buildings draw attention to the fact that they're using metal panels. On the whole though this project seems to have been a resounding success. Now hopefully a grocery store takes over the Amazon Fresh spot.

any chance they just decided to build another tower instead of only a grocery store? :coolugh:
which could come later

I didn't really get a good shot but the west/grocery end looks pretty nice from the street as well.

I don't think the short side was designed as a podium which would make an additional tower pretty unlikely anytime soon

Yes. I know.
And wasn't that silly of them?
I was hoping maybe they'd take the loss in exchange for an even bigger tower :skyscraper:

What do you think we live in NYC or something? that type of forward thinking only happens in a city of 8 Million +

One Hour, Eight Miles, and 5,758 Units, Part 6: Lower Northern Liberties & Old City

Read/view more here:
https://www.ocfrealty.com/naked-phil...rties-old-city

Taken 03/25/2023.

https://live.staticflickr.com/65535/...07384eb1_o.jpg

I hope they figure out the retail piece on this. I find it incredible that Amazon can tell them to go pound salt in the last minute. The freaking branding had already been installed, for christ sake.

Amazing.

From what I've read, Amazon is still paying the leases, just not opening this and other stores. The same situation is unfolding in Willow Grove.

^If my experience in Broomall is any gauge, the Amazon Fresh concept is a complete dud. A poorly stocked store with a police state AI shopping experience.

I mean... this can't surprise anyone.

Opening Imminent At The Carson At 501 Spring Garden Street

https://phillyyimby.com/wp-content/u...-1536x1152.jpg

https://phillyyimby.com/wp-content/u...-1536x1152.jpg

https://phillyyimby.com/wp-content/u...-1536x1152.jpg

https://phillyyimby.com/wp-content/u...-1536x1152.jpg

Read/view more here:
https://phillyyimby.com/2023/04/cons...ladelphia.html

Looking at the leasing site, i feel like rents are a bit beyond what would be warranted for the site. 1600 for a studio seems ridiculous to me, but maybe I'm just picky or something.

Cheapest 2 bedrooms looks to be $3400. Maybe in 20 years when Northern Liberties has stretched south and Spring Garden st is revamped but at the moment that's pretty bonkers

It is, but Spring Garden is going to be one of the best Strips in the city soon, so the price makes sense.

^ "Soon" doesn't mean much for a rental.

Are the units renting? That is the question.

Is this price similar to new high-end rentals in core Center City?

Those are crazy prices for that area, IMHO. Someday, when that area infills more and matures but now, those are premium prices.

Good luck, Carson.

The 2 bedroom rates are a little high but the studio prices are in line with the area. Its a pet friendly building with a rooftop pool, basketball court, and gym in NoLibs. I'd be surprised if it wasn't renting.

Let me explain what I meant.

Spring Garden is one of the cities best strips, its up there on quality of life & looks. Majority of the empty lots are planned or currently under construction.

This block specifically is next to multiple, new developments, restaurants, a target, heavy rail transit, a highway, a river front & more. Do you really expect rents to be low?

Spring Garden in the next couple years will be one of the cities best destination strip. If it continues to grow like this we might see the return of the trolley heavy rail.

My only desire for Spring Garden, is one day the street having a lot trees, and greenery. Perhaps with all the high-end development, trendy restaurants and breweries, etc. that finally becomes a reality. Maybe take out a lane of traffic, and make a center median/row of greenery. I recall something was once planned for this, years ago. The street is named “Spring Garden” after all!

Yes, the Spring Garden Greenway:
https://pecpa.org/wp-content/uploads...t-Greenway.pdf

Been floated for 10+ years.

There was a little bit of movement on it last year bu don't hold your breath:

https://whyy.org/articles/philadelph...rden-greenway/

The median east of Broad is mostly terrible but especially around 11th and Spring Garden. Lots of sad broken concrete with empty trash filled tree pits. That whole area is quite dirty. I wish Septa would look at reopening the 12th and Spring Garden Broad-Ridge spur stop as well. Further down around 3rd and Spring Garden the median is always covered with federal vehicles parked which obviously shouldn't be allowed. They have a parking garage and bit surface lot, I'm sure it's just laziness.

The Spring Garden greenway plan is awesome but like you said, it's not happening anytime soon so maybe a business improvement district can just clean up and landscape what they have. Wrought iron planter boxes, nicer lighting and street trees would help a lot. New York and Chicago have these everywhere but Philadelphia can't even figure it out on Broad.

Huh? Are we talking about the same spring garden st? I've always found it to be one of the worst arteries from an aesthetic and pedestrian standpoint.

Anyway, yeah, the equivalent rent can get you a decent to nice place in a significantly nicer neighborhood, but that's their rental biz, not mine. I definitely wish them luck. It still looks like a mid-tier office building to me, but at least it's basically finished

This building is 10min from the train, heart of NoLibs, Old City and if you cross the spring garden Viaduct you have multiple music vanues, art galleries and bars/breweries. As the area builds up it will be much more lively and vibrant. There are two other mid rises within 500 feet of this building. I also think if they can cancel Amazons lease and get another grocery anchor it will lease up insanely fast.

Priced too high in my opinion. Cheapest 2 Bed at the Piazza I believe is $3750 and that is a much better location with more and better amenities.

It doesn't seem like we are. I can't think of a single artery north of Vine that has Spring Garden beat on those criteria.

Where exactly are these neighborhoods that are significantly nicer than Northern Liberties? You're talking about one of the nicest neighborhoods in the city....

To me this is more in the Poplar/highway/warehouse sprawl. I wouldn't consider it near enough to the positives of NoLibs personally.

I mean it's not like I have a problem with someone who wants to pay for whatever they want, wherever they want. Different strokes I guess.

In person that block feels very disconnected from Poplar & the areas you're talking about. This building is the end cap of a commercial corridor on SG that stretches from 2nd to 6th which is very much a part of NoLibs.

It seems like the people shocked by the pricing haven't spent much time in this part of the city. When the building across from Silk City finishes up the rents there are probably going to be higher than this building.

Let's be real, a couple of weeds, and sidewalk aesthetics that are in works to be redone soon is very low on the quality of life totem pole, some of the best neighborhoods in the city have terrible sidewalks.

The fact of the matter is Spring Garden West of Broad is 100% one of the best areas, and strips in the city its on NYC level, and not to mention pretty much all lots are being rebuilt or currently in plan to be rebuilt.

Spring Garden East of Broad is a mix between Yimby, and Young Professionals, and the Philly city fabric.

Girard isn't even close, and it has a light rail line running on it.

When I was looking for places 2 years ago my top picks were

1.Spring Garden
2.Port Richmond
3.S. Philly
4.Center City
5.Broad St

It's 100% a lit strip.

Some updates on the amenity spaces and a vague statement regarding the potential grocery store:

https://www.instagram.com/reel/CtHFq0igp4m/

I think OCF is trying to be toung-in-cheek because that Amazon Fresh will likely never open up, but Amazon is honoring their lease.

In fairness, Amazon screwed the neighborhood by pulling out, not The Carson.

Jeffrey should be on everyone's ****list. From the Amazon HQ "sweepstakes" BS to the bait-and-switch for their store leases, he's not exactly businessman of the year.

I don’t think so. Although this will deactivate the nw corner of the block, there are three large grocery stores within a half mile of this project.

Gimme a Trader Joes and all will be forgiven. I'll think about it for a Whole Foods.

https://live.staticflickr.com/65535/...a62307c1_b.jpg

^Still amazed how much this area has changed over the 6-7 years. Also, that gigantic development at 6th and Fairmount is flying now.

https://www.ocfrealty.com/naked-phil...new-ownership/

https://www.ocfrealty.com/naked-phil...5th-fairmount/

What's amazing is the major public housing that's there and still didn't inhibit development, as they often do.

Like half of it got taken down for the stuff they're building between 6th and 7th, I wouldn't be surprised if there are plans for the rest of it.

Nothing good comes from the Richard Allen and Edgar Allen Poe projects. Tear them down and disperse public housing spread out in the rest of the city. Concentrated poverty consistently leads to terrible outcomes, and if those projects have shown us anything its that they'll keep murdering each other back and forth until we change something.

Technically that block wasn't part of the projects. It was similar to the UC Townhomes where it was subsidized private development whose contract ran out. The rest of them are PHA owned though

Interesting that Fairmount Manor quietly bit the dust with no outrage, I guess because it wasn't located on Penns campus. Is the adjacent complex PHA owned or is Wallace Street the N/S divider between subsidized and PHA?

But if PHA becomes short on cash (a common occurrence), it might be wise to sell that plot to raise funds for larger better planned project in the future.
OT, I also wish PHA would unload or finally do something with the building/lot on the 2100 block of Chestnut Street, that is the last ramshackle part of Western Chestnut Street.

As far as I remember, it's the only one that wasn't PHA. And if you mean the old PHA headquarters, there is, but it seems stalled like seemingly every city RFP winner

Ah ok, I knew they weren't all part of the same development specifically but figured they were set up the same. I used to live in the weird little neighborhood sandwiched between them, Liberties West I think it is/was called. Looking at geohistory that was actually housing projects before the Franklin/Marshall projects were, but at some point got developed back into private residential. The complex was a mixture of property managed and privately owned apartments and had like its own courtyards and off street parking, it was a weird little block.

My apartment there butted right up against Wallace St and I heard a few shootings in 2.5ish years, but a lot of the issues seemed mostly contained within the housing projects themselves.

This bad boy is COMPLETE

https://www.ocfrealty.com/wp-content...-1536x1026.jpg

https://www.ocfrealty.com/naked-phil...garden-street/