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

[EastSideHBG]

Originally Posted by PhilliesPhan

^TBH, I'm so confused as to why Norristown hasn't taken off yet. I often find myself in Norristown while running the Schuylkill River Trail--either ending a run from Manayunk or beginning a run to Phoenixville. With the beautiful homes along streets such as Main Street and Haws Avenue, ample transit connections across the region, several main commercial corridors (including AMAZING Mexican food on Marshall Street), proximity to several major job centers, new businesses popping up (including the Von C Brewery), the fact that its a county seat, and even its own zoo, Norristown should have the same energy that Conshohocken, Phoenixville, and even Bridgeport have. Is the apprehension towards Norristown solely due to the school district and the perception of crime? It seems extremely well kept relative to other "poor" urban suburbs in the region, such as Chester.

I hold Coatesville in a similar regard, although I feel it's on the precipice of taking off.

It's not the perception of crime, it's the actual crime. From my time in Norristown I have so many stories and if you're familiar with Compton, CA in the 90s it's a great comparison: a neighborhood may look nice aesthetically but it's actually a warzone. I really loved the charm of it but my final straw was almost getting hit by two stray bullets on an evening walk and this was not the first time with bullets, a few years prior a drug deal went badly in front of my place and I got to watch the victim rapidly approach death while waiting on the police and ambulance; and the bullets that didn't end up in him hit my neighbor's car and luckily ricocheted away from my window. My friends moved their family out of their neighborhood on the other side of town because someone let loose with an AK on the street during a fight and hit cars and bullets flew through windows. Norristown flies under the radar in the news but if all of these stories got more attention you would be shocked at what is going on.

Originally Posted by el don

Let's c.... As s graduate of the high it's utter garbage, taxes are high, the wage tax is high, homeless problem, Norristown is one of the major centers of drug movement in the region, dimly lit streets, nothing to do, higher crime than any other area near it, warehousing of the poor via section 8 housing, all those houses you mentioned are pretty much chopped up apartments.

Originally Posted by Jim B

Norristown fared worse than many similar communities after WW2. White flight- both residents and businesse--to conveniently located King of Prussia, destroyed its tax base ; and for more than 40 years, it's city government was in equal turns corrupt and inept...usually some of both. In addition, Norristown, along with Pottstown, is where Montgomery County government chose to put all of its mandated half-way houses,low income housing etc. Basically, for decades, Norristown was where all the stuff got dumped that no one else wanted. That is changing, but very slowly. There is currently a plan to build market rates apaertments on the site of the old Times Herald building just a few blocks from the county government complex. if that succeeds, I think you will see more of this type of development pick up.

Realize that Bridgeport's resurgance, which has only begun to pick up real steam in the past five years, was 20 years in the making. Norristown may take even longer.

Villanova planning new boathouse in Conshohocken
https://morethanthecurve.com/villano...-conshohocken/

[Marcos]

Originally Posted by PhilliesPhan

^TBH, I'm so confused as to why Norristown hasn't taken off yet.

I don't know for sure but my personal observations from going in & out of the town periodically over the past few decades, it's poorly laid out, unattractive, doesn't have a good feel, aesthetic or continuity to it, particularly when you travel in & out of its neighboring county seats of Philly, Bucks, Chester & Del Co, side by side with any of them it ranks last.

Driving in it just has a dismal feel about it, my favorite part of the whole town is leaving.

[EastSideHBG]

Originally Posted by Marcos

I don't know for sure but my personal observations from going in & out of the town periodically over the past few decades, it's poorly laid out, unattractive, doesn't have a good feel, aesthetic or continuity to it, particularly when you travel in & out of its neighboring county seats of Philly, Bucks, Chester & Del Co, side by side with any of them it ranks last.

Driving in it just has a dismal feel about it, my favorite part of the whole town is leaving.

How are gridded streets poorly laid out? Can you expand on this? RE: the aesthetics the unfortunate part is the best looking parts of town are not most of the main thoroughfares and much of Main St. is pretty ugly and could use an overhaul.

[UrbanRevival]

Originally Posted by EastSideHBG

How are gridded streets poorly laid out? Can you expand on this? RE: the aesthetics the unfortunate part is the best looking parts of town are not most of the main thoroughfares and much of Main St. is pretty ugly and could use an overhaul.

Yeah, I find that to be an odd statement. The "bones" of Norristown are fundamentally the same as pretty much every other borough in SEPA: a pretty robust main street surrounded by historic, dense, residential rowhome neighborhoods, followed by larger lot single-family homes on the outskirts.

And despite the concentration of poverty in Norristown today, you can clearly tell that it was much grander in its prime. It was obviously built to be a beautiful place; it just hasn't been maintained as such with consistency. There's no business putting Norristown in the same category as, say, Chester for example. There's still a good portion of stable neighborhoods like this: https://goo.gl/maps/2cjK9XTEbkgtGHyu9. And there's potential to be a lot more of them, too.

[Knight Hospitaller]

Originally Posted by EastSideHBG

Villanova planning new boathouse in Conshohocken
https://morethanthecurve.com/villano...-conshohocken/

Geez, did they order it online from General Steel?

[EastSideHBG]

Originally Posted by UrbanRevival

And despite the concentration of poverty in Norristown today, you can clearly tell that it was much grander in its prime. It was obviously built to be a beautiful place; it just hasn't been maintained as such with consistency. There's no business putting Norristown in the same category as, say, Chester for example. There's still a good portion of stable neighborhoods like this: https://goo.gl/maps/2cjK9XTEbkgtGHyu9. And there's potential to be a lot more of them, too.

What are you basing your assessment on? Someone I know was killed during a robbery turned badly at the CVS in that area and there's been car break ins and burglaries. There's a lot of drug users wandering around too. It's not the worst part of town but "stable" is going to depend on what criteria you are using for that definition.

And while Chester does have more violent crime Norristown is pretty close property crime-wise. And Chester is double the size land-wise but Norristown has more people...and that is just what is accounted for, as the illegal immigrant population is very high in Norristown. Point being there is a lot to work with but also a lot adding fuel to the fire.

Originally Posted by Knight Hospitaller

Geez, did they order it online from General Steel?

[UrbanRevival]

Originally Posted by EastSideHBG

What are you basing your assessment on? Someone I know was killed during a robbery turned badly at the CVS in that area and there's been car break ins and burglaries. There's a lot of drug users wandering around too. It's not the worst part of town but "stable" is going to depend on what criteria you are using for that definition.

I never stated that Norristown doesn't have challenges (and I'm sorry to hear that it tragically impacted someone you knew).

Most are well aware of its propensity for crime and blight, and yes, even that it can occur close to relatively stable areas (as measured by lower levels of blight, crime and higher household income). But to suggest that, on a continuum, it's anywhere close to the level of Chester is still disingenuous.

It's still important to consider the nuance of neighborhood conditions. When a certain place gains a "bad" reputation, it's just considered "bad," writ large. But the reality is that there's a lot of gray area:

https://crimegrade.org/safest-places-in-norristown-pa/

https://crimegrade.org/safest-places-in-chester-pa/

[Marcos]

Originally Posted by EastSideHBG

How are gridded streets poorly laid out? Can you expand on this? RE: the aesthetics the unfortunate part is the best looking parts of town are not most of the main thoroughfares and much of Main St. is pretty ugly and could use an overhaul.

I'm not a fan of how Main Street is separated from the core of the town up the hill on the other side of the courthouse complex around DeKalb/Airy/Swede/Marshall Streets & the surrounding blocks… there’s not really much between the two areas. Maybe poorly laid out was a poor choice of words on my part, my far bigger issue is the overall dour feel of the town which always hits me whether I'm coming in from the blue route up Main or 202 from KOP.

I agree with the comment above that the town has ‘good bones’ but the problem is it has little flesh, there’s never been a real core of interest to me, when I drive in & around all those blocks that should be bustling with cool shops & interesting places to eat/drink, they’re not, & I have never had the desire to head there on a weekend with my bike or to walk around & spend the day much less spend the night, it’s a place I’ve gone because I’ve had to, never because I’ve wanted to (reminds me of Reading). By contrast on the weekends I’ll gladly head to Manayunk, Conshohocken, Phoenixville, West Chester, Kennet Square, Media, Lancaster, Lititz… I hope it changes for Norristown, it’s a short hop up 202 for me & I’d love to add it to my list of fun weekend destinations but as it sits it’s just of no interest to me (or my girlfriend who was born & raised there & has not once in the 6 years we’ve been together shown one iota of desire to go there which is pretty sad. Seriously if memory serves, maybe about 5 years ago I asked to see the house she grew up in so we took a drive, she led me to it, pointed at it, then said something like ‘now let’s get the F outa here’ ).

[EastSideHBG]

Originally Posted by UrbanRevival

I never stated that Norristown doesn't have challenges (and I'm sorry to hear that it tragically impacted someone you knew).

Most are well aware of its propensity for crime and blight, and yes, even that it can occur close to relatively stable areas (as measured by lower levels of blight, crime and higher household income). But to suggest that, on a continuum, it's anywhere close to the level of Chester is still disingenuous.

It's still important to consider the nuance of neighborhood conditions. When a certain place gains a "bad" reputation, it's just considered "bad," writ large. But the reality is that there's a lot of gray area:

https://crimegrade.org/safest-places-in-norristown-pa/

https://crimegrade.org/safest-places-in-chester-pa/

Thank you! Yes, there are pockets that are not as bad but still not trouble-free like you would be able to find right across its border. The smaller PA towns like Norristown are in bad shape and there isn't much right now to help swing the pendulum the other way. And yes it isn't as bad as Chester but in some categories they are close and Norristown does have some bad building blocks in place that continue to go in the wrong direction and will cause it to decline even further. Being the county seat along with this renewed interest in development is a sign of some hope, though.

Originally Posted by Marcos

I'm not a fan of how Main Street is separated from the core of the town up the hill on the other side of the courthouse complex around DeKalb/Airy/Swede/Marshall Streets & the surrounding blocks… there’s not really much between the two areas. Maybe poorly laid out was a poor choice of words on my part, my far bigger issue is the overall dour feel of the town which always hits me whether I'm coming in from the blue route up Main or 202 from KOP.

Ah okay gotcha. I have always thought that they chose the wrong street for the Main St.

I agree with the comment above that the town has ‘good bones’ but the problem is it has little flesh, there’s never been a real core of interest to me, when I drive in & around all those blocks that should be bustling with cool shops & interesting places to eat/drink, they’re not, & I have never had the desire to head there on a weekend with my bike or to walk around & spend the day much less spend the night, it’s a place I’ve gone because I’ve had to, never because I’ve wanted to (reminds me of Reading). By contrast on the weekends I’ll gladly head to Manayunk, Conshohocken, Phoenixville, West Chester, Kennet Square, Media, Lancaster, Lititz… I hope it changes for Norristown, it’s a short hop up 202 for me & I’d love to add it to my list of fun weekend destinations but as it sits it’s just of no interest to me (or my girlfriend who was born & raised there & has not once in the 6 years we’ve been together shown one iota of desire to go there which is pretty sad. Seriously if memory serves, maybe about 5 years ago I asked to see the house she grew up in so we took a drive, she led me to it, pointed at it, then said something like ‘now let’s get the F outa here’ ).

Yeah there are some neat little spots around town but not as much "there" as there could be.

[summersm343]

17 development projects coming to King of Prussia

Overlook at Town Center

Fort Washington-based Toll Brothers is building a 142-unit townhome development, its third project in The Village at Valley Forge. The 13 buildings are on 7 acres facing Guthrie Road. The townhomes start in the upper $500,000 range and have open floor plans, optional basements and rooftop terraces.

Stonebrook at Upper Merion

On an 80-acre property known as the Glasgow Tract, Toll Brothers is building 65 single-family, detached homes and 206 attached townhomes. The project is near the intersection of Saulin Boulevard and Dekalb Pike. Two-story, open concept townhomes are starting around mid-$500,000 and single-family homes in the upper $700,000s.

650 Park

Brandywine Realty Trust (NYSE: BDN) received land use approvals to build a 220,000-square-foot office building and five-story parking garage at 650 Park Ave. It’s near the intersection of the Pennsylvania Turnpike and Route 422 and many of King of Prussia’s top amenities like the King of Prussia mall and The Village at Valley Forge. Brandywine has said it is holding off on developing new office buildings unless it has a tenant lined up in advance. A tenant for 650 Park Ave. has not been announced.

The Hudson

HBC Properties and Investments is converting the former Lord & Taylor at the King of Prussia Mall into a two-story, 120,354-square-foot site for health care and office tenants. Convene, which operates coworking and event space is taking between 25,000 and 30,000 square feet on the second floor.

Redevelopment of former JCPenney

The KoP District report notes Simon Property Group (NYSE: SPG), which owns the King of Prussia Mall, is working with a “major international online merchandiser” to redevelop the vacant JCPenney at the mall. While the report says no lease has been signed, the Philadelphia Business Journal has reported Wayfair as the prospective tenant. Plans include a new rooftop bar and restaurant. The overhaul continues the trend of new, diversified uses at malls.

Mancill Mill Townhomes

The Mancill Mill Road Co. received approval to build 119 townhomes on a 15-acre site off West Valley Forge Road. The site is just south of the Schuylkill River and east of Valley Forge National Historic Park.

Topgolf

At the former site of the American Baptist Church headquarters, Topgolf plans to open this summer a 68,000-square-foot golf entertainment venue at 588 N. Gulph Road. The 48.5-acre project is located off the Pennsylvania Turnpike near the Valley Forge Casino Resort.

2501 Renaissance Blvd.

A new four-story commercial lab building on the Discovery Labs campus would add 163,800 square feet of life sciences space to Renaissance Park. The new building would build upon King of Prussia’s growing profile of life sciences properties and lab space.

MLP Ventures Multifamily Development

Radnor-based MLP Ventures is planning 300 housing units at 2901 Renaissance Blvd., near Gulph Mills Golf Club. MLP, the developer behind Discovery Labs, has land use approvals for the multifamily housing development. The site is also adjacent to SEPTA’s Hughes Park station

Marriott Residence Inn and The Prussia Inn

A five-story Marriott Residence Inn is set to replace a portion of the existing Best Western hotel at 127 S. Gulph Road, just south of the King of Prussia Mall. The rest of the Best Western is being converted into a hotel called The Prussia Inn. The conversion is planned to begin this spring and be completed next year.

Innovation 511 and Innovation 611

As part of MLP Ventures’ 2.8 million-square-foot research and redevelopment and cGMP manufacturing campus, Innovation 511 and Innovation 611 will join Innovation 411 to make up Advanced Therapies Park. Innovation 511 features 1.7 million square feet of lab, cGMP manufacturing and office space across 10 buildings ranging from 130,000 to 400,000 square feet. Innovation 611 features more than 1 million square feet across five buildings of similar uses. The buildings are being built to suit.

201 S. Gulph Road

Montgomery County-based Industrial Investments is planning a 144,040-square-foot distribution warehouse at 201 S. Gulph Road. The site would include two drive-in bays, 36-foot ceilings, 29 trailer parking spaces and more than 150 car parking spaces.

500 American Ave.

The 121,500-square-foot industrial building at 500 American Ave. is available for lease after being renovated in 2022. It was built in 1965 and was previously an Amazon distribution center.

Mediplex King of Prussia

Mediplex Property Group completed a renovation of a 16,000-square-foot building that’s home to a new reproductive medical center with a surgical suite, laboratory and medical offices.

Lockheed Martin

Defense giant Lockheed Martin plans to build a two-story, 55,000-square-foot research and testing building on its 90-acre King of Prussia campus next to an existing 784,000-square-foot building.

EQT Exeter warehouses

EQT Exeter is planning to build a 150,000-square-foot warehouse at 446, 456 and 588 Swedeland Road with a 36-foot clear height and 29 dock positions. It’s also planning to build a 112,500-square-foot warehouse with 36-foot clear heights and 16 dock positions at 555 Flint Hill Road. In recent years, demand for industrial space in the Philadelphia region along the I-95 corridor has seen record demand and developers have responded by increasing supply of industrial space.

Vimco Inc.

Vimco Inc. is building a 24,000-square-foot manufacturing facility this year at 250 Hansen Access Road, south of I-276. Vimco is a manufacturer and distributor of construction supplies and accessories. Vimco is based in King of Prussia and has been family owned and operated since 1960.

Article behind paywall here:
https://www.bizjournals.com/philadel...-projects.html

[PhillyRising]

Originally Posted by PhilliesPhan

^TBH, I'm so confused as to why Norristown hasn't taken off yet. I often find myself in Norristown while running the Schuylkill River Trail--either ending a run from Manayunk or beginning a run to Phoenixville. With the beautiful homes along streets such as Main Street and Haws Avenue, ample transit connections across the region, several main commercial corridors (including AMAZING Mexican food on Marshall Street), proximity to several major job centers, new businesses popping up (including the Von C Brewery), the fact that its a county seat, and even its own zoo, Norristown should have the same energy that Conshohocken, Phoenixville, and even Bridgeport have. Is the apprehension towards Norristown solely due to the school district and the perception of crime? It seems extremely well kept relative to other "poor" urban suburbs in the region, such as Chester.

I hold Coatesville in a similar regard, although I feel it's on the precipice of taking off.

The taxes suck. You can live across the river in Upper Merion and own a home worth far more and pay almost the exact same taxes if not a little lower. You get better schools too.

[EastSideHBG]

Originally Posted by PhillyRising

The taxes suck. You can live across the river in Upper Merion and own a home worth far more and pay almost the exact same taxes if not a little lower. You get better schools too.

You definitely save money on the income tax, as Norristown is 2.1% and UM is 0%.

[wanderer34]

Originally Posted by EastSideHBG

A huge missed opportunity years ago by the boneheads in South Central PA with the CorridorONE project that was going to connect Harrisburg, York, Lancaster. That system could have been linked to this one and imagine the potential from there!

We could've also had commuter rail going to the Lehigh Valley and the Poconos from NY & Philadelphia, but now that I realize it, all the talk about restoring and renovating commuter and intercity rail in Greater Philadelphia and PA, in general, is just fluff for politicians to get votes, and once they get elected (US Senate, PA Governor, PA General Assembly, etc.), they do absolutely nothing about mass transportation.

I'm not surprised to PA is declining along with NY, NJ, CT, MA, & IL. Those states are all high tax states and PA is supposed to be the lowest, and at one point, Philadelphia had the third most expansive rail system in America, behind only NY & Chicago, and while Chicago and NY continues to have commuter rail as a legacy of their great railroad systems, Philly's system is basically a shell o the great PRR & reading railroad that used to run all along the Delaware Valley.

Because of the lack of commuter rail lines, and the growth of Sun Belt cities like Miami, Tampa, Orlando, Atlanta, San Antonio, Austin, and even Nashville and Jacksonville. I expect Philly to disappear from Top 10 American cities and metros within a decade or so, because the politicians just aren't consistent enough to keep it's largest city staying competitive!

[UrbanRevival]

Originally Posted by wanderer34

We could've also had commuter rail going to the Lehigh Valley and the Poconos from NY & Philadelphia, but now that I realize it, all the talk about restoring and renovating commuter and intercity rail in Greater Philadelphia and PA, in general, is just fluff for politicians to get votes, and once they get elected (US Senate, PA Governor, PA General Assembly, etc.), they do absolutely nothing about mass transportation

When one of the major political parties comprising half of the federal government (and Pennsylvania's legislature) has political priorities that include demonizing transgender people, banning all abortion, and manufacturing moral outrage about public schools, that's precisely why our public transit system is failing nationwide.

You can thank one of the ring-leaders, who's currently the governor of your "great" tropical ponzi scheme state. You'll never see public transit thrive under that kind of governance.

[3rd&Brown]

Originally Posted by wanderer34

Because of the lack of commuter rail lines, and the growth of Sun Belt cities like Miami, Tampa, Orlando, Atlanta, San Antonio, Austin, and even Nashville and Jacksonville. I expect Philly to disappear from Top 10 American cities and metros within a decade or so, because the politicians just aren't consistent enough to keep it's largest city staying competitive!

Your negativity is exhausting, even by Philadelphia standards.

Miami has +/- 440k people. I've been here all week. Your post prompted me to actually look up stats on Miami. Do you know Miami also shrunk this year according to the annual census figure?

[arkitect13]

Originally Posted by wanderer34

We could've also had commuter rail going to the Lehigh Valley and the Poconos from NY & Philadelphia, but now that I realize it, all the talk about restoring and renovating commuter and intercity rail in Greater Philadelphia and PA, in general, is just fluff for politicians to get votes, and once they get elected (US Senate, PA Governor, PA General Assembly, etc.), they do absolutely nothing about mass transportation.

I'm not surprised to PA is declining along with NY, NJ, CT, MA, & IL. Those states are all high tax states and PA is supposed to be the lowest, and at one point, Philadelphia had the third most expansive rail system in America, behind only NY & Chicago, and while Chicago and NY continues to have commuter rail as a legacy of their great railroad systems, Philly's system is basically a shell o the great PRR & reading railroad that used to run all along the Delaware Valley.

Because of the lack of commuter rail lines, and the growth of Sun Belt cities like Miami, Tampa, Orlando, Atlanta, San Antonio, Austin, and even Nashville and Jacksonville. I expect Philly to disappear from Top 10 American cities and metros within a decade or so, because the politicians just aren't consistent enough to keep it's largest city staying competitive!

(Excuse the accidental politics)

I feel like your completely disregarding decades of history, we did have commuter rail to the lehigh valley, to the Poconos, it was cut back when the railroads collapsed in favor of the automobile, Septa couldn't afford to run diesel services with low ridership due to little to no state funding, and the city couldn't support itself because it lost a million people over what 30 years? Also NYC and Chicago have budgets MAGNITUDES larger then us, NYC spends 500 billion yearly? Chicago and L.A are comparable, where as Philly has 6 billion? Comparing us is unfair, those cities have states that give them all that they need, where as harrisburgh wishes we didn't exist and actively sabotages us and distracts from our problems by looking at drag queens

Corruption and lying politicians are everywhere, not just NYC, not Just philly, Weve had them in the oval office, as governor of every state, in every position of every single city, county, state, municipality, there had been and sadly will almost always be corruption in one form or the other, because they always put there next election cycle and power over everything else.

Also if I remember correctly for nearly 2 centuries the northeast boomed in population, and it still holds what 30% of the countries population? The south is booming, for now, it will stop eventually. IDK why you think lack of commuter lines up her has to do with expansion down there, Miami lost population, and several texan cities are seeing there growth slow, also, what cities do you see surpassing philly? I don't care if the city is in the top 10, NYC is the biggest city in the country, and you know what? I still don't wanna live there, the city still has problems etc. Nashville is less than 1/4th the size of Philly, Miami is stalled or shrinking, all its houses are being bought as second or third homes that will soon be underwater anyway, Atlanta is booming, good for them, there a suburb with skyscrapers. These cities will stop growing one day, they'll shrink, its a pendulum, the north boomed, now the south is booming, and as climate change gets worse, policies change etc, the populations will swing back and forth and eventually even out. Walkability is back in fashion, and a lot of southern cities lack that entirely.

[DeltaNerd]

Originally Posted by arkitect13

(Excuse the accidental politics)

I feel like your completely disregarding decades of history, we did have commuter rail to the lehigh valley, to the Poconos, it was cut back when the railroads collapsed in favor of the automobile, Septa couldn't afford to run diesel services with low ridership due to little to no state funding, and the city couldn't support itself because it lost a million people over what 30 years? Also NYC and Chicago have budgets MAGNITUDES larger then us, NYC spends 500 billion yearly? Chicago and L.A are comparable, where as Philly has 6 billion? Comparing us is unfair, those cities have states that give them all that they need, where as harrisburgh wishes we didn't exist and actively sabotages us and distracts from our problems by looking at drag queens

Corruption and lying politicians are everywhere, not just NYC, not Just philly, Weve had them in the oval office, as governor of every state, in every position of every single city, county, state, municipality, there had been and sadly will almost always be corruption in one form or the other, because they always put there next election cycle and power over everything else.

Also if I remember correctly for nearly 2 centuries the northeast boomed in population, and it still holds what 30% of the countries population? The south is booming, for now, it will stop eventually. IDK why you think lack of commuter lines up her has to do with expansion down there, Miami lost population, and several texan cities are seeing there growth slow, also, what cities do you see surpassing philly? I don't care if the city is in the top 10, NYC is the biggest city in the country, and you know what? I still don't wanna live there, the city still has problems etc. Nashville is less than 1/4th the size of Philly, Miami is stalled or shrinking, all its houses are being bought as second or third homes that will soon be underwater anyway, Atlanta is booming, good for them, there a suburb with skyscrapers. These cities will stop growing one day, they'll shrink, its a pendulum, the north boomed, now the south is booming, and as climate change gets worse, policies change etc, the populations will swing back and forth and eventually even out. Walkability is back in fashion, and a lot of southern cities lack that entirely.

I will say I would love more coverage for Commuter rail but we got to stop building parking lots around commuter rail and intercity rail stations. I want to be in the center of town not drive into a town. Suburban growth can't be forever, we just can't keep cutting down trees for more single houses. It's time that we grow around rail stations and not highways.

The south is "cheaper" but kinda don't see the appeal of it

[SEFTA]

*

[PHLtoNYC]

Originally Posted by 3rd&Brown

Your negativity is exhausting, even by Philadelphia standards.

Miami has +/- 440k people. I've been here all week. Your post prompted me to actually look up stats on Miami. Do you know Miami also shrunk this year according to the annual census figure?

That poster appears every so often and claims Philadelphia and Pennsylvania are irrelevant, ignoring actual stats that prove otherwise.
He/she does the same thing on another popular forum site.
I don't understand it...

[PHLtoNYC]

Great that Ardmore is sort of embracing the idea of TOD.
The idea of a 6-story building along a major thoroughfare should not spark fear.

ARDMORE AT A CROSSROADS
Main Line town looks to balance future development as master plan process plays out
https://www.bizjournals.com/philadel...lan-draft.html

The current draft of the master plan, which is set to go before the Lower Merion Township Planning Commission for recommendations on Monday, calls for the town to explore a transit overlay zone allowing higher-density, mixed-use development within a 10-minute walk of the Ardmore train station. The draft master plan also includes elements related to parking, traffic and pedestrian safety.

The potential changes have been met with skepticism by some residents and sparked debate about how much development is too much.

The transit overlay zone would allow by-right development of buildings up to four stories unless they are adjacent to lower densities and up to five stories if they have frontage setbacks and affordable housing. Six-story projects could be allowed along the rail corridor with frontage setbacks and affordable housing.

“This is a guiding document,” Lower Merion Senior Planner Jillian Dierks said of the working master plan for Ardmore, a Main Line town of nearly 14,000 and a median household income of over $107,000. “Once complete and finalized, there’s nothing within the document that would create a zoning change or an immediate change.”