Next Neighborhood(s) (Lancaster, Washington, Huntingdon: apartments, lofts, crime)

[kyb01]

Originally Posted by bk_phl_del

here is a helpful and presently current guide:

https://thephiladelphiacitizen.org/w...nning-in-2019/

also encouraging: young voters ready to roar in philly council races | news | phillytrib.com

Yeh!

[FamousBlueRaincoat]

Originally Posted by AJNEOA

No, I don't think it's wishful thinking. The neighborhood is already pretty safe, DT Mt. Airy is getting better. Although the next step would be getting a nice small specialty market or bakery (yes, I know the Mexican joint has a bakery). The housing stock is amazing and after living in a row house, it's a huge step up IMO. Larger stone houses with more light and a mix of duplexes and singles. There are townhouses as well of course.

On the other hand, I think the neighborhood is strong enough already that it won't be "Hot". I think that title will probably go to Brewerytown, Point Breeze, etc.

The Frosted Fox is very well regarded. On the lower end of Mt. Airy - near Upsal. Check it out. Only dessert stuff.



Little Jimmy had a go at a bakery nearby too and didn't pan out.

[Mayvenne]

Interesting.
As of this moment, 3 way tie for
Point Breeze
Pennsport
E Mt Airy
closely trailing is Brewerytown.
Will be checking back to see the progression.

[AJNEOA]

Originally Posted by FamousBlueRaincoat

The Frosted Fox is very well regarded. On the lower end of Mt. Airy - near Upsal. Check it out. Only dessert stuff.



Little Jimmy had a go at a bakery nearby too and didn't pan out.

There are some real gems on that strip of GT Ave. Malelani Cafe is one of them!

[PhilliesPhan2013]

Here are some thoughts to elaborate on my votes:

Templetown: Templetown is an EXPANSIVE neighborhood, with the borders generally considered to be Susquehanna Avenue (with overflow reaching as far north as Cumberland Street) to the north, Girard Avenue to the south, Ridge Avneue and 22nd Street to the west, and the Broad Street to the east. Most of it will continue to be a repository for student housing, which doesn't really add much to a neighborhood. The part of the neighborhood that WILL be hot, however, is what I consider the to be the area that is not exclusively student or full of locals: Girard Avenue to the south, Master Street to the north, Broad Street to the east, and Ridge Avenue to the west. There is a lot of open land in this area, which can easily absorb the overflow of residents looking to locate themselves near Francisville. I can picture this part of the neighborhood being marketed more towards young professionals than students.

South Kensington: This neighborhood is on fire and seems to change a little more each time I leave and come back. I don't really need to drop much input, as this neighborhood has several key components to continue its wave of success: proximity to the El, interesting shops and restaurants, proximity to other developed centers, etc.

OTHER: I'm banking on several neighborhoods that I don't usually see placed among those that will be "next": West Kensington, Belmont, East Parkside, Strawberry Mansion, Cobbs Creek, and Kingsessing. North Central and Nicetown may also be candidates to be "next" if significant developments occur near North Philadelphia/North Broad and Wayne Junction Stations, respectively. Among middle neighborhoods, Olney and Lawncrest may have a chance. Finally, my two very far-out bets would be on Frankford and Harrowgate.

[kyb01]

Originally Posted by PhilliesPhan2013

Here are some thoughts to elaborate on my votes:

Templetown: Templetown is an EXPANSIVE neighborhood, with the borders generally considered to be Susquehanna Avenue (with overflow reaching as far north as Cumberland Street) to the north, Girard Avenue to the south, Ridge Avneue and 22nd Street to the west, and the Broad Street to the east. Most of it will continue to be a repository for student housing, which doesn't really add much to a neighborhood. The part of the neighborhood that WILL be hot, however, is what I consider the to be the area that is not exclusively student or full of locals: Girard Avenue to the south, Master Street to the north, Broad Street to the east, and Ridge Avenue to the west. There is a lot of open land in this area, which can easily absorb the overflow of residents looking to locate themselves near Francisville. I can picture this part of the neighborhood being marketed more towards young professionals than students.

South Kensington: This neighborhood is on fire and seems to change a little more each time I leave and come back. I don't really need to drop much input, as this neighborhood has several key components to continue its wave of success: proximity to the El, interesting shops and restaurants, proximity to other developed centers, etc.

OTHER: I'm banking on several neighborhoods that I don't usually see placed among those that will be "next": West Kensington, Belmont, East Parkside, Strawberry Mansion, Cobbs Creek, and Kingsessing. North Central and Nicetown may also be candidates to be "next" if significant developments occur near North Philadelphia/North Broad and Wayne Junction Stations, respectively. Among middle neighborhoods, Olney and Lawncrest may have a chance. Finally, my two very far-out bets would be on Frankford and Harrowgate.

In the Phila. 2035 thread there's a post about Fox Chase and Bustleton being "hot" areas for affordable housing. So, heck, anything might happen.

[Pennsport]

Originally Posted by PhilliesPhan2013

Here are some thoughts to elaborate on my votes:

Templetown: Templetown is an EXPANSIVE neighborhood, with the borders generally considered to be Susquehanna Avenue (with overflow reaching as far north as Cumberland Street) to the north, Girard Avenue to the south, Ridge Avneue and 22nd Street to the west, and the Broad Street to the east. Most of it will continue to be a repository for student housing, which doesn't really add much to a neighborhood. The part of the neighborhood that WILL be hot, however, is what I consider the to be the area that is not exclusively student or full of locals: Girard Avenue to the south, Master Street to the north, Broad Street to the east, and Ridge Avenue to the west. There is a lot of open land in this area, which can easily absorb the overflow of residents looking to locate themselves near Francisville. I can picture this part of the neighborhood being marketed more towards young professionals than students.

South Kensington: This neighborhood is on fire and seems to change a little more each time I leave and come back. I don't really need to drop much input, as this neighborhood has several key components to continue its wave of success: proximity to the El, interesting shops and restaurants, proximity to other developed centers, etc.

OTHER: I'm banking on several neighborhoods that I don't usually see placed among those that will be "next": West Kensington, Belmont, East Parkside, Strawberry Mansion, Cobbs Creek, and Kingsessing. North Central and Nicetown may also be candidates to be "next" if significant developments occur near North Philadelphia/North Broad and Wayne Junction Stations, respectively. Among middle neighborhoods, Olney and Lawncrest may have a chance. Finally, my two very far-out bets would be on Frankford and Harrowgate.

Templetown: Very true, I'm an "East of Broader" for the most part, so was thinking more when Girard from around 4th to 9th connects with, say around Berks. The Badlands are getting squeezed by development. Not sure this will fill in quickly, but I honestly think it's connecting eventually. However, you bring up a good parameter of Ridge Ave and Broad. I can totally see Francisville leak north.

South Kensington: Question: I feel like it's just too expansive. Thoughts?

OTHER: Here's where we disagree substantially...
- W. Kensington: yes, possibly but a lot needs to happen to spark this
- Belmont: Hmmm. This area never seems to progress
- East Parkside: Great Housing, would love it to happen, but lotta ground to cover
- Strawberry Mansion: See above. I would actually move there tomorrow if it was on the way up.
- Cobbs Creek: Seriously?
- Kingsessing: Didn't the city just mark half the neighborhood for affordable housing and/or section 8?
- Nicetown: Pretty far up there
- Olney: Not really sure about this
- Lawncrest: Really really far out from where the city development is happening
- Harrowgate: I don't really see this at all

[Fireshaker]

Originally Posted by Pennsport

OTHER: Here's where we disagree substantially...
- W. Kensington: yes, possibly but a lot needs to happen to spark this
- Belmont: Hmmm. This area never seems to progress
- East Parkside: Great Housing, would love it to happen, but lotta ground to cover
- Strawberry Mansion: See above. I would actually move there tomorrow if it was on the way up.
- Cobbs Creek: Seriously?
- Kingsessing: Didn't the city just mark half the neighborhood for affordable housing and/or section 8?
- Nicetown: Pretty far up there
- Olney: Not really sure about this
- Lawncrest: Really really far out from where the city development is happening
- Harrowgate: I don't really see this at all

I think this raises an important consideration. The places that we've already seen turn over are the places closer to the city, with great public transit access. A lot of what we've seen has followed heavy rail; NoLibs, Fishtown, and borders of Kensington have changed in no small part because they border the El, which provides convenient access to CC. Likewise, South Philly has seen the most movement in areas that border the BSL, and that's one reason why Point Breeze is finally hot.

So in looking ahead, I think we still need to give priority to the close, heavy transit-driven areas. Yes, we're starting to move farther out as more stuff gets developed, but there is still plenty of infill available in places with staggeringly great access to CC. That's why I think the more far-flung places I've heard mentioned--like Olney, Harrowgate, Lawncrest, even Frankford--I think are too far removed to be good options right now. Eventually, sure, the bones are there, but there are much more convenient options that will go first.

[kyb01]

Originally Posted by Pennsport

Templetown: Very true, I'm an "East of Broader" for the most part, so was thinking more when Girard from around 4th to 9th connects with, say around Berks. The Badlands are getting squeezed by development. Not sure this will fill in quickly, but I honestly think it's connecting eventually. However, you bring up a good parameter of Ridge Ave and Broad. I can totally see Francisville leak north.

South Kensington: Question: I feel like it's just too expansive. Thoughts?

OTHER: Here's where we disagree substantially...
- W. Kensington: yes, possibly but a lot needs to happen to spark this
- Belmont: Hmmm. This area never seems to progress
- East Parkside: Great Housing, would love it to happen, but lotta ground to cover
- Strawberry Mansion: See above. I would actually move there tomorrow if it was on the way up.
- Cobbs Creek: Seriously?
- Kingsessing: Didn't the city just mark half the neighborhood for affordable housing and/or section 8?
- Nicetown: Pretty far up there
- Olney: Not really sure about this
- Lawncrest: Really really far out from where the city development is happening
- Harrowgate: I don't really see this at all

Cobbs Creek and Angora have incredible houses....some houses that would cost a million or more to recreate now. It's worth more attention. But, too many people have a really false impression of them...you apparently.

[Pennsport]

Originally Posted by Fireshaker

I think this raises an important consideration. The places that we've already seen turn over are the places closer to the city, with great public transit access. A lot of what we've seen has followed heavy rail; NoLibs, Fishtown, and borders of Kensington have changed in no small part because they border the El, which provides convenient access to CC. Likewise, South Philly has seen the most movement in areas that border the BSL, and that's one reason why Point Breeze is finally hot.

So in looking ahead, I think we still need to give priority to the close, heavy transit-driven areas. Yes, we're starting to move farther out as more stuff gets developed, but there is still plenty of infill available in places with staggeringly great access to CC. That's why I think the more far-flung places I've heard mentioned--like Olney, Harrowgate, Lawncrest, even Frankford--I think are too far removed to be good options right now. Eventually, sure, the bones are there, but there are much more convenient options that will go first.

This is my thinking exactly and it's reflected in the poll options. But that's why these kind of surveys are interesting - different views from people more familiar with different areas...