Levy eda conference
Transcript of Levy eda conference
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The transformation of Center City Philadelphia into a 24 hour downtown
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Philadelphia: one of the original colonial cities
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William Penn’s grid positioned at narrowest point between two rivers
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Founded 1682: Plan - Center Square + 4 public squares
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Enduring urban form: Original city = Center City
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Broad & Market Streets
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Five public squares
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Rittenhouse
Washington
Franklin
Logan
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Legacy: human-scale, walkable city
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While this made us obsolete: 1950s-1970s
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Re-infused with value in the post-petroleum age: Dense, diverse & walkable = sustainable
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Inherit an industrial past
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Largest 19th century industrial city in North AmericaWith major industries: Stetson Hat Factory
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Baldwin Locomotives
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Large factories often developers of rowhouses
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Gave life to our waterfront
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Many small shops across all older neighborhoods;1906: 16,000 manufacturing plants
Unlike Pittsburgh & Detroit not a one-industry townHighly diversified
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Accelerated immediately after World War IIFactories were moving out the city
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De-industrialization coincided with America’s attachment to cheap fuel & large cars
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Federal policies that gave priority to the car
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Resulted residential abandonment; population loss
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Total Population: 1880-2008 Philadelphia & Its Suburbs
0
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
1880
1890
1900
1910
1920
1930
1940
1950
1960
1970
1980
1990
2000
2008
Suburbs
Philadelphia
Declining share of regional residents
Suburbs
City
2.1 million
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Red blighted areas = old manufacturing areas
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Sad, vacant ruins visible from Amtrak
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P ie r s w e r e le f t t o d e t e r io r a t e
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Inherit successful downtown revitalization program that has built a post-industrial city
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1956: 567 properties designated for preservation
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Philadelphia has a long tradition of downtown living
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1950s: Creation of modern new Office District
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1953: the demolition of “Chinese wall”
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Penn Center
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1960s & 1970s: all buildings connected to transit
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1980s: Linked Pennsylvania & Reading Railroad into integrated regional rail system
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Employers: easy access to 360 degree labor market295,000 riders/day take transit into downtown
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1980s office boom:
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1990: 38 million s.f. of office space
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Similar process of renewal in University City
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Temple University: educational & medical campuses
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The emerging employment center at the Navy Yard
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All the city’s major employment centers are resultOf major strategic investments
55% of all private sector jobsIn 5 post-industrial nodes
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Philadelphia is a major center of office employment
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A major center for research & health care
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Global center for education
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Maintained careful balance of small & large scale
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Integrating old & new
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1990: A degraded public environment:Declining resources for cities
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Substantial ground & upper floor vacancy
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Neglected facades, solid security gates
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9 to 5 downtown; empty streets at night
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Losing office market share to suburbs
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• Fiscal crisis
• Declining city services
• Job loss
• Office vacancy
• “pride of avoidance”
Origin of the CCD: 1990 Recession
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1990• 2,100 property owners &
local government approve a special services district
1991: $6.5 million
Reauthorized 1994 (2015)Expanded 1995 (MSE)Reauthorized 2004 (2025)Reauthorized 2007 (2025)
2012: $19.5 million
Creating the Center City DistrictMunicipality Authorities Act of 1945
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CCD boundaries: 220 blocks, 5,118 properties
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1991: Focus on the basics – comprehensive cleaning
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65% of survey respondents Say Center City “much cleaner” than rest of the city
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Deployment
• 42 CSR’s• 4 Supervisors• 7 days per week
Community Service Representatives
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Community Service Representatives
• A walking “hotel concierge”
• First Aid / CPR certified
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Daily combined roll-call
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Substantial long-term trend: 1993-2011
• 45% drop in major crime in CCD
• 77.3% drop in theft-from-auto
•“Halo” effect outside CCD boundaries
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81% feel safe “most of the time” or “always”Perception of safety
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1992: Public investment: arts & entertainmentDiversifying downtown land-use
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Renovated historic theaters
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Built new theaters
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2002: Kimmel Center for the Performing Arts4,000 seats added
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New home for Philadelphia Theater Company New home for Philadelphia Theater Company
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Stimulated residential development Stimulated residential development
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Center City today is rich with cultural amenities
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2nd behind only New York CityNumber of Arts & Cultural organizations downtown
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Both performing arts
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& museums are seeing increased attendance
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Continued to reinvest & expand
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The Barnes Foundation
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A new destination on the Parkway
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Public investment: hospitalityPennsylvania Convention Center: 1993
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Prompted private investment in new hotels: reused vacant buildings
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Creating a new convention district
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A 95% increase in hotel rooms
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Nearly all within 15 minute walk
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2001: New Independence Visitors Center
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New home for Liberty Bell
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#1 & #2 most visited destinations in the city
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New Constitution CenterDiversifying the hospitality industry
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New attractions have recently openedNational Museum of American Jewish History
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President’s House
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Steady growth in domestic travel
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Overseas visitation rebounding from recession
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We have added many new reasons for people to come to Center City
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More customers = improving retail mix
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42% of expenditures of hotel guestsSpent outside hotel on shopping & dining
GPTMC
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Combined with growth of downtown population$491 million within 30 minute walk of City Hall
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3 2 2 % g r o w t h in f in e d in in g r e s t a u r a n t s
27465 in 1992
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Flourishing of sidewalk cafes
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1995 = zero
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2002
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2003
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2004
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2005
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2006
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2007
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2008
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2009
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2010:
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273 cafes in 2011
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People attract people
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Growth of self-sustaining evening economy
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Financing public area improvements
1994• 20-year reauthorization
1995• $21 million tax-exempt bond issue backed only by CCD revenues
• +$5 million City funding
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1996: Streetscape Improvements• 893 trees; 72 planters
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Visitor- friendly: 683 pedestrian maps & signs
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Integrated with 233 signs for motorist that the CCD also maintains
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Making Transit More Customer Friendly
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Route maps and historic images
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New graphics for 108 entrances to underground
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.
1
Doubled nighttime illumination2,032 Pedestrian-scale lights
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Completed 2/3 of all streets in last decade
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Supports the evening economy
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Focused on small-scale incremental changes that add up
C:\Documents and Settings\plevy\Desktop\17th Street planters 2007.JPG
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Benjamin Franklin Parkway Comprehensive lighting program
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222 new pedestrian & 132 vehicular lights
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Interpretative signs
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Illuminated 14 major public sculptures
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Facades of 8 major civic buildings
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Culminated in November 2004Lighting of City Hall
From 7 adjacent buildings
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2005 City Hall Holiday Lighting
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D e c e m b e r 2 0 0 8 i l lu m in a t e d 9 b u i ld in g f a c a d e s
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September 2008 opened our first commercial caféAs part of a park renovation project
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Speciality lighting to animate public spaces 3 JFK underpasses
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Renovated Chestnut Park
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A quiet gathering place
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But also a place to get a bite to eat
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$68 million capital improvements
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Residential revival
1996: 4.5 million sf. Vacant Class “C” office space
• Retained architect & developer to evaluate buildings
• Survey to determine best buildings; floor layout, window size & exposure
• Detailed economic analysis of 10 buildings: evaluation for code compliance, cost-estimate, pro-formas.
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10 year residential tax abatementApproved 1997
• Extraordinary costs of converting from vacant office or industrial to residential use
• 10 year abatement on improvements
• Available city wide
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1998–2011: 171 buildings of all sizesConverted to residential use
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Since 1997 added 13,000 new units of housing
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10.2% increase in population since 2000
26% in core of downtownSince 1990
8 Zip codes = 7.8 sq miles5.7% of city’s land area hold 12% = 181,003
Fastest growingMost densely settled
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Center City attracting more younger people than rest of city41% of downtown: ages 25-44; city = 28%
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Center City has more than twice the national average of residents ages 25-34.
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Close proximity that makes us #1 nationally: walk to work – 38%; 22% public transit
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Diversification of CBD land-use25,000 residents now living inside CCD boundaries
25,000
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Continuing rental remand 33,578 students downtown; 84,876 adjacent
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58% of seniors are “somewhat” to “very likely”to stay after graduation
Campus Philly survey
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Significant volumes of returning empty nesters& they have driven up housing prices
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Average residential sale price: 2.26 x citywide
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Younger home-buyers are moving outward
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Citywide 20% of residents work downtownIn core 40-50% downtown; 11.2% in University City
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Extended neighborhoods rapidly approaching 40%
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These outer areas greatest increase in bike & buscommuting to work.
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Educational levels continue to rise
BA Degree Graduate Degree
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These are the well-educated workers that employers wantResidents start to play a role in attracting business
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Big opportunity: 22,710 children were born to Greater Center City parents from 2000 to 2011
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Parents groups now actively involved in plansTo improve playgrounds
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Coalition to improve downtown schools
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Expanded schools website to serve these families
E
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Reflected in our capital priorities: Sister Cities Park
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Generous landscaping, new fountain, Children’s discovery garden, café, community
facility
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Sister Cities fountain
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Philadelphia at the center of the universe
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Names of Sister Cities
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Height of water jet related to size of population
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Children’s discovery garden: ages 2-8
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Recreation of the Wissahickon
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Boat pond, discovery garden in background
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Café overlooking the boat pond
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Café building
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Competitively selected operator
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Revenues support operations of park
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Branch of official Visitors Center
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Extensive outdoor seating
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Seating looks over the boat pond
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Looks back on the office from whichYou are playing hooky for the afternoon
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Biggest sign of change
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Contrast to 1970s
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How did Philadelphia fare in the recession?
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Housing production dropped dramaticallyfor condos & single family houses
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Demand for rental remains strongDemand for rental remains strong
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Rents continue to riseRents continue to rise
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Planned apartments are starting constructionEds & meds as prime driver
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Population continues to riseCore = Vine to Pine; Extended = Girard to Tasker
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Average daily hotel room rates initially declined
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Center recently doubled in size
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Expansion complete; 2,000 room shortageRoom rates are rebounding
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Average daily rate for Center City hotels
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Leisure & hospitality job growth outperformed suburbs
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Office occupancy rates declined
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But in general, most CBD office districts have outperformed their suburbs.
Philadelphia: #3 behind Wash DC & NYC holding occupancy levels
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Philadelphia has a very high concentration in eds & meds
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Philadelphia’s share is double national average of 18% in education & health
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Much higher than east coast peers
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Education & health care employment added jobs in all but 6 of the last 60 months
Philadelphia’s primary buffer against recession
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Jeff, Drexel, Penn & CHOP all expanding downtown
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Education & health care job growth outperformed suburbs
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Next on the agenda: Invest in regional infrastructure
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#1: Expanding runway capacityPhiladelphia International Airport
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Allow simultaneous take-off & landing
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#2: Big opportunityCapitalize on national support for high-speed rail
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Long-shot, game-changer: High speed rail38 minutes to NYC; 67 minutes to Washington DC
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Stopping both in Center City & PHL Airport
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Strategic infrastructure investments at city levelOrganized around job centers
55% of Philadelphia’s jobs are in just 5 clusters of post-industrial employment
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Largest center of employment in region $12.1 billion salaries to metro residents
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University City: rapidly expanding
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National Institute of Health (NIH) Research Funds: 2007
Research & development clustered in 4 nodes
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These 2 employment nodes: 51% private sector jobsWell-connected to region by public transit
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Invest first to connect city’s two largest employment & research nodes: 51% of jobs
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Fill in the thinned out, underperforming western edge
21st Street 22nd Street 23rd Street
Market Street
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Center City + University City Front to 40th: one continuous business district
Area well-served by existing transit
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(1) Enhance subway-surface & subway lines
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With new transit signs + real time information
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(2) Green & calm major streets in office district
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Improve barren plazas
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New green public amenities
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Encourage more active ground-floor retail
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Enhance landscaping & bicycle infrastructure
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Page 6
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Conceptual design complete:
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(3) Improve visibility of local transit at 30th St Station
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Improve the quality of public spaces
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Improve the quality of public spaces
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Small scale investments make a differenceEnhance connection between AMTRAK & SEPTA
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(4) Create a new civic space at Dilworth plaza
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New gateway to regional transit
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New outdoor cafe
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Visible from Convention Center; views up Parkway
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New green amenities
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Curved benches
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Illuminated at night
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La w n
Fountain on the north
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FOUNTAIN
A thin sheet of water you can walk on
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3 foot high programmed jets
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(5) Finish MSE: Stimulate movement between major destinations at either end of the street
City Hall
IndependenceMall
Market Street East
8 City Blocks 3500 Feet 2/3 of a Mile
Convention Center
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Make Market Street: primary hospitality & destination retail/entertainment corridor
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Transform the Gallery
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Create a continuous exciting retail experienceFrom 8th Street
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Animate the sidewalks with retail
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Gateway & connector to Chinatown & Convention Ctr
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We have a highly successful, walkable downtown With a diversity of uses
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Well-linked to the region with highway & rail
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Thriving with day and nighttime activities
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Re-infused with value in the post-petroleum age: Dense, diverse & walkable = sustainable
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Assessment trends 1991-2011: Diversification pays dividends
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Thriving center of opportunity for the city & region
www.centercityphila.org