Downtown Marketing and Development

Insights and observations on the redevelopment and revitalization of post-industrial towns on the Route 422 Corridor in Southeastern Pennsylvania.


The Culture of the Individual and Aesthetic Considerations

While in Rome last week I had an opportunity to visit the Coliseum which was kind of an adventure to me.  After standing in line for 45 minutes we got to see the artifacts and some of the narratives that went along with the impressive ruins.  There was one part of the tour that stuck in my mind. 

Phoenixville Train Project Changes Tracks

The Borough of Phoenixville's access to passenger rail to Philadelphia ended through the dissolution of CONRAIL. The Mayor's Task Force for the Restoration of Passenger Rail Service to Phoenixville is spearheading the effort to restore service on the same rail line, now owned by Norfolk Southern.

Impact of Opportunity Zones

Recently I have been asked to help a community group in Coatesville. The group of residents got together and formed a CDC, with a primary focus on the resident. They are separate from the current effort to revitalize Coatesville. They are what some call, an ancillary group — A group of people wanting to do good.

Why Should Small Towns Try to Dictate Their Own Future?

Regionalism, Urbanism, Smart Growth are all buzz words out there concerning revitalization. Many times, people get all their hopes and dreams defined and try to fit into the buzz words. Then there is an attempt to tell people what they want to hear, rather than what they need to do. If, when planning, there is no context to the planning study, you could find yourself running around in circles looking to establish something that is not what you want to do.

Pottstown’s Mosaic Community Land Trust — Revitalizing Pottstown from the Ground Up

Where you live becomes a part of who you are. In most cases, goods and services provided locally are your window on the consumer world. The location of goods and services is only part of the story associated with the quality of life of a place. The entire living experience relates to the quality of life you enjoy in your localities. In many cases the older neighborhoods, since the 1960s, have experienced disinvestment, outward migration and job loss.

Business/Employer Recruitment and the Amazon Example

The recent Amazon relocation to New York has been aborted and one of the all-time business recruitments ended with suddenness. The criteria included considering the “sense of place” and “amenity package” of the locations as part of the selection process. Many cities applied, and I believe that both Pittsburgh and Philadelphia were contenders. It was a highly sought-after economic development goal for many of cities and states.

Stop Turning Railbeds to Trails

Not every barn needs a group of kids saying, “Hey, here’s a vacant barn! Let’s put on a show.” Similarly, not every railbed needs a trail. I am sure that many people use the trail system in the Philadelphia area and support the conversion of railbeds to trails passionately. I admit that the trails are used quite often by people. 

Institutional Resistance When Initiating Change

People think that when change happens, it happens quickly and swiftly. That is not the case in most situations. Being an agent of change, I have gotten used to it and try not to take it personally when I am attacked for “not knowing what I am doing.”

Practical Application of Amenity as an Enhancement of Value

The revitalization of Phoenixville has led to the increase in value of the commercial properties, as well as some of the surrounding residential properties. When the streetscape amenities were installed, people looked differently at the town and the price of real estate. Between the years of 2003 and 2010, assessed property value in Phoenixville increased by approximately $150,000,000 and grew at a rate of 25 percent. Now Phoenixville is about to take another giant leap in value.

Ramps to Nowhere

Last Saturday morning my wife and I were going out to breakfast and she pointed at the Wendy’s on Route 30 in Thorndale and remarked about the fact that they used such big stones that people waiting for the bus had to stand on the road to wait for the bus. There was not a lot of room between the cart way and the curb, making it a dangerous bus stop. 

Bold Proposal for Minority Housing

This article is the third and final article in my series on housing history and results. The first article, entitled Spatial “Separation Resulting in Racial Segregation,” dealt with the history of systematic racial exclusion built into the mortgage and credit laws and regulations. The second article, entitled “Hyper-Segregation – a Public Created Entity,” addressed that most minorities were squeezed together in the cities far away from white people to create hyper-segregation. This article will deal with what I have concluded is the potential answer to addressing the problem.

Placemaking in two Different Directions

There has been an uptick in towns and cities, allowing open-air dining to increase capacity/distancing issues in restaurants. There was a need to react quickly in a situation where there is a possibility that losing the downtown retail trade that was developed is possible. 

It brings into focus how slow things move in government. If these kinds of decisions can be made in a crisis, why does it take so long when things are not in emergency mode? It is puzzling that programs can be developed, making decisions at lightning speed when it usually is a long process.

Hyper-Segregation a Public Created Entity

In my last article, I wrote about the policies and guidelines that have led to the spatial separation of racial minorities. Laws led to segregation as a result of specific neighborhoods being designated as "red" (high risk) through the Home Owner's Loan Corporation (HOLC) starting in 1933 and the policy was perpetuated through the FHA and the VA loan programs.

It is All Like That

Many people, some whom I don't even really know, have asked me for help dealing with the recovery programs during the COVID-19 crisis — So much so I posted the rules of the Paycheck Protection Program (PPP) on my website and sent them to the site, so they did not have to write everything down. In most cases, it was a single form with a bunch of attachments that would be done by their accountant.

Phoenixville Train Project Continues to Move Forward

The inter-city rail connection from Phoenixville continues to move forward. For purposes of moving the project forward, the Phoenixville School District voted to endorse the effort. The remaining entity to approve is Chester County. All relevant data has been sent to the county and awaits their endorsement to move the project forward.

Spatial Separation as a Way of Maintaining Housing Value — Part 1

In recent weeks I have devoted a little more time to addressing issues relating to gentrification in Coatesville. It appeared to me to be where somehow many of the black people in Chester County ended up in one place. There is a spatial separation of minorities in Chester County. Minorities are not evenly distributed throughout the county. 

Movement CDC Update, My Project in Coatesville

I recently was asked to help the Movement Community Development Corporation in Coatesville, and I thought year-end I would update the progress they are making in the revitalization.

Coatesville has been an area that has drawn a lot of interest in subsidized housing over the years. The City is designated Racial/Ethnic Concentrated Area of Poverty (RECAP), which is not a real good designation to have bestowed. The housing in the area has vacant and underutilized properties and many tangled title properties. There are many rentals in the City, and the homeownership rate is low.

Phoenixville Today — An Interview with Manny DeMutis

Manny DeMutis is a Phoenixville native who attended Phoenixville School District along with his two sisters Dodi and Ann.  They currently comprise the 3D Group, which was responsible for the revitalization of Phoenixville.  Manny is married to Kate and they have three daughters Hope, Paige and Ava.

The ultimate family man, he currently spends time traveling to Paige’s Field Hockey events in East Carolina or visiting Hope at Penn State.  Because of the nature of his work, Manny spends most of his summers doing business in his beach chair at Cape May.

Federal Opportunity Zones and the Disenfranchised

How do you breathe life into a dying town or a census district that has a lot of poverty and disinvestment? It is pretty tricky when you come to the realization that no one has invested in these areas or properties for a good amount of time. Stores are vacant and the housing becomes the refuge of the low-income population. 

Revitalizing Downtowns with Downtown Infill

When most traditional downtowns were planned, normally there was a residential component to maximize the income of the buildings, and for practical purposes, enable additional rentable space for the owner.  Now, with the movement of people back to smaller towns, the modern-day adaption is not quite like it was in the days when these downtowns were originally designed.

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