Downtown Marketing and Development

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

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Downtown Development as a Profession

Many people ask me “How did you get into the downtown development business?” The fact is that I am not sure how it happened. I remember in the early years it was not really a profession, and it was hard to explain what I did for a living.

Can Something Be So Bad It Is Good?

I have worked in a number of communities that have attempted to revitalize their downtown, and faced obstacles because of poor housing stock surrounding the downtown. The commonwealth attempted to address this problem with the Elm Street program. If the housing stock around the downtown is deteriorating, in many cases it deters people from entering the area.

Future of Main Street/Budget Constraints Imperil Program

It appears that a number of things have not gone well for the Pennsylvania Main Street program the last few years. Severe budget cuts and the loss of a designated specific line item in the Commonwealth budget have hurt the program. The number of Main Street programs across the state decrease annually, as local budgets shrink along with the Commonwealth’s budget.

What Kind of Place is Your Downtown?

Summer is a good season for getting outside and walking around. The warm summer nights could afford many an opportunity to walk around in the downtown. Many times people walk around and really do not pay much attention to anything but the path in front of them.

I would like to suggest the next time you take a walk, do it in your downtown.  You will be surprised at what you see if you pay a little attention to detail.  Towns change over time but some things just remain the same.

Pennsylvania Main Street Program is Imperiled

I am the co-founder of the Pennsylvania Downtown Center and I attend their annual conference. I have not been a main street manager for a few years, so it is more a labor of love to attend than a necessity. The conference is always a good time, but this year I retired early because as I age, 10 PM has become the new 11 PM.

Elections and Downtown Management

I have been in the Main Street Management field for almost 30 years, and I have always found that public service people, like main street managers, come under greater scrutiny during an election year.  Many times, it is derived by inference. Some person running for office or supporting someone running for office normally has an agenda or platform, and if something relating to your program somehow… someway… bears any resemblance to the platform or agenda, you end up in the cross hairs.

Brownfields and Community Development

In many of the communities that I visit, there is a common problem of a contaminated property. It is considered blight, and in most cases, there is a consensus that the blight should be remedied. Sometimes it is a downtown property, as it was in Downingtown, with the O’Brien Machinery property, and other times it is in a residential area like in Forest Hills.

Why Have a Downtown Keystone Communities Plan?

The Commonwealth has created the designation of Keystone Communities. To be eligible for grants, it is a good idea to have the plan and the designation. The designation gets you preferred status for grants. However, to have this status you need to hire someone to be your revitalization coordinator.

Saying YES as Part of Downtown Revitalization

It is a three-letter word but it can mean the difference between success and failure. Yes, YES is a powerful word. I used the word yes quite a bit when I got to Phoenixville.  Using yes and no at the right times is a crapshoot at best, but one must use one’s best judgment.

Why a Main Street Manager is Necessary

The main street process is a known method for revitalization using promotion, organization, economic restructuring and promotion. The four points, when implemented correctly, provide a powerful revitalization process that has provided results in small communities all across the country.

Life on the Road

I'm currently on a nationwide trip across the United States to explore vacancies and various types of businesses in American downtowns today. My 70-city journey has already taken me through Memphis, many cities in Texas, and up along the California coast.

Most signs of the 2021 lockdown protests have now disappeared, indicating a return to normal. Many cities have made significant progress in filling some of the vacancies. While some cities have filled vacancies, some previously occupied stores are now vacant. Overall, things have evened out a bit across these cities. 

Riots in Los Angeles

Not many people deal with riot control on a civilian level. As I watch TV and observe the rioting, I think about the measures that I had to invoke after the Mardi Gras riots and the Greek Picnic sexual assaults on South Street.

Sitting down and reviewing everything with the city and state police was eye-opening.  Much of it was about the preparation and the initial setup of barriers. For the most part, my role was the public information portion and the voice, eyes, and ears on the street to call in potential issues.

Turmoil in Grant World

These are interesting times if you make your money providing public finance, like I do. I have an EPA Environmental Justice application pending. It is a good application, but you never know if they want to review all applications over $50,000; mine is $150,000. If we get the money, it will mean we met the Trump criteria. 

How can I shepherd it through? I need to wait. 

I Get Another Chance

Very rarely do you fail at something and get another chance to fix it.  Such is the case with the only blackspot on my resume.

Flood Control Along Beaver Creek

In mid-November, we held the second public meeting of the stakeholders along the floodplain in Caln Township. The Borough of Downingtown is a sub-basin area of Brandywine Creek. The houses along Brandywine and Beaver Creek, as well as Brandywine Creek and Parke Run, are most affected by flooding.

When Agencies Go Away, Some Programs Stay

The incoming Trump administration will bring changes, which remind me a little bit of the Reagan years. We have been promised wholesale changes in the composition of government agencies.

Agencies can be consolidated, abolished, or merged to save on administrative costs. In many cases, the agency can go away, but the programs that need to be continued will either get a rehaul and a new name or be combined into an agency with a similar focus.

When the Administrative Elite Goes Silent

When I graduated from college with a BA in Political Science, my father helped me get an appointment as an intern for the AFL-CIO in the Industrial Union Department (Old CIO). I was excited to start a career and was assigned to work on an education program explaining the new Occupational Safety and Health Act of 1971.

Disrupting The Administrative Elite

In my last few columns, I have discussed how things work in government. In my August column, I discussed how the administrative elites can make problems disappear through interpretation.  In September, in my interview with Phoenixville philanthropist Manny DeMutis, I discussed how environmental issues impacting local beaver habitats in the revitalization of Phoenixville impacted potential development.

Phoenixville Revitalization — Interview with Manny Demutis

(The following is an interview Barry Cassidy conducted with Phoenixville developer Manny Demutis in Cape May, New Jersey on September 8, 2024.)

Q. Why are you spending a lot of time in Cape May?

We own the Inn of Cape May, an ideal summer setting. I have a house close to the hotel and provide oversight when needed. I try to blend as much work time as I can into days at the beach.

Q.  Saw the live band out in front of the Inn last night. It seems like you drew a nice-sized crowd out there.

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