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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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.

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. 

Change In Neighborhoods Impacted By Gentrification

One of the issues that can arise when you are revitalizing is the potential for people from other areas and income groups to want to live in your (town) neighborhood. Many times the sudden influx causes demand in real estate, both residential and commercial.  The commercial revitalization sometimes makes it hard for some stores to remain downtown when rents go up. 

Good Design as an Asset in a Downtown Setting

Good design in a downtown is always the hallmark of a revitalized community. It is always easy to see bad design if it is particularly bad. When you walk down a street in a downtown, your eyes do not focus on bad design in the form of a rusty fence or a broken sign. In every town there is something.

Law and Order In Phoenixville

It was with surprise that I saw that Chief William Mossman retired from Phoenixville Police Department. His new employer will get a solid law enforcement official with street smarts and technical correctness. I always looked at my relationship with the Chief and the officers of the Phoenixville Police Department as a match made in heaven. 

The Hidden Economic and Social Impact of Illegal Workers in a Downtown Setting

Immigration is a hot topic in the presidential elections, and I started thinking about my interaction with illegal immigrants. Really it starts with me, as my grandfather was illegal. He did not find that out until he was about 90-year old, retired on social security, receiving a steelworker’s pension, black lung benefits and living in subsidized housing. I also have had work experience relevant to the issue.

Dialectics of Change

Change happens no matter who tries to stop it or promote it. When I go into a town to revitalize, by definition of the word it means change. You are taking what is in the town and offering either an enhancement, or repositioning in the regional marketplace. I always seek to look at how I proceed in terms of a linear programming model — To get from point A to point B in the straightest line possible, which will, in many cases be subject to constraints.

Grant Packaging

One of the items that people seeking government funding need to recognize is that there is not really only one source for many projects. There are federal grants, state grants, and local grants, each being a little different and each being a little alike.

Leveraging Local Dollars as a way of Funding Projects, Part 2

Last month I went over how important it is not to be an undiscovered island in a sea of projects offered to funding sources. I discussed how important it is to put a “face” on the project. Local leaders need to step to the forefront to discuss their project desires with the agencies regulating the activity. This ensures that the project is not coming from left field somewhere, but as part of an announced strategy to rectify whatever problem is at hand.

Leveraging Local Dollars as a Way for Funding Projects

People are always asking me, “how is it that you are able to access grants”? I always blow off that question because I do not know. I know that if you write a good application, you score a lot of points and you are competitive. That is all that you can ask, that you are competitive to get yourself on the board.

Financial Packaging in a Difficult Environment

In a time when money is tight in the public sector, things become more competitive when a community is seeking money for economic development. I write grants, and know that the level of the quality of applications is higher when there is less money. 

Much of the time, the types of grants a community can apply for is dictated through the availability of local match money. Where there is an issue with raising the local match, the types of grants and availability of grants are limited.

Who Revitalizes a Downtown?

Any time you hear of a town that wants to revitalize the downtown area, there are reasons for people get together to form a revitalization committee. Some towns are not that bad. Some towns are really bad. The question is always, what do we do to fix it? Many times, the answers the group comes up with, are to tell others what to do.

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