Downtown Marketing and Development

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

like0

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.

Change as a Constant

Since I am the only recognized “Agent of Change” in Pennsylvania… so declared by the Governor at one time… I thought I would change up this column a little bit this month and write about change. 

Elimination of Funding Schools through Property Taxes

The budget talks are ongoing in Pennsylvania and one of the items is how to fund the schools. Some of it centers on how to implement a plan that collects only a partial amount of the entire amount gained through property taxes by schools. Although I am not privy to the discussions, I could imagine concerns that certain school districts will not get a rightful share and the money.

Main Street as an Economic Development Generator

“Back in the day they walked three or four abreast in the downtown on a Saturday night.” That is a familiar quote from residents of a community as they talk about how the downtown has lost favor in the regional marketplace.  Looking at the streets bare and without activity must mean that the town is no longer viable. 

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. 

Change in Economic Policy

I was reading that in order to get a minister held in Turkey back there were economic sanctions (steel tariffs) imposed upon Turkey. Drastic change for the country of Turkey, and their currency took a tumble losing 14 percent of its value. People are panicking, and we are only talking about steel tariffs.

As the previous scenario is unfolding in the news, you have to start to wonder just how fragile are some of these economies in some of these countries? 

Changes in Phoenixville

I had left Phoenixville in 2012 after working for two years for Manny DeMutis and returned this past February and found that there had been a lot of changes that had taken place in my absence. I had been in Pittsburgh for a couple of years, working on a Transit Oriented Development (TOD) project, and coming home on weekends did not afford me a whole lot of time to do anything. Plus, I have been spending a lot of time in Europe, as I expanded my practice, which further restricted my availability.

Change in Transportation along the 422 Corridor

Recently I returned to Philadelphia after being in Pittsburgh the better part of the last three years looking after my father. Any of you that have elderly parents will soon find out choices in your life will sometimes take a back seat to what you have to do as a responsible family member. Although Pittsburgh, to me, is like being in social Siberia, I would not change a moment of sharing my father’s last days. 

DeMutis Group Funds Study of Options for Rail Service to Phoenixville

Phoenixville Developer Manny DeMutis took time to address the reasons why he is funding a study for the Borough to assess the possibility of options for Rail Service to Phoenixville. His proposal was presented to the borough Infrastructure Committee where it met with approval. It will be forwarded to Borough Council for a vote, where DeMutis expects an affirmative vote to proceed.

No questions have been added to this group.
No polls have been added to this group.

Recent activity in this group

Barry Cassidy's picture
Barry Cassidy posted City Downtowns Contracting in the Downtown Marketing and Development group
Thu, 7/25/2024 - 2:55pm
Barry Cassidy's picture
Barry Cassidy created City Downtowns Contracting in the Downtown Marketing and Development group
Thu, 7/25/2024 - 1:51pm
Barry Cassidy's picture
Barry Cassidy posted The Rise of Vintage in the Downtown Marketing and Development group
Thu, 6/27/2024 - 1:09pm
Barry Cassidy's picture
Barry Cassidy created The Rise of Vintage in the Downtown Marketing and Development group
Thu, 6/27/2024 - 12:36pm

Active in this group

Phoenixville Today — An Interview with Manny DeMutis

Group contributors

Organizers

  • Barry Cassidy's picture

Contributors

  • Bill Haley's picture