The Market for Commercial Development in Lansdowne

Next Steps for the Borough

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On the basis of the findings in this report, we recommend that the LEDC adopt as its primary objective increasing the job base/daytime population in the community. There are three primary locations where this can happen: 10 West Baltimore Avenue, the Bell Telephone Building on East Baltimore Avenue, and Union Avenue. A fourth location that would increase economic activity in the downtown is the movie theatre.

We recommend that the LEDC take the following steps toward achieving this objective:

  • Produce a "developers’ package", using data from this report to highlight the community’s assets in order to bring investors into it. While "LANSDOWNE — A Superb Suburb" addressed potential residential buyers and/or renters, a developer’s package should target the advantages of doing business in Lansdowne. Features that could be highlighted in a business-oriented brochure would include the availability of fiber optic cable, transit accessibility, and the favorable business tax climate.
  • Work with the realtor representing 10 West Baltimore Avenue to market the community using this brochure and the Delaware County Commerce Center.
  • Establish an ongoing relationship with the Delaware County Commerce Center (610 566-2225) to keep them informed of the Borough’s economic development goals and activities, and to make sure that all available sites are listed on the Commerce Center’s web site.
  • Continue to pursue operators for the theatre. The LEDC and/or the Borough should consider the possibility of purchase of the theatre and leaseback to an operator, as well as the potential for use by performing arts groups. The office space on the second floor could be developed for itself or another user, including one of the arts groups that is currently active in the community. Alternatively, the Borough could preserve the façade and develop the rear of the site for office space.
  • Continue to work with the Delaware County Planning Department and the Renaissance Program on the proposed redevelopment of Union Avenue. While this is potentially a longer-term effort, the timing is right to begin to build political support because of the Renaissance Program and the comprehensive plan that will be developed in conjunction with East Lansdowne.
  • Actively recruit a new high-end restaurant for the Borough. Suggested first step would be to establish a relationship with three Philadelphia culinary institutes and one chef’s association to seek ways to reach out to alumni. These suggested contacts are:
    • Penn Jersey Metropolitan Chefs Association (www.culinaryarts.com) , 215 468-8800.
    • The Restaurant School at Walnut Hill College, 4207 Walnut Street, Philadelphia 19104; 215 222-4200; www.therestaurantschool.com.
    • JNA Institute of Culinary Arts, 1212 South Broad Street, Philadelphia 19146; 215 468-8800; www.culinaryarts.com.
    • Art Institute of Philadelphia, 1622 Chestnut Street, Philadelphia 19103; 215 567-7080; www.aiph.artinstitutes.edu.
  • Address design issues that impact the physical attractiveness of the commercial areas. While Lansdowne’s central shopping area does not appear to be particularly deteriorated, some façade improvements would be appropriate on some of the buildings. In addition, sidewalks, landscaping, and signage issues should also be addressed. Design issues will become especially important on Union Avenue if its redevelopment goes forward.
  • Seek funding for these initiatives. The State Department of Community and Economic Development lists nine community development, three infrastructure, seven municipal services, and three tax credit programs. While there is a single application for all of these programs, they must be fully researched and understood in order to put together a funding strategy for revitalization. In addition, Delaware County has several economic programs, and a number of State agencies fund a variety of other initiatives that could be helpful in the strategy for revitalization.

The Lansdowne Economic Development Corporation is an all-volunteer group of community members, all of whom have “day jobs”. In order to bring about the revitalization of Lansdowne, it will be necessary to have at least one staff person to implement each of the recommendations above. Key responsibilities of this staff person would be marketing and communications to current and potential Lansdowne residents and business owners, technical assistance to Borough businesses and potential Borough businesses, and the design and implementation of detailed financing strategies for revitalization. There are two ways in which the Borough can proceed.

The first alternative is to apply to the Pennsylvania Department of Community and Economic Development under its New Communities/Main Street Program. The Main Street Program will allow the Borough to hire a full-time Main Street Manager to address all of the issues listed above. In effect, it begins to “level the playing field” between older Boroughs with many individual business owners, and newer shopping centers with a central manager. The Borough has already met several of the criteria to enter the Main Street Program. It has:

  • Established an organizational structure to oversee and evaluate the program;
  • Committed to responsibility for the long term funding of the program;
  • Commissioned a market study;
  • Begun a long-term strategy for revitalization.

It has also established committees on design, restructuring, promotion, communications, and organization, and has made arrangements with the Borough for in kind contributions of computer time and equipment. It has arranged to be part of the Philadelphia Open House Tour, which will bring visitors to town and raise money. At such a time that it is able to open an office, it will secure the appropriate computer system. The Main Street Program will provide $115,000 toward the operation and administration of an office to oversee revitalization over a period of five years. The Borough must match these funds with a minimum of $90,000 during the period.

The second alternative is for the Borough to establish a Business Improvement District (BID). A BID is a legal entity created to implement improvements in defined business districts. These Districts have taxing authority, and may use it to engage in activities that make a business district “clean and safe”. They may also participate in strategic planning, marketing, business recruitment and retention, parking, facade improvement programs, capital projects, and the delivery of social services. The powers of a Business Improvement District include appropriating and expending capital funds for public improvements, as well as purchasing and demolishing or renovating blighted structures. Districts also have the power of eminent domain.

Although the Business Improvement District has been remarkably successful in many parts of the Commonwealth, including Philadelphia, the LEDC does not wish to see a tax levied on businesses within a Business Improvement District. Because of this concern, and because of the progress that the LEDC has made toward meeting the requirements of the New Communities/Main Street Program, we recommend that the Borough apply to the State Department of Community and Economic Development for funding under the Main Street Program.

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