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Revitalizing Retail Corridors, Presentation 2

Revitalizing Retail Corridors, Presentation 2



Presented by Brian Phillips, Executive Director, Washington University Medical Center

Presented by Brian Phillips, Executive Director, Washington University Medical Center



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    Revitalizing Retail Corridors, Presentation 2 Revitalizing Retail Corridors, Presentation 2 Presentation Transcript

    • An Introduction To
      Washington University Medical Center
    • Who Are We?
      Washington University Medical Center is a non-profit real estate and planning company established to serve as a joint partnership between BJC HealthCare and Washington University to:
      Serve as an internal planning, real estate holding and campus expansion company
      Stabilize and revitalize neighborhoods surrounding the medical center campus
    • What We Do
    • WUMC Neighborhood Partnerships
      • Central West End
      • Site acquisition & pre-development (completed)
      • Enhanced public safety & security (ongoing)
      • Cooperative planning (ongoing)
      • Forest Park Southeast
      • Human & social services (ongoing)
      • Capacity building (ongoing)
      • Site acquisition & pre-development (ongoing)
      • Enhanced public safety & security (ongoing)
      • Cooperative planning (ongoing)
      • Public infrastructure & beautification (ongoing)
    • Our Partners
      Park Central Development Corporation
      Forest Park South Business Association
      The Grove Community Improvement District
      The Central West End Neighborhood Security Initiative
      The CWE South and Southeast Special Business Districts
    • WUMCRC Investment in FPSE
      Since 1995, WUMC has investment almost $30 million into Forest Park Southeast/The Grove in the following areas:
      Residential Development
      Safety & Security
      Economic Development
      Human & Social Services
    • The Grove Entertainment District
      Rebirth of a Great Street
    • The Great Neighborhood Commercial District
      The Past
    • Diverse Offerings
      Manchester Avenue was once a thriving neighborhood commercial/ retail corridor
    • Density
      During it’s height in the 1950’s, the Forest Park Southeast neighborhood had a residential population of 11,500 within a 4 block walking distance north and south of Manchester Ave. There were also tens of thousand more people located in the adjacent neighborhoods (Tiffany & McRee Town)
    • Walk To Work
      In addition, local factories and plants employed thousands in less than a .5 mile radius of Manchester Ave.
    • Neighborhood Amenities
      The commercial district was once lined with a diverse number of neighborhood amenities and services
    • Transit HUB
      The popular Manchester streetcar line connected the area to both downtown and the western suburbs
    • Connectivity
      Manchester (MO Hwy. 100) was the main east-west artery connecting the city to mid-Missouri
      Manchester circa 1920
    • The great decline
    • 1960-2000 Decline
      The surrounding neighborhoods experienced a significant level of population decline due to urban renewal and change in occupancy laws
    • New Freeways Passed Us By
      Highway 40/I-64 bypassed the area and took the commuters with it
    • 1960-2000 Decline
      Change in purchasing habits sent shoppers to strip centers and shopping malls in the nearby suburbs
    • 1960-2000 Decline
      During this time of significant decline, the structures lining the street were repurposed for lower density and non-pedestrian uses
    • 1960-2000 Decline
      Real estate prices plummeted and pedestrian activity all but vanished.
      Several structures fell prey to the wrecking ball due to lack of upkeep and investment.
    • 1960-2000 Decline
      An increase of absentee landlords transformed the neighborhood into a transitional neighborhood
    • The Big Decision
      What to do?
    • 2 Key Questions for the Future of Manchester
      Can the street be a great commercial corridor again? And if so………..
      Should the street be revived as a neighborhood commercial district or reimaged as a regional attraction?
    • Great Potential
      Can the street be a great commercial corridor again? YES
      • Great Historic Structures
      • Close proximity to major employment centers
      • Centrally located
      • Excellent transportation connections
    • Population Decline
      Should the street be revived as a neighborhood commercial district? Doubtful
      • Declining neighborhood population
      • Change in daily household needs purchasing behavior
    • New Market Base
      Should the street be reimaged as a regional attraction? YES
      Appealing to single and young adults
      Emerging LGBT oriented businesses
      Commercial space sizes are suitable for entrepreneurs
    • Pre-Develop Planning & Site Acquisition
      Economic Development
      Infrastructure Investment
      Neighborhood Stabilization
      Rebirth Strategy 2000-Present
    • Pre-Development Planning & Strategic Acquisition
      Sponsored a neighborhood-wide comprehensive plan
      Physical Development
      Great Centers & Edges
      Mixed Income Housing
      Strategic Acquisition
      Human & Social Services
      Resource Coordination
      Employment Connections
      Youth Services
      Senior Citizen Services
    • Great Entries
      McCormack House located at Kingshighway & Manchester
    • Filling the Gaps of Human Services
      New Family Care Health Center located at Manchester & Newstead
    • Manchester Development Opportunities
    • Economic Development
      National Historic District
      State & Federal Tax Credits incentives for developers
      Preservation of historic structures inspires tourism & has a large support base
    • Economic Development
      The Grove Community Improvement District
      Long-term funding for revitalization initiatives
      Community group focused on the improvement of the district
    • Economic Development
    • Economic Development
      Marketing & Rebranding
      Street festivals & unique events
      Social networking and e-presence
    • Tour de Grove Bike Race
    • Grove Fest Street Festival
    • The Neighborhood is home to over
      50 Pieces of Public Art
    • Cleaning and Beautification
    • Cleaning and Beautification
    • $3million Manchester Streetscape
    • $3million Manchester Streetscape
    • New Manchester Planters
    • New Manchester Street Furniture
    • New Manchester Art Displays
    • Rebirth Strategy 2000-Present
      Neighborhood stabilization (Rebuild the Base)
      Rehabilitation and development of affordable & market rate housing
      Human and social services investment
      Community capacity building
      Prohibitive Use Ordinance (Restore confidence in the community)
    • Strengthening the Neighborhood
      Restored Market Rate Housing
    • Strengthening the Neighborhood
      Affordable For-Sale Housing
    • Strengthening the Neighborhood
      New Adams School and Adams Park Community Center
    • Rebirth Strategy 2000-Present
      Safety is key to any thriving neighborhood or entertainment district. The Grove Community Improvement District and WUMCRC fund over 4000 hours of supplemental St. Louis Metropolitan police patrols.
    • The Results
      Over 500 units of market rate and affordable housing units have been produced in the neighborhood
      Reopened Adams School and new Adams Park Community Center
      Highly successful job training, placement and retention program
      $3m Manchester streetscape project
      Millions of dollars of private investment along Manchester
      10 year reduction in neighborhood crimes
    • The Transformation
      4196 Manchester Avenue
    • The Transformation
      4202 Manchester Ave
    • The Transformation
      4229 Manchester Ave
    • The Transformation
      4233-39 Manchester
    • The Transformation
      4243 Manchester Ave
    • The Transformation
      4301 Manchester Ave
    • The Transformation
      4306 Manchester Ave
    • The Transformation
      4353 Manchester Ave
    • The Transformation
      4510 Manchester Ave
    • The Transformation
      4512 Manchester Ave
    • Independent Testimonials
      What others are saying
    • The Word on the Street
      “Grove. Add a letter and it spells "groove", fitting for the area's new status as the hip STL night spot.”
      Rick Bonasch, www.stlrising.com
    • The Word on the Street
      “The ever-expanding Grove boasts more than a dozen friendly hot spots, each with a unique vibe.”
    • The Word on the Street
      “Businesses on the block are truly unique and united around providing a great establishment. Great people live in the neighborhood. It’s a big growth area and it’s just happening. The foundation is stronger here because it’s happening naturally by demand. ”
      The Vital Voice Newspaper Editorial, “The Grove Finds its Groove”
    • The Word on the Street
      “Only a few years ago there was no reason to slow down, let alone stop, on the stretch of Manchester Avenue between Kingshighway and Vandeventer Avenue. But these days the area known as the Grove offers something for everyone of almost every stripe.”
      Riverfront Times, “Destination Review”, 2009
    • The Word on the Street
      2008 and 2009 Best Restaurant Neighborhood
      Enjoy bistro fare featuring fresh, local ingredients at chef Anthony Devoti's Five, or head to Devoti'sgastropub, Newstead Tower Public House, for a burger and a beer. Satisfy your experimental bent with Agave's modern take on Mexican food, enjoy the timeless pleasures of Everest's Nepali cuisine or sate your hunger for your favorite Tex-Mex dishes (at Atomic Cowboy. Better budget at least a week's worth of visits to make it through all the different daily specials at soul-food mecca Sweetie Pie's.
    • What’s Next
      Develop long term funding source for security, marketing and infrastructure
      Create new economic development tools and incentives
      Update and enhance the neighborhood plan to position the neighborhood for growth and sustainability