Revitalizing Retail Corridors, Presentation 2


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

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Revitalizing Retail Corridors, Presentation 2

  1. 1. An Introduction To<br />Washington University Medical Center<br />
  2. 2. Who Are We?<br />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:<br />Serve as an internal planning, real estate holding and campus expansion company<br />Stabilize and revitalize neighborhoods surrounding the medical center campus<br />
  3. 3. What We Do<br />
  4. 4. WUMC Neighborhood Partnerships<br /><ul><li>Central West End
  5. 5. Site acquisition & pre-development (completed)
  6. 6. Enhanced public safety & security (ongoing)
  7. 7. Cooperative planning (ongoing)
  8. 8. Forest Park Southeast
  9. 9. Human & social services (ongoing)
  10. 10. Capacity building (ongoing)
  11. 11. Site acquisition & pre-development (ongoing)
  12. 12. Enhanced public safety & security (ongoing)
  13. 13. Cooperative planning (ongoing)
  14. 14. Public infrastructure & beautification (ongoing)</li></li></ul><li>Our Partners<br />Park Central Development Corporation<br />Forest Park South Business Association<br />The Grove Community Improvement District<br />The Central West End Neighborhood Security Initiative<br />The CWE South and Southeast Special Business Districts<br />
  15. 15. WUMCRC Investment in FPSE<br />Since 1995, WUMC has investment almost $30 million into Forest Park Southeast/The Grove in the following areas:<br />Planning<br />Residential Development<br />Safety & Security<br />Infrastructure<br />Economic Development<br />Human & Social Services<br />
  16. 16. The Grove Entertainment District<br />Rebirth of a Great Street<br />
  17. 17. The Great Neighborhood Commercial District<br />The Past<br />
  18. 18. Diverse Offerings<br />Manchester Avenue was once a thriving neighborhood commercial/ retail corridor<br />
  19. 19. Density<br />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)<br />
  20. 20. Walk To Work<br />In addition, local factories and plants employed thousands in less than a .5 mile radius of Manchester Ave.<br />
  21. 21. Neighborhood Amenities<br />The commercial district was once lined with a diverse number of neighborhood amenities and services<br />
  22. 22. Transit HUB<br />The popular Manchester streetcar line connected the area to both downtown and the western suburbs<br />
  23. 23. Connectivity<br />Manchester (MO Hwy. 100) was the main east-west artery connecting the city to mid-Missouri<br />Manchester circa 1920<br />
  24. 24. The great decline<br />1960-2000<br />
  25. 25. 1960-2000 Decline<br />The surrounding neighborhoods experienced a significant level of population decline due to urban renewal and change in occupancy laws<br />
  26. 26. New Freeways Passed Us By<br />Highway 40/I-64 bypassed the area and took the commuters with it<br />
  27. 27. 1960-2000 Decline<br />Change in purchasing habits sent shoppers to strip centers and shopping malls in the nearby suburbs<br />
  28. 28. 1960-2000 Decline<br />During this time of significant decline, the structures lining the street were repurposed for lower density and non-pedestrian uses<br />
  29. 29. 1960-2000 Decline<br />Real estate prices plummeted and pedestrian activity all but vanished. <br />Several structures fell prey to the wrecking ball due to lack of upkeep and investment. <br />
  30. 30. 1960-2000 Decline<br />An increase of absentee landlords transformed the neighborhood into a transitional neighborhood<br />
  31. 31. The Big Decision<br />What to do?<br />
  32. 32. 2 Key Questions for the Future of Manchester<br />Can the street be a great commercial corridor again? And if so………..<br />Should the street be revived as a neighborhood commercial district or reimaged as a regional attraction?<br />
  33. 33. Great Potential<br />Can the street be a great commercial corridor again? YES<br /><ul><li>Great Historic Structures
  34. 34. Close proximity to major employment centers
  35. 35. Centrally located
  36. 36. Excellent transportation connections</li></li></ul><li>Population Decline<br />Should the street be revived as a neighborhood commercial district? Doubtful<br /><ul><li>Declining neighborhood population
  37. 37. Change in daily household needs purchasing behavior</li></li></ul><li>New Market Base<br />Should the street be reimaged as a regional attraction? YES<br />Appealing to single and young adults<br />Emerging LGBT oriented businesses<br />Commercial space sizes are suitable for entrepreneurs <br />
  38. 38. Pre-Develop Planning & Site Acquisition<br />Economic Development<br />Infrastructure Investment<br />Neighborhood Stabilization<br />Rebirth Strategy 2000-Present<br />
  39. 39. Pre-Development Planning & Strategic Acquisition<br />Sponsored a neighborhood-wide comprehensive plan <br />Physical Development<br />Great Centers & Edges<br />Mixed Income Housing<br />Strategic Acquisition<br />Human & Social Services<br />Resource Coordination<br />Employment Connections<br />Youth Services<br />Senior Citizen Services<br />
  40. 40. Great Entries<br />McCormack House located at Kingshighway & Manchester<br />
  41. 41. Filling the Gaps of Human Services<br />New Family Care Health Center located at Manchester & Newstead<br />
  42. 42. Manchester Development Opportunities<br />
  43. 43. Economic Development<br />National Historic District<br /> State & Federal Tax Credits incentives for developers<br /> Preservation of historic structures inspires tourism & has a large support base<br />
  44. 44. Economic Development<br />The Grove Community Improvement District<br />Long-term funding for revitalization initiatives<br />Community group focused on the improvement of the district<br />
  45. 45. Economic Development<br />
  46. 46. Economic Development<br />Marketing & Rebranding<br /> Street festivals & unique events<br /> Social networking and e-presence<br />
  47. 47. Tour de Grove Bike Race<br />
  48. 48. Grove Fest Street Festival<br />
  49. 49. The Neighborhood is home to over <br />50 Pieces of Public Art<br />
  50. 50. Cleaning and Beautification<br />
  51. 51. Cleaning and Beautification<br />
  52. 52. $3million Manchester Streetscape<br />
  53. 53. $3million Manchester Streetscape<br />
  54. 54. New Manchester Planters<br />
  55. 55. New Manchester Street Furniture<br />
  56. 56. New Manchester Art Displays<br />
  57. 57. Rebirth Strategy 2000-Present<br />Neighborhood stabilization (Rebuild the Base)<br />Rehabilitation and development of affordable & market rate housing<br />Human and social services investment<br />Community capacity building<br />Prohibitive Use Ordinance (Restore confidence in the community)<br />Security<br />
  58. 58. Strengthening the Neighborhood<br />Restored Market Rate Housing<br />
  59. 59. Strengthening the Neighborhood<br />Affordable For-Sale Housing<br />
  60. 60. Strengthening the Neighborhood<br />New Adams School and Adams Park Community Center<br />
  61. 61. Rebirth Strategy 2000-Present<br />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.<br />
  62. 62. The Results<br />Over 500 units of market rate and affordable housing units have been produced in the neighborhood<br />Reopened Adams School and new Adams Park Community Center<br />Highly successful job training, placement and retention program<br />$3m Manchester streetscape project<br />Millions of dollars of private investment along Manchester<br />10 year reduction in neighborhood crimes<br />
  63. 63. The Transformation<br />4196 Manchester Avenue<br />
  64. 64. The Transformation<br />4202 Manchester Ave<br />
  65. 65. The Transformation<br />4229 Manchester Ave<br />
  66. 66. The Transformation<br />4233-39 Manchester<br />
  67. 67. The Transformation<br />4243 Manchester Ave<br />
  68. 68. The Transformation<br />4301 Manchester Ave<br />
  69. 69. The Transformation<br />4306 Manchester Ave<br />
  70. 70. The Transformation<br />4353 Manchester Ave<br />
  71. 71. The Transformation<br />4510 Manchester Ave<br />
  72. 72. The Transformation<br />4512 Manchester Ave<br />
  73. 73. Independent Testimonials<br />What others are saying<br />
  74. 74. The Word on the Street<br />“Grove. Add a letter and it spells "groove", fitting for the area's new status as the hip STL night spot.”<br />Rick Bonasch,<br />
  75. 75. The Word on the Street<br />“The ever-expanding Grove boasts more than a dozen friendly hot spots, each with a unique vibe.”<br /><br />
  76. 76. The Word on the Street<br />“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. ”<br />The Vital Voice Newspaper Editorial, “The Grove Finds its Groove”<br />
  77. 77. The Word on the Street<br />“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.”<br />Riverfront Times, “Destination Review”, 2009<br />
  78. 78. The Word on the Street<br />2008 and 2009 Best Restaurant Neighborhood<br />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.<br />
  79. 79. What’s Next<br />Develop long term funding source for security, marketing and infrastructure <br />Create new economic development tools and incentives<br />Update and enhance the neighborhood plan to position the neighborhood for growth and sustainability<br />