Fixing broken cities: The implementation of urban development strategies

Fixing Broken Cities: The Implementation of Urban Development Strategies

Volumn , Issue , 2009, Pages 1-325

  Kromer, John ^a  

^a UNIVERSITY OF PENNSYLVANIA   (United States)

Author keywords

[No Author keywords available]

Indexed keywords

EID: 84917292802     PISSN: None     EISSN: None     Source Type: Book    
DOI: 10.4324/9780203878606     Document Type: Book

References (302)

1. Much of my experience at OHCD is described in my first book, Neighborhood Recovery: Reinvestment Policy for the New Hometown (New Brunswick, New Jersey: Rutgers University Press, 1999)
2. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-85, Baltimore: Johns Hopkins University Press, 1990
3. Joanne Aitken, past President of the Philadelphia Chapter of the American Institute of Architects, called attention to these similarities in several articles and presentations
4. Delaware Valley Regional Planning Commission, "Regional Planning: Past Efforts/ Housing," www.dvrpc.org/planning/longrange/indicators/past/housing.htm (accessed December 19, 2008)
5. Michael Klein, "Area's Affair with Jen and Ben Ends-After Weeks of Filming in Phila. and N.J., 'Jersey Girl' Is Gone. After 10 Weeks of Filming, Staff and Stars of 'Jersey Girl' Leave," The Philadelphia Inquirer, November 1, 2002, Local News section
6. Dan Baum, "The Lost Year: Behind the Failure to Rebuild," New Yorker, August 21, 2006, pp. 44-53
7. The Century Foundation, The "Red" States: How Governors Ended Up with Huge Deficits (New York: The Century Foundation, 2004), pp. 1, 3, 4, 6, 8, 9
8. Aaron C. Davis, "States' Budget Crises Will Hurt Millions," www.boston.com/ (accessed March 17, 2008)
9. Vernon Loeb, "2 Neighborhoods, 2 Symbols of Housing Policy," The Philadelphia Inquirer, October 29, 1987, Local News section
10. National Association of Counties, Research Division, Tax Increment Financing: An Alternative Economic Development Financing Technique (Washington: National Association of Counties, 2000), p. 1
11. Commonwealth of Pennsylvania, "What is a KOZ?," http://koz.newpa.com/what. html (accessed March 17, 2008)
12. William P. Hankowsky, "Letter to Councilman Michael A. Nutter," November 14, 1997
13. Jeff Blumenthal, "Cira Center Success Story: Law Firm Moves into City," Philadelphia Business Journal, April 14, 2006
14. Andrew Cassel, "Tax Break Favors Few, Costs Many," The Philadelphia Inquirer, December 28, 2003, Business section
15. Andrew Cassel, "Would Comcast Give Themselves a KOZ?," The Philadelphia Inquirer, March 10, 2004, Business section
16. "TIFs: Totally Inappropriate Financing? Why Build the Cow Unless You Can Milk the City for Free?," The Philadelphia Daily News, December 7, 2000, Editorial
17. David Wallace, "Northeast Notebook: Philadelphia: Older Building Goes Begging," The New York Times, December 30, 1990, Nation section
18. Kathleen Fifield, "Will the Bubble Burst?," Philadelphia Magazine, March 2005, www.phillymag.com/articles/will_the_bubble_burst (accessed March 18, 2008)
19. John Kromer and Vicky Tam, Philadelphia's Residential Tax Abatements: Accomplishments and Impacts (Philadelphia: Fels Institute of Government, December 2005), pp. 32-37
20. Econsult Corporation, Building Industry Association: Philadelphia Tax Abatement Analysis (Philadelphia: Econsult Corporation, June 2006), pp. 8, 9
21. Marie Reamer, "email message to Donald F. Kettl," February 10, 2006
22. Earni Young, "Street Mulling End-To Tax Abatements," Philadelphia Daily News, April 19, 2005: 5
23. Philadelphia Forward, "No City Limits: The Story of Tax Reform in Philadelphia," www.philadelphiaforward. org/images/stories/the%20story%20of%20tax%20reform%20in%20philadelphia.pdf (accessed March 29, 2008)
24. "Economy at a Glance," Bureau of Labor Statistics, www.bls.gov/eag/eag.pa_ philadelphia_co.htm.(accessed December 19, 2008)
25. U.S. Census Bureau, "Income, Earnings, and Poverty From the 2004 American Community Survey," August 2005: 3, 6
26. Michael Nutter for Mayor, "The Nutter Plan for Better Housing Now," www.nutter2007.com (accessed December 1, 2008)
27. Alan J. Heavens, "Philadelphia Area Home Sales off 32% for Quarter," The Philadelphia Inquirer, May 14, 2008, Real Estate section
28. Alan J. Heavens, "Incentives for Igniting Sales," The Philadelphia Inquirer, August 8, 2008, Real Estate section
29. David Feehan, MSW and Marvin D. Feit, PhD (Eds.), Making Business Districts Work: Leadership and Management of Downtown, Main Street, Business District, and Community Development Organizations (New York: The Haworth Press, 2006)
30. Furman Center for Real Estate and Urban Policy, The Benefits of Business Improvements Districts: Evidence from New York City (New York: New York University, 2006)
31. Lorlene Hoyt, "Do Business Improvement District Organizations Make a Difference? Crime in and around Commercial Areas in Philadelphia," Journal of Planning Education and Research 25(2) 2005: 185-199
32. Eugenie L. Birch, Who Lives Downtown (Washington, D.C.: The Brookings Institution, Living Cities Census Series, November 2005), p. 5
33. Eugenie L. Birch, Who Lives Downtown, p. 18, notes 13 and 18
34. Eugenie L. Birch, Who Lives Downtown, p. 13
35. Carolyn Adams, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey, Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Philadelphia: Temple University Press, 1991), pp. 16, 17
36. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-1985 (Baltimore: The Johns Hopkins University Press, 1990), p. 109
37. "Penn Center: Site Description and History" at www.edbacon.org/bacon/site.htm
38. Jane Jacobs, The Death and Life of Great American Cities (New York: Vintage Books, 1961), pp. 164-165
39. Sam Bass Warner, Jr., The Private City: Philadelphia in Three Periods of its Growth (Philadelphia: University of Pennsylvania Press, 1968), pp. 188-191
40. Russell F. Weigley (Ed.), Philadelphia: A 300-Year History (New York: W.W. Norton & Company, 1982), p. 712
41. Carolyn Adams, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey, Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Philadelphia: Temple University Press, 1991), p. 111
42. Edmund N. Bacon, Design of Cities (New York: Penguin Books, 1976), pp. 293, 294
43. William H. Whyte, City: Rediscovering the Center (New York: Doubleday, 1988), p. 219
44. Mike Mallowe, "The Life and Death of Chestnut Street," Philadelphia Magazine (October 1987): 142
45. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-1985 (Baltimore: The Johns Hopkins University Press, 1990), p. 293
46. "For Future Seasons: Trash and Crime have Reduced the Appeal of Center City, but Change is Coming," The Philadelphia Inquirer (editorial), December 23, 1989, p. A8
47. Jennifer Moulton, FAIA, Ten Steps to a Living Downtown (Washington, D.C.: The Brookings Institution Center on Urban and Metropolitan Policy, 1999)
48. Christopher B. Leinberger, Turning Around Downtown: Twelve Steps to Revitalization (Washington, D.C.: The Brookings Institution Center on Urban and Metropolitan Policy, 2005)
49. Ten Steps to Living Downtown, p. 14
50. Turning Around Downtown: Twelve Steps to Revitalization, pp. 11, 12
51. Sam Bass Warner, Jr., The Private City: Philadelphia in Three Periods of its Growth (Philadelphia: University of Pennsylvania Press, 1968), pp. 206, 207
52. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-1985 (Baltimore: The Johns Hopkins University Press, 1990), p. 211
53. Paul R. Levy, "Looking Backward, Looking Forward: The Future of Downtown and Business Districts," in David Feehan, MSW and Marvin D. Feit, PhD (Eds.), Making Business Districts Work: Leadership and Management of Downtown, Main Street, Business District, and Community Development Organizations (New York: The Haworth Press, 2006), p. 421
54. Paul R. Levy in interview with author. I have integrated into the narrative that follows a number of observations and comments made by Levy in interviews with me, and much of the "Milestones and Metrics" section is based on his observations
55. Robin Clark, Steve Stecklow and David Lee Preston, "Center City shops looted in rampage," The Philadelphia Inquirer, April 8, 1985, p. 1
56. Edward Colimore, "Melee drew Attention to Chestnut Street," The Philadelphia Inquirer, April 14, 1985, p. A1
57. Marguerite Del Guidice, Dale Mezzacappa, and Maida Odom, "26 People Charged in Vandalism Acts," The Philadelphia Inquirer, April 21, p. A1
58. Marguerite Del Guidice, Dale Mezzacappa, and Maida Odom, "26 People Charged in Vandalism Acts," p. A1
59. Linda Loyd and Russell Cooke, "Merchants Fault Lack of City Preparedness for Vandals," The Philadelphia Inquirer, April 22, 1987, p. B6
60. Linda Loyd and Russell Cooke, "Merchants Fault Lack of City Preparedness for Vandals," The Philadelphia Inquirer, April 22, 1987, p.
61. Linda Loyd and Russell Cooke, "Merchants Fault Lack of City Preparedness for Vandals," The Philadelphia Inquirer, April 22, 1987, p. B6
62. Marguerite Del Giudice, Dale Mezzacappa and Maida Odom, "26 People Charged in Vandalism Acts," The Philadelphia Inquirer, April 21, 1987, p. A1
63. Joe Clark, Michael Days, Kit Konolige, and Edward Moran, "Melee Spoils Parade: Looting, Fights Erupt," The Philadelphia Inquirer, April 20, 1987, p. 3
64. Central Philadelphia Development Corporation, "Special Services District of Central Philadelphia: Feasibility Report," July 1990
65. Paul Levy, interview with author
66. Susan Warner, "The Developer King of Center City: Without Pizzazz, Richard I. Rubin & Co. Has Become the City's Most Visible, Can-Do Developer. Now, It Has Plans for Two Downtown Blocks," The Philadelphia Inquirer, February 26, 1990, p. D1
67. Joseph Grace, "Businesses Willing To Pay Extra: They Offer Plan for Tax Surcharge," The Philadelphia Inquirer, February 28, 1990, p. 4
68. Philadelphia City Planning Commission, "Retail Strategy for Center City" (Philadelphia: Philadelphia City Planning Commission, 1987), p. 15
69. Joseph Grace, "Businesses Willing To Pay Extra: They Offer Plan for Tax Surcharge." "Crime and Grime: The 'Special Services' Plan is No Panacea, But It Offers Center City a Fighting Chance" (editorial), The Philadelphia Inquirer, March 4, 1990, p. D6
70. "Crime and Grime: The 'Special Services' Plan is No Panacea, But It Offers Center City a Fighting Chance." Joseph Grace, "Businesses Willing To Pay Extra: They Offer Plan for Tax Surcharge." Leslie Scism, "Rubin tells Rotarians to get Involved in City: Merchants are Urged to Help in Crisis," The Philadelphia Inquirer, May 3, 1990, p. 33
71. Leigh Jackson, "Special Services Plan Unsettles Renters," Philadelphia Daily News, August 22, 1990, p. 16
72. Central Philadelphia Development Corporation, undated "Background Information" summary
73. Larry Fish, "Center City Loved the Party: Wednesday Night's Crowd Warmed Hearts and Cash Registers," The Philadelphia Inquirer, September 18, 1992, p. B14
74. "Center City District" at www.centercityphila.org/about/CCD.php
75. Central Philadelphia Development Corporation, Remaking Center City: A History of the Central Philadelphia Development Corporation (2006), p. 59
76. Central Philadelphia Development Corporation and Center City District, Center City Reports: Residential Development 2008, September 2008, p. 2
77. Center City District, State of Center City 2008 (Philadelphia: Center City District, 2008), p. 38
78. State of Center City 2008, p. 40
79. State of Center City 2008, pp. 38, 41
80. State of Center City 2008, p. 42
81. www.centercityphila.org/about/Publications.php
82. www.centercityphila.org/about/Publications.php
83. Center City District, "Center City Reports: Sidewalk Cafes," July 2008, p. 1
84. Center City District, State of Center City 2008 (Philadelphia: Center City District, 2008), p. 5
85. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-1985 (Baltimore: The Johns Hopkins University Press, 1990), pp. 124, 128
86. Alan Berube and Benjamin Forman, "Living on the Edge: Decentralization Within Cities in the 1990s" (Washington, D.C.: The Brookings Institution Center on Urban and Metropolitan Policy, October 2002), pp. 3, 10
87. Philadelphia City Planning Commission, North Philadelphia Plan: A Guide to Revitalization (Philadelphia: City of Philadelphia, 1987), p. 40
88. Philadelphia City Planning Commission, North Philadelphia Plan: A Guide to Revitalization, p. 40
89. Carolyn Adams, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey, Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Philadelphia: Temple University Press, 1991), p. 107
90. Carolyn Adams, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey, Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Philadelphia: Temple University Press, 1991), p. 109
91. Philadelphia City Planning Commission, The Eastern North Philadelphia Plan and Draft Environmental Impact Statement (Philadelphia: City of Philadelphia, 1978), pp. 96, 97
92. Joseph S. Clark, Jr. and Dennis Clark, "Rally and Relapse: 1946-1968," in Russell F. Weigley (Ed.), Philadelphia: A 300-Year History (New York: W.W. Norton & Co., 1982), p. 686
93. Vernon Clark, "Experiment Now Cherished Home," The Philadelphia Inquirer, October 21, 2005, p. b01
94. Philadelphia City Planning Commission, The Eastern North Philadelphia Plan and Draft Environmental Impact Statement (Philadelphia: City of Philadelphia, 1978), p. 97
95. James R. Cohen, "Abandoned Housing: Exploring Lessons from Baltimore," Housing Policy Debate, 12 (3): 425
96. John Kromer, Home in North Philadelphia (City of Philadelphia, Office of Housing and Community Development, 1993), p. 5
97. John Kromer, Home in North Philadelphia, p. 7
98. John Kromer, Home in North Philadelphia, pp. 23-29
99. Thomas Ferrick, Jr., "Hope for the City's Core: In a Once-Dead Area, Houses Are Being Built and Dreams Rebuilt," The Philadelphia Inquirer, February 1, 1998, p. A1
100. Michael Janofsky, "Philadelphia Neighborhood Reborn: Housing and Business Programs Create Stability and Optimism," The New York Times, February 24, 1998, p. A12
101. Nathan Gorenstein, "Rethinking Revitalization," The Philadelphia Inquirer, April 11, 2001, p. A1
102. Nicholas Lemann, The Promised Land: The Great Black Migration and How it Changed America (New York: Vintage Books, 1992), pp. 226-234
103. Alexander von Hoffman, "Why They Built Pruitt-Igoe," in John F. Bauman, Roger Biles and Kristin M. Szylvian (Eds.), From Tenements to the Taylor Homes: In Search of an Urban Housing Policy in Twentieth Century America (University Park, Pennsylvania: The Pennsylvania State University Press, 2000), pp. 180-205
104. Peter Nicholas, "PHA Director: Stick to Housing. He Aims to Trim Social-Service Efforts and Zero in on the Basics," The Philadelphia Inquirer, April 21, 1998, p. B1
105. Peter Nicholas, "PHA Director: Stick to Housing. He Aims to Trim Social-Service Efforts and Zero in on the Basics," B1
106. Rod Solomon, Public Housing Reform and Voucher Success: Progress and Challenges (Washington, D.C.: The Brookings Institution Metropolitan Policy Program, January 2005)
107. Rachel Garshick Kleir and Stephen B. Page, "Public Housing Authorities Under Devolution," Journal of the American Planning Association, 74 (1), Winter 2008: 34-44
108. Mark McDonald, "A $130M PHA Dream," Philadelphia Daily News, May 24, 2000, p. 5
109. Rachel Garshick Kleir and Stephen B. Page, "Public Housing Authorities Under Devolution," Journal of the American Planning Association, 74 (1), Winter 2008: 37
110. Public Housing Authorities Directors' Association, "Asset Management, Yes- Micromanagement, No" (Washington, D.C., 2006), p. 5
111. Multiple Listing Service data cited in PHA PowerPoint presentation, "Redefining Public Housing," at www.pha.phila.gov/web_files/Redefining.pdf
112. Susan J. Popkin, Diane K. Levy, Laura E. Harris, Jennifer Comey, and Marty K. Cunningham, "The HOPE VI Program: What about the Residents?," Housing Policy Debate, 15 (2): 387
113. Susan J. Popkin, Diane K. Levy, Laura E. Harris, Jennifer Comey, and Marty K. Cunningham, "The HOPE VI Program: What about the Residents?": 387
114. Asocician de Puertorriquenos en March website, www.apmphila.org/about. html
115. APM website, www.apmphila.org/about.html
116. Stephen J. McGovern, "Philadelphia's Neighborhood Transformation Initiative: A Case Study of Mayoral Leadership, Bold Planning, and Conflict," Housing Policy Debate, 17 (3): 529-570
117. Elisa Ung, "Vehicle Eyesores Are Topic of Forum: A Civic Group Wants to Make Abandoned Autos a Campaign Issue, Starting with an Event Sunday," The Philadelphia Inquirer, October 7, 1999
118. Monica Yant, "Abandoned Vehicles Plans Offered: Katz and Street Proposed ways to Speed their Removal," The Philadelphia Inquirer, October 14, 1999
119. Anne B. Shlay and Gordon Whitman, Research for Democracy: Linking Community Organizing and Research to Leverage Blight Policy (Philadelphia: Temple University, 2004)
120. Maria Panaritis, "Towing Armada, Led by Street, Fuels Hopes," The Philadelphia Inquirer, April 4, 2000
121. Cynthia Burton, "Steel Away Sweep Cleared 32,852 Vehicles," The Philadelphia Inquirer, May 31, 2000
122. Cynthia Burton and Clea Benson, "Street Plans Sweep of 40,000 Cars: Starting Monday, the Mayor said, Phila. Will Tow 1,000 Abandoned Vehicles per Weekday to Clear a Backlog," The Philadelphia Inquirer, March 29, 2000, p. A01
123. Mark McDonald, "After Years on the Fringes of Power, Council President John Street is Second Only to the Mayor in Controlling the City's Future. Some Might Say He's Become... the Ultimate Insider," Philadelphia Daily News, November 24, 1992, Local News section
124. Karen E. Quinones Miller and Cynthia Burton, "The Apparent Heir: John F. Street, Activist Turned Policy Maker," The Philadelphia Inquirer, April 18, 1999, Local News section
125. Cynthia Burton, "Street Seeks to Fight Blight with $250 Million Proposal," The Philadelphia Inquirer, March 26, 1999, Local News section
126. Jon C. Teaford, The Rough Road to Renaissance: Urban Revitalization in America, 1940-1985 (Baltimore: The Johns Hopkins University Press, 1990), pp. 67-73
127. Five-Year Financial Plan, 25, pp. 26-27
128. City of Philadelphia, A Strategy for Investment and Growth (Philadelphia: City of Philadelphia, 2001), p. 2
129. City of Philadelphia, A Strategy for Investment and Growth (Philadelphia: City of Philadelphia, 2001), p. 1
130. A Strategy for Investment and Growth, pp. 2, 3
131. A Strategy for Investment and Growth, p. 1
132. Mark Alan Hughes, "Blight Plan Caught Mapping," Philadelphia Daily News, April 24, 2002, Local News section
133. Hughes, "Blight Plan Caught Mapping." The Reinvestment Fund, "Market Value Analysis: Philadelphia" at www.trfund. com/planning/market-phila.html (accessed January 5, 2009)
134. Patricia L. Smith, interview with author, December 23, 2008
135. "Research for Democracy: A Collaboration Between the Eastern Pennsylvania Organizing Project and the Temple University Center for Public Policy, Blight Free Philadelphia: A Public-Private Strategy to Create and Enhance Neighborhood Value," October, 2001, p. i
136. "Research for Democracy," p. 44
137. "Research for Democracy," p. 45
138. Mark McDonald, "Group Pushes Attack on Blight-EPOP Urges Spending on 'Zones' in City," Philadelphia Daily News, October 30, 2002, Local News section
139. Philadelphia City Planning Commission, Strawberry Mansion Community Plan: Strategies for Neighborhood Revitalization, p. 11
140. Tom Angotti, "Community Planning in New York City: Neighborhoods Face the Challenges of Globalization and Privatization," New Village Journal, www.new village.net/Journal/Issue1/1angotti.html (accessed January 5, 2009)
141. Earni Young, "Blight Plan to Take up to 3,000 Properties," Philadelphia Daily News, October 1, 2002, Local News section
142. Bob Warner, "Blight-Fight Agency Urged: Would Handle Abandoned Properties," Philadelphia Daily News, March 8, 2000, Local section
143. Tina Moore, "Property Plan May Cut RDA Budget-A Plan to Reduce Red Tape in Sales of City Land may hit the Redevelopment Authority Hardest, Officials say," Philadelphia Daily News, February 10, 2006, Local section
144. John Baer, "This Time Perzel's Grab doesn't Exceed Reach," Philadelphia Daily News, June 13, 2001, Local section
145. Ken Dilanian and Thomas Fitzgerald, "Phila. Schools to Get Parking Funds in State Plan-A House Bill Would Give the GOP Control of the City Agency and Transfer its Profits to the District. Ridge Plans to Sign it," The Philadelphia Inquirer, June 13, 2001, Local section
146. Earni Young, "City's New Blight Fighter Gets Taste of the Town-Kevin Hanna Takes in a Sixers Game," Philadelphia Daily News, November 7, 2002, Local section
147. Leonard N. Fleming, "A Tough Task for Leader in Blight Fight-Kevin R. Hanna Called the City's Revitalization Plan 'a Tall Order... a Huge Job.' A Tough Task for New Leader Fighting Blight," The Philadelphia Inquirer, March 28, 2003, Local section
148. Public Financial Management and The Reinvestment Fund, OHNP Reorganization: Final Report, Fall 2005, pp. 3, 4
149. Bob Warner, "Blight-Fight Agency Urged: Would Handle Abandoned Properties," Philadelphia Daily News, March 8, 2000, Local section
150. Mark McDonald, "Street, Blackwell Reach Deal on Housing," Philadelphia Daily News, June 9, 2006, Local section
151. Mark McDonald, "Council OKs Funds to Reorganize Housing," Philadelphia Daily News, February 2, 2007, Local section
152. Mark McDonald, "Scrutinizing Street's Neighborhoods Legacy," Philadelphia Daily News, January 3, 2008, Local section
153. "Studies Say PHA Construction boosts Neighborhood Property Values by 142%," Philadelphia Housing Authority, press release, June 20, 2005 (accessed December 28, 2008 at www.pha.phila.gov/press/index.asp?id=22)
154. Mark McDonald, "How the Grand Plan to Fight Blight Meandered," Philadelphia Daily News, January 4, 2008, Local section
155. Susan A Wachter, The Determinants of Neighborhood Transformation in Philadelphia: Identification and Analysis: The New Kensington Pilot Study (Philadelphia: The Wharton School, University of Pennsylvania, Fall 2005)
156. Andres Duany, Presentation at "21st Century Neighborhoods Conference," Philadelphia, PA, April 5, 1999. Transcript prepared by Foundation for Architecture
157. Thomas L. Friedman, The World is Flat: A Brief History of the Twenty-First Century (New York: Farrar, Straus, and Giroux, 2005)
158. Cooper University Hospital website at www.cooperhealth.org/content/
159. City of Philadelphia Office of Housing and Community Development, Learning from Yorktown (Philadelphia: City of Philadelphia, 1996) p. 6
160. CAMConnect, "Camden Facts/Lanning Square," at www.camconnect.org/fact/ lsquare01.html and CAMConnect, "Camden Facts: Lanning Square, 1990-2000 (accessed January 22, 2009)
161. Camden Higher Education and Healthcare Task Force, Camden Higher Education and Healthcare Task Force Housing Survey, December 2006, pp. 2, 3
162. University of Pennsylvania, "Facts and Figures" at www.upenn.edu/about/facts. php
163. Bureau of Labor Statistics, in Karl Stark and Stacey Burling, "Nee Heights, but no Troughs-Recession Cushions: Resilience of Health Care and Education; Economic Diversity," The Philadelphia Inquirer, March 17, 2008, p. D1
164. Spruce Hill Community Association, The Spruce Hill Community Renewal Plan, Implementation section, July 1998, at www.sprucehillca.org/development/plan. html
165. Richard Rodgers, "Penn's Landgrab in West Philadelphia," submitted to the defenestrator website at www.defenestrator.org/node/142, December 11, 2004
166. John Kromer and Lucy Kerman, West Philadelphia Initiatives: A Case Study in Urban Revitalization (University of Pennsylvania, 2004), p. 8.
167. www.upenn.edu/campus/westphilly/casestudy.pdf
168. West Philadelphia Initiatives, p. 6
169. West Philadelphia Initiatives, p. 52
170. West Philadelphia Initiatives, p. 46
171. Judith Rodin, The University and Urban Revival: Out of the Ivory Tower and Into the Streets (University of Pennsylvania Press, 2007), pp. 120, 124, 125
172. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Background section
173. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Neighborhood Analysis section
174. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Community Renewal section
175. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Community Renewal section
176. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Implementation section
177. Spruce Hill Civic Association, The Spruce Hill Community Renewal Plan, 1995, Implementation section
178. Priorities for Neighborhood Revitalization: Goals for the Year 2000, Penn Faculty and Staff for Neighborhood Issues (PFSNI), 1993
179. Joanne Barnes Jackson, "Town and Gown: What Penn Needs to do Now," The Philadelphia Inquirer, October 19, 1996, Editorial section
180. John Kromer and Lucy Kerman, West Philadelphia Initiatives, pp. 11, 13
181. Judith Rodin, The University and Urban Revival: Out of the Ivory Tower and Into the Streets, p. 148
182. School District of Philadelphia, "Children Achieving Strategic Action Design," in Jolley Bruce Christman and Amy Rhodes, Civic Engagement and Urban School Improvement: Hard-to-Learn Lessons from Philadelphia (Consortium for Policy Research in Education, 2002), p. 18
183. Jolley Bruce Christman and Amy Rhodes, Civic Engagement and Urban School Improvement: Hard-to-Learn Lessons from Philadelphia, p. 44
184. Jolley Bruce Christman and Amy Rhodes, Civic Engagement and Urban School Improvement: Hard-to-Learn Lessons from Philadelphia, p. 2
185. Yvette Ousley, "Teachers Union Chief Calls 'Children Achieving' a Fraud," Philadelphia Daily News, April 15, 1996, p. 5
186. Jolley Bruce Christman and Amy Rhodes, Civic Engagement and Urban School Improvement: Hard-to-Learn Lessons from Philadelphia, p. 12
187. Dale Mezzacappa, "Kirsch Reelected President of Phila Teachers Union: He Defeated Perennial Challenger Gary Grabar; Now, Contract Negotiations can Proceed in Earnest," The Philadelphia Inquirer, February 22, 1996, p. B3
188. Dale Mezzacappa, "Union Opposition Alters Education Reform Plan in Phila. The Initial Proposal Removed Teachers from Troubled Schools; Now, the PFT Will Run Much of the Project," The Philadelphia Inquirer, April 6, 1995, p. B1
189. Dale Mezzacappa, "Philadelphia Teachers Avert Strike, Affirm Talks; The Union Representing School District Teachers Voted to Authorize a Strike but Its President Urged that Negotiations Continue in Order to Avoid a Walkout," The Philadelphia Inquirer, September 6, 2000, p. A1
190. Jolley Bruce Christman and Amy Rhodes, Civic Engagement and Urban School Improvement: Hard-to-Learn Lessons from Philadelphia, p. 34
191. Dale Mezzacappa, "First Year a Tough Sell, Even for Hornbeck in the City He Saw as Ripe for Change, Phila's Schools Chief Contends with Resistance. Next Year, Observers Say, Is Do or Die," The Philadelphia Inquirer, August 27, 1995, p. B1
192. Richard Jones, "Unity on Schools; Partners in Lawsuit Quell the Feuding," The Philadelphia Inquirer, March 9, 1997, p. E3
193. Richard Jones, "Union President Balances Two Roles: Ted Kirsch is a Defender of Teachers. He also sees the Need for Reform," The Philadelphia Inquirer, March 24, 1997, p. B1
194. Kevin Haney, "Evans Reveals Plan to Overhaul System," Philadelphia Daily News, April 18, 1997, p. 7
195. David Hornbeck, interview with author, January 19, 2009
196. Jerry Jordan, interview with author, January 21, 2009
197. Judith Rodin, The University and Urban Revival: Out of the Ivory Tower and Into the Streets (Philadelphia: University of Pennsylvania Press, 2007), p. 145
198. Judith Rodin, pp. 103, 106
199. Barry Grossback, interview with author, August 11, 2008
200. Tom Lussenhop and Ted Skierski, Report of Preferred Site Development Plan, Fall 1999
201. Mensah M. Dean, "Philly's School of High Marks-500-Student Penn Alexander Excels-and Academics Elsewhere Want to Learn More, Philadelphia Daily News, November 9, 2007, p. 3
202. "Survey of Penn Alexander School Catchment Area," Spruce Hill Community Association News, Spring 2006
203. Jill Khadduri, Heather Schwartz, and Jennifer Turnham, Reconnecting Schools and Neighborhoods: An Introduction to School-Centered Community Education (Enterprise Community Partners, Inc., 2007), p. 25
204. Michael E. Porter, "The Competitive Advantage of the Inner City," unpublished draft dated January 11, 1994, p. 3
205. "The Competitive Advantage of the Inner City," pp. 4-9
206. Urban Partners, "50th and Baltimore Fire House: Community Food Market/ Neighborhood Facility Proposal: Part I-Review of Supply/Demand Issues," (Philadelphia: Urban Partners, September, 1985), pp. 2-8. The Shuttle January-February 2005
207. [50th] and Baltimore Fire House: Community Food Market/Neighborhood Facility Proposal, pp. 4, 14
208. Edgar Williams, "Starting Small at Palmetto," The Philadelphia Inquirer, February 17, 1979, p. B1
209. Mystery Muncher, The Philadelphia Inquirer, February 16, 1979, p. 37
210. "Starting Small at Palmetto," p. B1
211. Submission Binder, $300,000 Construction Loan from Provident National Bank ("Bank") to West Philadelphia Fire House Associates ("Associates"), May 2, 1988
212. "West Philadelphia Fire House: A Partnership in Neighborhood Development," Summary sheet prepared by Urban Partners, 1988
213. Roy H. Campbell and Thomas Ferrick, Jr., "Abandoned Firehouse to Become a Market," The Philadelphia Inquirer, May 28, 1988, p. B03
214. "Abandoned Firehouse to Become a Market." "Resolutions Voted on by Firehouse Advisory Committee, Sept. 18," Urban Partners files
215. "Resolutions Voted on by Firehouse Advisory Committee, Sept. 18."
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234. Alicia Caldwell, "'Blight' Cases Rise in State-Landowners Crying Foul as Cities Increase Use of Condemnation Laws," The Denver Post, November 30, 2003, p. A01
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247. Jeremey Newberg, interview with author, January 21, 2009
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262. Deborah Hirsch, "Lanning Square Project OK'd," Courier-Post, July 23, 2008, p. 1
263. Jim Walsh, "Lanning Square Plan Advances," Courier-Post, June 13, 2008, p. 1
264. Eileen Stilwell and Jim Walsh, "Another Camden project Hits Snag," Courier-Post, August 23, 2008, p. 1
265. "Bigger is Not Always Better, and Valley is Proving it" (editorial), Arizona Republic, August 16, 2006, Southwest Valley Republic section
266. Robert Weissbourd and Christopher Berry, The Changing Dynamics of Urban America (Chicago: CEOs for Cities, 2004), pp. 17, 20
267. Matt Birkbeck, "Crowd Shows Hazleton Mayor the Love-Several Hundred People Mass in Support of Barletta and his Illegal Immigration Crackdown," The Morning Call, June 4, 2007, National section
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274. Amy Liu and Bruce Katz, An Economic Plan for the Commonwealth: Unleashing the Assets of Metropolitan Pennsylvania, Brookings Institution Metropolitan Policy Program, March 2008, p. 6
275. Terry Bivens, "Tallying the Cost of Mack's Pullout," The Philadelphia Inquirer, January 25, 1986, Business section
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277. Associated Press, "Philly? No Way!" "When Allentown Hits Bottom," Editorial, The Morning Call, November 12, 1995, City section
278. Ron Devlin and Diane Marczely, "Leh's Closes All Its Doors for Last Time-After 146 Years, Family-Owned Chain Could No Longer Keep Up with the Competition," The Morning Call, June 30, 1996, Local News section
279. Bob Wittman, "DIDA Conducts its Final Board Meeting-Authority Ties Up Loose Ends Before Going Out of Business," The Morning Call, January 30, 2003, Local News section
280. Dan Fricker, "Merchants Lay It On the Line Discussing City Partnership," The Morning Call, March 17, 1994, Local News section
281. John Leming, "Out of Reach-Apartment Rents in the Lehigh Valley Often Are More Than People Can Pay," The Morning Call, September 17, 2000, Local News section
282. Dan Hartzell, "Police Arrest 16 at Muhlenberg Students' Party-'We have the Ordinance that will Address the Problem,' Mayor says," The Morning Call, March 24, 1996, Local News section
283. Bob Wittman, "Tropiano Rental Buildings are Declared Unfit-Two Buildings Owned by Allentown Councilwoman have Numerous Code Violations," The Morning Call, May 23, 1997, Local News section
284. Joe McDermott, "Landlord Licensing Discussed-Allentown Hears it Would Rein In Property Owners, Or Is It Just Unnecessary Legislation?" The Morning Call, May 27, 1998, Local News section
285. "Rental Licensing Bill to be Rewritten Again-City Council, Community Activists Will Work Together on New Landlord, Tenant Rules," The Morning Call, July 30, 1998, Local News section
286. Joe McDermott, "Heydt Vows to Support Rental Inspection Question-Mayor Says He'll Help Advocates get Referendum on the Spring Ballot," The Morning Call, October 23, 1998, Local News section
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289. Chiavo, "Smith Hits Ground Running." Joe McDermott, "Landlords Referendum Upheld-Commonwealth Court Ruling Means It Will Be on the May 18 Primary Ballot," The Morning Call, April 27, 1999, Local News section
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293. Jon C. Teaford, "Urban Renewal and Its Aftermath," Housing Policy Debate, 11 (2): 454
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298. Ernest Jones, President and CEO of the Philadelphia Workforce Development Program, to name one, cited this need in an interview with the Housing Alliance of Pennsylvania
299. John Kromer and Lucy Kerman, "West Philadelphia Initiatives: A Case Study in Urban Revitalization," pp. 39-43
300. "Habitat for Humanity Fact Sheet" at www.habitat.org/how/factsheet.aspx (accessed January 9, 2009)
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