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Old 05-02-2004, 01:05 PM
wally wally is offline
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Default Gambling for Philadelphia?

I've never been a big fan of gambling, but some good could come out of it being legalized (if done correctly). I can just see this getting out-of-control, with developers touting huge plans left and right. Leaving Philadelphia with large, unsightly buildings or even worse, large, unsightly holes (ala disney quest). This is not to say that I'm against development along east market and on the disney quest site, however, serious planning and consideration (by knowledgeable people) needs to occur first.

http://www.philly.com/mld/inquirer/n...ew/8567671.htm

Quote:
Changing Skyline

Are you ready, Market Street?

If Pennsylvania legalizes slots, Center City gaming venues could spring up

By Inga Saffron
Inquirer Architecture Critic

Casino gambling remains illegal in Pennsylvania, but Philadelphia's real estate moguls and political heavyweights are already placing big bets on strategic sites that could become the homes of city's first slot parlors.

While nothing is ever certain in Harrisburg, insiders predict that Gov. Rendell has enough votes to pass his slot-machine bill as early as June, making gambling legal in Pennsylvania.

That approval process may well drag on, but nevertheless, Philadelphia real estate developers have been calculating odds and laying down money for Market Street properties between Independence Mall and City Hall, and for land along the Delaware River. Two well-financed groups of investors are pushing plans for major, mixed-use, casino-driven developments that would be as big and life-changing for Philadelphia as Liberty Place was in the mid-'80s.

Their goal is to be in position to start building immediately if a slots bill passes.

Which brings us to the billion-dollar question: Is Philadelphia ready for big-time casino gambling?

One project now envisioned for 12th and Market Streets calls for a suburban-size shopping mall, hotel, apartment tower, luxury health club, 2,000-car underground garage, public park - and a sprawling 150,000-square-foot slot parlor. That's 15,000 square feet bigger than the gaming floor in the new Borgata in Atlantic City. The development is so huge that it would involve the leveling of two city blocks along Market and Chestnut Streets. Its projected $1 billion price tag would make the complex a larger investment than Philadelphia's two new stadiums combined.

But other sites along East Market Street are also in play. The Pennsylvania Real Estate Investment Trust (PREIT), headed by developer Ronald Rubin, prefers the failed DisneyQuest site at Eighth and Market for a gaming hall. Just in case that corner doesn't work out, the company recently increased its ownership stake in the Gallery expansion at 11th Street, which was designed to support a tower and could be equipped with banquet halls, theaters and a generous casino.

A typical modern slots parlor can draw as many as 40,000 people a day, according to gaming industry experts. Remember that little fuss that followed the Phillies' proposal to build a 40,000-seat ballpark at 16th and Spring Garden Streets, on the far edge of Center City? Now imagine a ballpark's worth of people descending on a central downtown site two blocks from City Hall - not 80 times during the summer, but every day of the year. They wouldn't arrive all at once, of course; casinos usually operate 24 hours a day.

The challenges of providing bus service and parking for such an operation are enormous. Tom Sykes, an Atlantic City architect who has helped design casinos around the world, said that slot parlors rely heavily on the bus crowd, which tends to be elderly. "Those people want to be dropped off at the front door," he explained.

Some gamblers might be persuaded to use the excellent SEPTA and PATCO mass-transit lines that run through the Market East station. Others, such as those attending meetings at the Pennsylvania Convention Center on Arch Street, might come on foot. But there would still have to be plenty of low-priced parking to support the shopping mall, developers say. There is a real concern whether Philadelphia's colonial-era streets could handle all the cars.

In June, Rendell is expected to reintroduce his gaming bill proposing at least eight "racinos" (race tracks with slot machines) across Pennsylvania and four stand-alone slot parlors in Philadelphia and Pittsburgh, with a total of 35,500 machines. To make the idea of gambling more palatable, Rendell says no table games such as roulette or blackjack would be permitted, though many expect that after urban casinos are in operation there will be an effort to allow them to add table games. Philadelphia is due to get two slot parlors and one racino, with about 15,000 of the state's slots.

Rendell's bill won't specify exact locations or name casino operators. That would be decided later, once a gaming commission were set up. But Kate Philips, the governor's spokeswoman, said it's likely that one slot parlor would be sited on Market Street, another would rise on a vacant Delaware River tract, and the racino would end up at the old Navy yard.

The problem for Philadelphia is that Rendell's gambling bill focuses primarily on generating cash to stabilize Pennsylvania property taxes and fund education - both good causes. It has not, however, been seen as a lever to help cities such as Philadelphia redevelop their downtowns. But when casinos are located in dense urban places, they can't help being the dominant presence on the street, altering the dynamics of the retail, office and residential mix.

Philadelphia would become the largest city in the United States with casinos if the slots bill passed.

Detroit, with its barren business district, is the only comparable municipality that has dared to introduce casinos into the heart of its downtown. The effect of those three casinos has been dramatic. "It's been wonderful to see traffic jams," said Mark Denson, who does marketing for the Detroit Regional Economic Partnership. The casinos, which offer both table gaming and slots, bring 42,000 gamblers a day into town and pour $100 million annually into the city treasury. New restaurants have opened, and the casinos are now planning permanent structures with theaters and hotels.

Center City is no Detroit. With its lively cultural scene, thriving restaurants, busy office sector, and large downtown population, Philadelphia is a far more complex city. It will be much trickier to insert a slots parlor here. But if the gaming hall were incorporated into a mixed-use development, gambling could be a catalyst for the long-needed transformation of dowdy Market Street - a critical link between the Pennsylvania Convention Center and the city's historic area. A Delaware River casino might similarly lift Philadelphia's waterfront out of its perennial doldrums.

Handled badly, however, slot parlors could end up as cheap, dumb, inward-looking boxes - the gambling equivalent of the much-feared retail category killer, wiping out all other entertainment life forms from the surrounding neighborhood.

Despite gambling's capacity to remake Center City, the Planning Commission seems unprepared to face the juggernaut ahead. Richard Lombardo, deputy planning director, told me that planning has been limited so far to scouring the Web for information on urban gaming and reading articles from planning journals. "We're trying to get our arms around this," he said. "We don't have the money to hire consultants."

Philadelphia will have to be a lot more aggressive if it hopes to use gambling as a revitalization tool. For starters, the city urgently needs to outline a comprehensive redevelopment strategy for Market Street East and the waterfront. Otherwise, developers will do it for us.

Ever since Rendell first floated the idea of legalizing slots, casino gaming in Philadelphia has had an air of unreality. Twice in the last year, gambling bills have been presented to the legislature, only to be quietly withdrawn.

The issue was strangely absent from this spring's primary campaign. State Sen. Vincent J. Fumo, who introduced one of the failed gambling bills and who sits on the city board that controls the fate of 12th and Market Streets, barely mentioned the subject in his campaign literature. Neither did many of the other candidates seeking state office.

Although nothing seemed to be going on in Harrisburg, plenty was happening in Philadelphia. Late last year, the Girard Estate, a charity created by the 19th-century financier Stephen Girard, issued a request for development proposals for the Market Street block between 11th and 12th Streets.

Two groups responded: Rubin's PREIT and a partnership of Philadelphia builder Daniel J. Keating III, the Related Cos. and the Rhodes Co.

Both groups submitted plans in December to the Board of City Trusts, an obscure Philadelphia agency that oversees charities such as the Girard Estate and is a vestige of the city's creaky past. The board has 12 unpaid members who are appointed to life terms by Common Pleas Court judges. Among its current members are Fumo, Council President Anna C. Verna, and Councilman Michael A. Nutter. The board could ultimately shape the look of Philadelphia's downtown casino development, although almost any project would probably require approval from the city's Zoning Board of Adjustment.

Both plans submitted to the board are organized around large retail malls facing Market Street, but the Keating-Related-Rhodes plan goes well beyond shopping.

Related and Rhodes, which built Copley Place in Boston and Time-Warner in Manhattan, are proposing a similar complex for Philadelphia. It would have two towers like Liberty Place - a hotel on Market Street and apartments facing Chestnut - but vastly more retail space. The 800,000-square-foot mall would rise three levels. The casino would be discreetly inserted on the fourth floor, accessed by a driveway between 11th and 12th Streets.

The plan is so immense that the team argues the six-acre Girard Estate property isn't big enough. The real-estate group also wants the city to acquire the south side of the 1100 block of Chestnut Street for a public park.

Rubin's vision for the site is somewhat different. His company, which has assembled a portfolio of 54 shopping malls around the country, has been seeking to buy the Girard Estate block for years to develop an urban shopping mall. But because he believes that no department store would locate in a complex that includes a casino, he argues that the former DisneyQuest site at Eighth and Market is more appropriate for a slot parlor. PREIT holds a 50 percent share in the site, Rubin said, in partnership with developer Ken Goldenberg and sports executive Lewis Katz.

That site is especially valuable because it is cleared. Once gambling were legalized, Philadelphia's casino operators would almost certainly follow the lead of those in Detroit and open temporary slot parlors. Eighth and Market would be the easiest place to erect a temporary gaming hall.

Gambling halls are big business. They're also big challenges for cities. All the zoning issues that have confounded Philadelphia in the last few years, from managing parking to preserving historic buildings, will be writ large in a casino development. It's a good bet that planning can't start too soon.
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Old 05-02-2004, 01:28 PM
Brian P Brian P is offline
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Gambling in PA? Can't see it hurting - chronic gamblers are no doubt already gambling their life savings away in other states or over the internet.

Gambling on Market Street? That I'm not so sure of. Does the city really have the infrastructure for this? I like Boston's Prudential Center, and Philadelphia would greatly benefit from the development talked about in the article, but at what cost to Center City?

I'd rather see these projects on Delaware Ave, on the SS United States, or the Navy Yard, where there would seem to be an infrastructure that could handle thousands of more cars daily.
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Old 05-02-2004, 02:09 PM
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Slot parlors in Center City? Hell yeah!
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Old 05-02-2004, 02:58 PM
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I agree that legalizing gambling has its advantages (especially if you're the type that doesn't easily get addicted to gambling). However, I absolutely do not want to see slot machines in Center City. I think it would go a long way towards ruining many of the advantages Philly has over other cities. Let Vegas and Atlantic City keep their monopolies on grambling.

Maybe we could put all the slots in Norristown... all the section 8 people are there already. Maybe we could get out tax dollars back... no more than half serious, of course ;-)
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Old 05-02-2004, 03:51 PM
chrissayer chrissayer is offline
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Whoa. Wally since you seem to be leaning towards it, why don't we locate one of the city's casinos in University City? Do I hear NIMBY?
:lol:

I haven't had a chance to read Inga Saffron's column yet but I will return this afternoon after I've read that and the Section B column on gambling and influence.

But, before all that. Be careful when you wish for gambling. First of all, when it is close by . . . people who have to plan out a whole trip to NJ will be able to simply jump on a 33 bus and head for the Market Street Slots. I don't think that's a good thing.

Also, the use of disposable income (which presumably is what most of us use to gamble) is a zero sum game. If I go lose $100 on the slots, I can't go to dinner at Fork or have a drink at Serrano, or see an act at Tin Angel.

If you combine the slots palace with a big hotel, then people will not stay at the Ritz Carlton, the Loews, the Wyndham.

And if the city gets a little more in tax money, it also assumes a far greater cost in social services - gambling addiction, bankruptcies, crime, etc.

And once the gaming industry is inside the tent, forget about ever putting an end to it . . . in a pay-to-play cesspool, they will be king with more money to throw around than anyone else - more than anyone ever dreamed about.

Just thoughts.
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Old 05-02-2004, 04:46 PM
wally wally is offline
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Hey now...I haven't given it my approval yet :icon_be_:

The one bright spot that I see is that there would finally be some investment and growth on east market (between city hall and old city to be specific).

That being said, I would prefer it to be of the non-gambling type, but that doesn't seem likely, given that the only interest has only resulted from the possibility of gambling. Furthermore, if it does happen, I don't quite trust the politicians and developers to it correctly. Planning and careful consideration of the effects of such developments must come first. My great fear is that they are just going to dive in head first and leave Philadelphia with eyesores and headaches innumerable.

Inga doesn't seem to be vehemently opposed, so this gives me some assurance that we're not in for a huge disaster. She points to Detroit as a city where gambling has brought some real benefits. Surely, the added revenue would be a plus, and it would give convention goers more to do. As for drawing people away from other parts of the city, I think that it will have the opposite effect. It will most likely bring in more people and money to the whole city. Yes, they will go to gamble, but that doesn't mean that's all they will do. Having more people downtown will surely send positive economic ripples throughout the rest of the city. There is the talk about traffic problems. To this I say, fix Septa. With all the supposed revenue that this will bring, use some of it to expand and enhance the subway/trolley system.

As Inga said, planning must happen first, and I'm torn as to whether or not the benefits outweigh the potential downfalls. If this goes through, then only time will tell.
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Old 05-02-2004, 08:28 PM
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Quote:
Originally Posted by wally
The one bright spot that I see is that there would finally be some investment and growth on east market (between city hall and old city to be specific).

That being said, I would prefer it to be of the non-gambling type, but that doesn't seem likely, given that the only interest has only resulted from the possibility of gambling. Furthermore, if it does happen, I don't quite trust the politicians and developers to it correctly. Planning and careful consideration of the effects of such developments must come first. My great fear is that they are just going to dive in head first and leave Philadelphia with eyesores and headaches innumerable.
When did Market in Old City take off (or is it almost all historic buildings. I haven't spent a whole lot of time that way)? I haven't been here long enough to know , but I imagine it happened when Old City took off. Washington Square is just now taking off, so give it some time and chances are Market St around Wash Squre and vecinity will follow suit.
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Old 05-02-2004, 08:49 PM
chrissayer chrissayer is offline
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Dave:

Market Street has increasingly been a relatively "hot" place ever since we finished the streetscape improvements back in 95-96. The strange thing is that it still has more vacant storefronts than it did before and few of the second floors have been developed despite substantial abatements to make the changes. I always laugh when people say Old City is hot . . . sometimes it sure doesn't look like it. If you like South Street or Delaware Avenue, then you'll love Old City.

As for historic buildings, it is a mix. For instance, the building on the corner of Market and Thirds (Pizzacato) is historic, the building next door (Delialah's) is not - thus the incredibly bad renovation that was done by the previous owner. But, now, Old City is a city Historic District so that individual buildings don't matter anymore.

The real problem is lots of older owners who have owned the buildings for a long time, have paid all the mortgages, and are holding to make a killing with a Stephen Starr restaurant, etc.
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Old 05-02-2004, 11:17 PM
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The old city crowd/spots have little in common with those on Del Ave and South st.

Quote:
Originally Posted by chrissayer
I always laugh when people say Old City is hot . . . sometimes it sure doesn't look like it. If you like South Street or Delaware Avenue, then you'll love Old City.
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Old 05-02-2004, 11:27 PM
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About all I've ever seen of Old City is the one block of 2nd St south of Market St, which seemed fairly unique to me... of course I didn't really take much of a look until I'd emerged from "The Plow and the Stars" with several Amareto Sours (I lost count) and a Whisky Sour or two under my belt. The food at Bleu Martini (sp?) was pretty nice and affordable, but the atmosphere was way too noisy for my taste (or maybe I was too drunk to appreciate the noise).

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The old city crowd/spots have little in common with those on Del Ave and South st.

Quote:
Originally Posted by chrissayer
I always laugh when people say Old City is hot . . . sometimes it sure doesn't look like it. If you like South Street or Delaware Avenue, then you'll love Old City.
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