Industrial Market Analysis and Land Use Strategy
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1 Industrial Market Analysis and Land Use Strategy Advisory Committee #4 May 21, 2009 Presented by: Economics Research Associates Interface Studio, LLC ICIC DMJM Harris CH Planning DRAFT - For Discussion Purposes Only
2 Project Flow October 2008 December 2008 March 2009 April /May 2009 May/June 2009 Baseline Market Conditions & Trends Infrastructure Baseline Initial Clusters & Targets District-Level Mapping Industry Cluster and Economic Profile District Profiles Draft Economic Strategy Land Use Strategies Final Plan & Strategies 2
3 Agenda Philadelphia s Industrial Sector Growth Projections Policies/Tools 3
4 Defining Industrial 4
5 The City s Industrial Sector 104,300 industrial jobs, approximately one out of every five jobs in Philadelphia Industrial jobs employ a range of Philadelphians highly skilled, technical positions to entry-level apprenticeships to career-path positions for unskilled and semiskilled workers Compared to retail and service jobs, industrial jobs often provide higher wages and better opportunities for skills development and career advancement; e.g. average wages for industrial jobs in the city are $51,024 Annual payroll of over $5 billion; direct economic output $47.8 billion Annually contributes $323 million in taxes (BPT, property, wage, and sales) Despite the opportunities afforded by industrial employment, over the last 10 years 128,418 jobs in 1998 to 104,300 jobs in
6 Industrial Districts & Corridors 17,805 acres are zoned industrial city-wide 15,433 acres are concentrated in 15 districts 9,355 acres are currently zoned and used for industry 6
7 Leads to Several Questions First The industrial sector is a critical component of a healthy and prosperous Philadelphia. The City s industrial land offers employment opportunities for residents, creates and supports jobs in other sectors, and generates taxes that sustain Philadelphia s quality of life. What is the industrial growth potential? The industrial base is diversified. Which industries Then Are the best fit with Philadelphia s strengths and assets? Could benefit most from policy interventions? What interventions can help grow and retain industrial employers? Where should we retain and focus industrial development? What industrial areas can be opened up to other land uses? 7
8 Agenda Philadelphia s Industrial Sector Growth Projections Policies/Tools 8
9 Measuring Long-Term Demand 9
10 Evaluating Target Clusters 10 Step
11 Assessing the critical needs & requirements 11 Step
12 Real Estate Products Step 1: Identify standard industrial real estate products & profile. 12 Philadelphia County Inventory: Flex: 133 buildings & 4,375,000 sf Warehouse: 2,058 buildings & 114,503,000 sf Warehouse (200k sf or more): 118 buildings & 44,816,000 sf Source: CoStar Step
13 Industrial Land Demand 13 Step
14 Industrial Land Inventory Supply includes vacant, underutilized, and for-sale properties. 32% of supply is concentrated in 3 large parcels 14 Step
15 Agenda Philadelphia s Industrial Sector Growth Projections Policies/Tools 15
16 Industrial Policy Objectives Encourage industrial economic activity in the city Increase the number and quality of jobs available to city residents Retain and optimize the use of the city s industrially zoned land Allow unsuitable industrially-zoned land to transition to other uses Increase the city s revenues from industrial activity 16
17 Key Clusters are Concentrated in Districts Source: Hoover s, Interface Studio 17
18 Areas of Intensity Based on BRT Assessment Data and Market Trends Employment Concentrations Vacancy Patterns 18
19 Areas of Intensity Based on BRT Assessment Data and Market Trends Employment Concentrations Vacancy Patterns 19
20 Areas of Transition Based on BRT Assessment Data and Market Trends Employment Concentrations Vacancy Patterns The gray area needs careful consideration 20
21 Several Strategies to Achieve Objective 1. Re-Zone and Redistribute Industrial Land 2. Reposition Underperforming Industrial Areas 3. Market the City to Industrial Businesses 4. Capitalize on Philadelphia s Hospitals and Universities 5. Active Reuse of Aging Industrial Giants 6. Reinvigorate Traditional Manufacturing 7. Green the Districts 21
22 Re-Zone & Redistribute Industrial Land Simplify and develop new industrial zones emphasizing character of use 1. Heavy Industrial 2. General Industrial 3. Light Industrial 4. Industrial-Commercial Mixed Use 5. Industrial-Residential Mixed Use 6. Utility and Transportation Infrastructure 22 Strategy
23 Recommended Typologies Classification Uses Character Impacts Heavy Industrial Least restrictive Petroleum processing, storage, terminals Low FAR slack space, tanks, pipelines Most permissive - high noise, odor, vibration General Industrial Manufacturing, distribution, processing, industrial park Mid FAR large footprint, substantially buffered Permissive noise, vibration, odor, hours, traffic Light Industrial Light manufacturing, assembly, fabrication, office, R&D, small wholesale, local distribution Small FAR mid footprint, subdivision of buildings, business / industrial park, workshop; some buffering Localized noise, traffic, activity Commercial Mixed-use Commercially-driven mix of locally-serving quasi-industrial (eg, ethnic food wholesale, local fabrication & repair, construction supply), and commercial Variety in scale & use. Typically smaller footprint, along commercial corridors Localized noise, traffic, activity Residential Mixed-Use Artisanal, creative, workshop, small manufacturing & fabrication compatible with traditional neighborhood residential and commercial Small scale, reuse of existing building stock, flexible Minimal Utilities & Transport Power generation, water, waste treatment; rail yards, ports, airports Varies. Form follows function Fixed impacts includes odor, traffic, noise, high activity 23 Strategy
24 Applying the Zones 24 Strategy
25 Establish Planned Industrial Districts 4,094 acres These areas receive regulatory support and market certainty that land use policy will remain industrial Revise zoning to prohibit non-industrial uses Identify and coordinate capital and infrastructure needs necessary to ensure long-term economic viability 25 Strategy
26 Establish transitional areas that would allow non-industrial uses after careful evaluation 937 acres Manage changes in transitioning areas Allow changes for nonindustrial uses only if certain jobs-producing or other public policy goals are achieved Provide amenities that are necessary to promote non-industrial uses 26 Strategy
27 Reposition Underperforming Districts Create sub-district specific master plans 2,046 acres Reposition and rezone sub-districts for targeted users Assemble and market properties Targeted Infrastructure improvements Allow higher densities to retain and grow targeted jobs 27 Strategy
28 Existing industrial zoning 2009: 17,805 acres Proposed industrial zoning: 12,003 acres Proposed mixed-use zoning: 937 acres DIFFERENCE: 4,865 acres 28
29 Market the City to Industrial Businesses Develop targeted marketing programs Re-name certain industrial districts to reflect each area s primary characteristics, focus, or niche Market PIDs and other industrial districts to business that are expanding or relocating Participate in Infill Philadelphia Advocate for a Made in Philadelphia weekly column in a local paper that highlights local manufacturing Develop new tools to showcase and market districts and parcels Develop a web-based mapping program linked to GIS that enables property searches for potential and/or expanding businesses Create recruitment/retention lead to navigate regulatory landscape Create industry and or cluster-specific desks within PIDC for the most complex target clusters e.g., biopharma & medical device but also transitioning traditional industries, especially apparel and publishing and printing Targeted assistance with cost containment 29 Strategy
30 Capitalize on Health and Education Sectors Create space for R&D for Biopharma, Medical Devices, etc between the Airport and Penn / Drexel targeted acquisition and investment to catalyze redevelopment Re-name certain industrial districts to reflect each area s primary characteristics, focus, or niche Create or incent small incubator space for biopharm and medical devices Strengthen University:Industry linkages Workforce training program and work closely Commercialization programs to retain and secure startup space Explore viability of targeted tax credits for high-wage industries Re-use Center City printing and publishing space for biopharm/medical device front offices and/or lab space for medical devices 30 Strategy
31 Active Reuse of Aging Industrial Giants Develop a focused program for local, small artisanal uses Made Local economic incentive? Undertake a study to analyze the fiscal impacts of Philadelphia s small manufacturers and specific interactions between small, local manufacturers in inner-city industrial districts Financial incentives for reuse Consider gap financing for adaptive reuse projects To retain city industrial base in vital neighborhoods, evaluate no-net-loss provisions to ensure productive space is retained 31 Strategy
32 Reinvigorate Traditional Manufacturing Develop targeted cluster strategy for retaining traditional manufacturing Meet with industry leaders, including lead firms as well as key institutions (e.g., Philadelphia University), that can provide leadership for a cluster strategy Assist firms/clusters in assessing market opportunities For stronger industries like apparel, identify new growth areas, such as fabric design and apparel brokering For struggling industries like printing and publishing, the city should consider leader efforts to identify new products and markets 32 Strategy
33 Green the Districts Develop a set of greening standards for industrial use Work with PWD to improve storm-water management Integrate energy production and link with GreenWorks goals Promote targeted waterfront access along Delaware 33 Strategy
34 Summary: how to get there 1. Re-Zone and Redistribute Industrial Land A targeted and simplified zoning code 2. Reposition Underperforming Industrial Areas New zones for targeted clusters 3. Market Industrial Use Active programs to encourage focused development 4. Capitalize on Philadelphia s Hospitals and Universities Spearhead new programs to develop new clusters 5. Active reuses of aging industrial giants Encourage adaptive reuse and local & artisanal manufacturing 6. Reinvigorate Traditional Manufacturing Developed tailored retention programs 7. Green the Districts Build on and integrate the GreenWorks strategies 34
35 Summary: the new industrial landscape Existing ZONED Industrial 17,805 ac USED Industrial 9,355 ac Utility & Transportation 3,325 Manufacturing 3,307 Warehousing 837 Wholesaling 381 Construction 239 Other Industrial 1,227 Future ZONED Industrial 12,003 ac UTILITY & TRANSPORTATION 4,148 ac HEAVY Industrial 1,627 ac GENERAL Industrial 5,511 ac LIGHT Industrial 717 ac PLUS, Mixed Use Zones 937 ac INDUSTRIAL-COMMERCIAL Mixed Use 829 ac INDUSTRIAL-RESIDENTIAL Mixed Use 108 ac 35
36 Thank You!
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