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Reading Terminal Headhouse: Heart of the East Market Renewal

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Reading Terminal Headhouse: Heart of the East Market Renewal Reading Terminal Headhouse: Heart of the East Market Renewal Reading Terminal Headhouse: Heart of the East Market Renewal An Urban Land Institute Technical Assistance Panel May 6–7, 2015 On behalf of Headhouse Retail Associates, LP 1 Table of Contents About ULI.................................................................................1 Introduction......................................................................1 What Was Asked of the TAP.....................................................3 Key Issues and Observations....................................................3 Opportunities........................................................................5 Summary................................................................................9 ULI Panelists...........................................................................10 Stakeholders..........................................................................13 www.philadelphia.uli.org 2 Reading Terminal Headhouse: Heart of the East Market Renewal About ULI – the Urban Land Institute The Urban Land Institute (ULI) was established in 1936 level, ULI Philadelphia offers Technical Assistance Panels as a nonprofit educational and research institute and is -sup (TAPs) that bring together objective planners, developers, ported by 35,000 members representing all aspects of land lenders, architects, and related professionals to evaluate use and development disciplines. ULI’s mission is to provide specific needs and make recommendations on implementa- leadership in the responsible use of land and in creating and tion in an atmosphere free of politics and preconceptions. sustaining thriving communities worldwide. ULI member and non-member professionals provide their ULI provides guidance to nonprofits and municipalities expertise in a voluntary capacity and each has signed an seeking solutions to land use challenges. At the regional agreement to avoid current or potential conflicts of interest. Introduction to the Reading Terminal Headhouse Background In 1891, when construction began for the Philadelphia Since the train shed was above street level, the ground and Reading Railroad’s new passenger facility, at 12th Street floor was built to be a market hall for existing farmers’ from Market to Arch, the goal of the railroad’s ambitious markets; the building opened in 1892 as the Reading president was to create a showpiece—a terminal that would Terminal Market. Attached to the massive train shed, on outshine that of the Pennsylvania Railroad just west of the Market Street side, the eight-story passenger station City Hall. When the complex opened in 1893 it was indeed and Headhouse, with ticket counters, waiting areas and impressive. The elevated train shed—25 feet above street restaurants, also served as headquarters for the Philadelphia level—measured 95 feet high and 256 feet wide, wide and Reading Railroad. The Headhouse building was designed enough to span 13 tracks. With a length of 559 feet, the shed in the style of Italian Renaissance Revival, its exterior finished was long enough that entire trains could pull in and discharge with pink granite and brick, and cream-colored terra cotta passengers under cover of its enormous roof. trim. A series of operational renovations and improvements to the station were made in the 1930’s and 1940’s, but by 1971 Reading’s core business—transporting anthracite—had collapsed, and the company declared bankruptcy. The Southeastern Pennsylvania Transportation Authority (SEPTA), which had been gradually assuming the Reading’s commuter rail service, became the primary regional rail service provider. And in 1984 when a commuter rail tunnel was completed and the Market East Station was opened, the Reading Terminal had become obsolete and the last train departed the station. Two years later, the Headhouse, the train shed and its viaduct were sold to the City of Philadelphia as a key component of the planned Pennsylvania Convention Center The Reading Terminal Station included the ornate Headhouse on Market Street, and the enormous train shed which continued north to Arch Street. project. 1 Current Use Condominium Association and Today the Headhouse building serves multiple purposes. Management Structure The ground floor is identified by signage as an entrance Ownership of the Headhouse is a condominium form of to the Convention Center from Market Street. The ground ownership; the property is known as the 12th and Market floor also includes several restaurants, retail establishments, Headhouse Condominium. Philadelphia Market Street a small information desk, and access to SEPTA’s Jefferson Marriott Hotel II LP owns 83 percent of the condominium Station (formerly Market East Station), the Reading Terminal and controls two of the three votes on the condo board; Market and The Gallery. The lower concourse level of Headhouse Retail Associates, LP owns 17 percent and the Headhouse leads to regional rail service and is the controls the remaining vote. Floorplans of the property westernmost entrance to The Gallery, a multi-level million- designate Unit 1 areas as hotel area and Unit 2 areas as square-foot urban mall that is currently undergoing a major retail; Unit 3 has been granted an easement and is the renovation. The second floor of the Headhouse includes the designation for public areas. Certain areas, such as the train shed as well as function space for the Marriott Hotel mechanical room on the ground floor, are not part of (located on the opposite corner of 12th and Market Streets) the condominium. The condominium documents can be and access to Marriott Hotel guestrooms on floors two changed by simple majority vote of the board. through eight. A skybridge across 12th Street connects the The Marriott Hotel manages and maintains the rooms, Marriott Hotel with the Headhouse. hotel areas and function spaces of Unit 1 areas. Leasing, management and maintenance of the retail portion (Unit 2) are the responsibility of Metro Commercial Management Services, Inc., engaged by the Philadelphia Redevelopment Authority. Maintenance and security for the public areas (Unit 3), including staffing the small information desk, is within the domain of the Convention Center. Ground floor of the Headhouse lobby at the Market Street entrance • Escalators in the center of the ground floor provide ac- cess to the second floor and to the Convention Center via the historic train shed. Escalators to the right of the Market Street entrance provide access to the lower concourse level and regional rail service via Jefferson Station. Directly north of the Headhouse, across Filbert Street, the Reading Terminal Market continues to operate and has become Philadelphia’s most popular destination—for tourists and residents alike. Lower concourse level looking up to the ground floor of the Headhouse 2 Reading Terminal Headhouse: Heart of the East Market Renewal What Was Asked of the TAP In 2009, prior to the expansion of the Convention Center redevelopment is underway, the TAP Panel was asked to and before plans were formulated for the redevelopment of evaluate: The Gallery, a strategic plan was developed for the Market • Opportunities ot link the Reading Terminal Market to East District by the Philadelphia City Planning Commission. Market Street. The plan proposed giving the Reading Terminal Market a • Options forreprogramming/repurposing the ground presence on Market Street by expanding the market into the floor (retail offerings and tenants), as well as the lower underutilized Headhouse and creating more food-oriented concourse level, as an entry to The Gallery. programming for the lower concourse level. To date, the • Access through the Headhouse and the Market East Fil- market has not been expanded. But given that the Conven- bert Street entrance with respect to The Gallery renova- tion Center expansion is complete and that The Gallery tions and pedestrian flow. ~~~ Key Issues and Observations The Panel found the revitalization of the Headhouse night to 6:00 a.m., denying access to the station from challenging because of its multiple and diverse purposes, Market Street. its physical layout, and because several of its most success- • From the street, it is not clear that the Headhouse ful tenants—the popular Dunkin’ Donuts and the heavily provides access to The Gallery or the Reading Terminal used Wine and Spirits shop, for example—do not necessar- Market. ily reflect the “highest and best use” of the property. At the • The Reading Terminal Market is not visible from the same time, the purpose prescribed for the Headhouse in the inside of the Headhouse, and is accessible only through 1980s, to be a grand entrance to the Convention Center, is a narrow corridor. now of lesser importance. Additionally there are entities with • The Headhouse is busy during rush hours but for most of an interest in the building that are not part of the condo- the day there is a lack of vitality; space seems wasted. minium structure, namely SEPTA, the Pennsylvania Conven- tion Center, PREIT (developer of The Gallery), the Reading • The existingvertical transportation (escalators to Terminal Market and Girard Estate, the owner of the adjacent second level, elevator and wrap-around stairwell) blocks Aramark Tower. any meaningful connectivity to the Reading Terminal In considering future use for the Headhouse, the Panel Market, and makes circulation in the ground floor lobby evaluated the following attributes and characteristics of the area confusing. property: Interior aesthetics Space utilization,
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