Transcript Proposal for a downtown academic center in the Swank Building

Downtown Johnstown
Community College
Campus Vision
Purpose

To propose the current Swank Building
property in Downtown Johnstown as the site
for Pennsylvania Highlands Community
College’s new campus.
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Agenda
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Why Downtown?
How does it benefit the College?
How does it benefit the City?
What are the options?
Summary
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Why Downtown?
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The site is the population center of region
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62% (146k) of the MSA’s population lives within
15 miles/15 minutes
15 miles/
15 minutes
Site
Source: Claritas Research, 2001
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Why Downtown?
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The site is 1-2 blocks from the 4th highest
traffic volume point in the area

Few, if any, other available large sites in the Johnstown
area offer such close access to so much traffic
Rank
Location
Volume
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US 219 @ Route 56 W
30,000
2
US 219 @ Elton Road
29,000
3
Scalp Ave @ US 219
28,000
4
Johnstown Expressway @
Haynes St.
25,000
5
Galleria Drive @ US 219
18,000
Source: PennDot, 2002
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Why Downtown?
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The site is across the street from CamTran’s
mass transit hub

Used by 900,000+ riders annually (3,500 a day)
 105,000+ are in the prime student age (19-25 years old)
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A Downtown site would make PHCC accessible to all students,
including those without access to their own autos
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At UPJ, approx. 10-15% of students do not have cars on campus
It would also encourage student use of public transit
Source: CamTran, 2004; UPJ Campus Police
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Why Downtown?
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The CBD has been designated a Keystone
Innovation Zone…
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Developed to create “knowledge neighborhoods” close to
Pennsylvania’s colleges…
… this would incentivize firms to locate near a downtown
campus, spurring more growth…
Downtown Johnstown KIZ
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Why Downtown?
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…which would compliment the proposed
High Tech Park at the Sani-Dairy site

…allowing start-up Tech Park firms to apply for $25
million per year in tax credits available in 2006
Site
Tech
Park Site
Tech Park
Source: KIZ Program Guidelines, www.inventpa.com, 2005
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How does it benefit the College?
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It is one of the region’s highest profile locations
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In the heart of the largest city in PHCC’s service area
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5,000+ employees work downtown at…
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…419 businesses, within walking distance, including:
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National Drug Intelligence Center
Numerous new high tech startup firms:
- MTS
- Conference Archives
- MountainTop Technologies
Source: National Decision Systems, 1996
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How does it benefit the College?

Being part of the KIZ would make the college
eligible for…
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$10 million in innovation grants
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Grants will be available over the next 3 years to create
or enhance technology transfer programs at the colleges
for the benefit of entrepreneurs
Source: KIZ Program Guidelines, www.inventpa.com, 2005
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How does it benefit the College?
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It makes the College accessible to many
potential students in the urban Johnstown area…
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…serving as a compliment to the College’s
rural/suburban North Education Center in Ebensburg …
…and fulfilling its vision:
 “…to be a catalyst for regional renewal…”
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Source: Pennsylvania Highlands Community College Mission Statement
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How does it benefit the College?
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The college would have a permanent home that is
integral to the fiber of the community, and avoid
some of the perceived weaknesses UPJ has
suffered:
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“Johnstown’s best kept secret” at its suburban/rural location
 Many students don’t feel “connected” to the community
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Many members of the business community don’t
always think of UPJ
Source: Personal experience of John McGrath, UPJ Professor, 2005
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How does it benefit the City?
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A huge asset from a physical perspective…
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Provides a vital anchor to the Upper Main Street area
Revitalizes the decaying area of the Swank building
Creates an exciting new gateway to the Downtown
from the Bedford St. Exit of Route 56
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How does it benefit the City?
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…and from an economic development perspective…
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Would be a major catalyst for nearby spin-off businesses:
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Firms capitalizing on KIZ grant benefits
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Stores catering to the college’s students and employees
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Entrepreneurs
Possible retail outlets:
 Coffee shop
 Newstand/Bookstore
 Restaurants
Would also be home to dozens of PHCC employees
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How does it benefit the City?
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…but most importantly, from an image perspective…
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The college would attract young people Downtown to:
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Classes at the college
Internships with KIZ firms and Tech Park companies
Hopefully jobs downtown after graduation
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What are the options?
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The City’s ownership of the Swank Building
provides the keystone building block for the site
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Other components:
 Acquisition of 3 nearby structures along Bedford St.
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Former TomCat Printing
St. Vincent DePaul Family Pantry
St. Vincent DePaul day care facility
Acquistion of several vacant lots/parking lots along Bedford
St. and Main St.
Closure of Apple Alley
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What are the options?
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These building blocks would provide:
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A 1.7 acre campus
Adequate space for classroom/administrative facilities
Surface parking for hundreds of vehicles
Foundation for a 1-2 acre additional future expansion
toward Adams St./Haynes St.
Source: U.S. Census Bureau block maps, www.census.gov
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What are the options?

An aerial view of the site reveals its outlines:
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A 1.7 acre campus expandable to approximately 3 acres
Site
Possible
Expansion
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What are the options?
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There are also 2 options to develop the site:
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1) Partial demolition of the Swank Building and
adaptive reuse of remaining structure
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Precedent: Reuse of other dilapidated downtown retail structures:
 PHCC’s existing space in the former Glosser Bros. store, now the
Central Park Complex
 DePaul University’s new downtown Chicago campus in the former
Goldblatt’s Department store
- Both structures were of similar construction to the Swank Bldg….
- …and both were vacant longer
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2) All new construction
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Precedent: Construction of a new downtown college campus
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Seton Hill University in Greensburg
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What are the options?
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Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Plan:
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Begin with a thorough architectural/engineering analysis
Swank “Building” is actually 2 structures
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Demolish the oldest, most dilapidated portion along Bedford St.
Remaining structure: approx. 100,000+ square feet
Oldest,
Most Dilapidated
portion
Newer,
Reinforced Concrete,
Terra Cotta portion
Source: Street dimensions; visual inspections
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What are the options?
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Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Plan:
 Stabilize, then rehab the portion of structure along Main Street
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Rationale:
 This portion is built of highly durable reinforced concrete and
was occupied by tenants just over 2 years ago (November, 2002)
 This portion is of a similar age to other local landmarks that have
been saved from demolition (Glossers Bldg.; Discovery Center)
Source: Tribune-Democrat, 11/15/02
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What are the options?
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Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Plan:
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Stabilize, then rehab the portion of structure along Main Street
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Rationale:
 Experts confirm that structures like the Swank Building are assets
- The Swank Building was recognized as eligible for the
National Register of Historic Structures in 1987
- The National Park Service recognizes similar structures’ durability
- “Even when historic concrete structures are deteriorated, many can be
saved through preservation projects. Successful restoration of many
historic concrete structures in America demonstrates that techniques
and materials now available can extend the life of such structures for
an indefinite period, thus preserving significant cultural resources.”
Sources: Pennsylvania Historical Museum Commission, www.phmc.state.pa
and National Park Service Preservation Briefs, www.cr.nps.gov
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What are the options?
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Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Result:
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A landmark new home for PHCC, just like DePaul University’s
new Downtown Chicago Campus
Exterior views of
DePaul’s new
Downtown
Center
“This kind of building will never be duplicated. To clad something with
elaborate terra cotta is much to expensive now. When we get it cleaned up,
it is going to shine.”
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Source: Keith Giles, re-developer of an abandoned 1913 building (Chicago Magazine, January, 2005)
What are the options?

Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Result (continued)
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The large floors and high ceilings of the Swank Bldg. would allow
for high tech facilities just like the DePaul Center
Interior views of
DePaul’s new
Downtown
Center
“DePaul Center has revitalized a deserted white elephant and
transformed a blighted area into an active part of the city. .”
Sources: American Institute of Architects, Chicago, 2005;
http://www.wmaengineers.com/focus
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What are the options?
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Option 1: Partial demolition of Swank Building and
adaptive reuse of remaining structure
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Result (continued)
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Budget: approximately $93-$131 per square foot in 2004 dollars…
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“Cambria’s cost will total ‘a shade over $5 million…that’s within
the $5.8 million earmarked in a county bond issue for converting
the vacant Glosser Brothers store (into) the multi-use facility.”
“At a total cost of approximately $100 per square foot, including
furniture, fixtures and equipment, every building system was
either replaced or repaired…”
…or translating to approximately $9.3-$13.1 million for
100,000 square feet
Source: Tribune-Democrat, 1998; Urban Land magazine, March 2001;
CPI by Bureau of Labor Statistics
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What are the options?
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Option 2: New Construction
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Plan:
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If an honest professional assessment indicates that even the
newer portion of the Swank Building cannot be saved, then
demolish all structures
Construct new facilities, either in one structure, or in a cluster of
buildings, similar to the proposed High Tech Park plan
Incorporate surface parking and attractive streetscape
improvements
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What are the options?
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Option 2: New Construction
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Result:
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A custom-built new facility that integrates PHCC into the fabric
of Downtown Johnstown—and that helps in its revitalization
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Just like the new Seton Hill downtown campus in Greensburg
Artist’s Rendering of
Seton Hill’s new
Downtown
Greensburg Campus
Source: Pennsylvania Business Central Magazine, September, 24, 2004
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What are the options?
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Option 2: New Construction
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Result (continued):
 Budget: approximately $201 per square foot in 2004 dollars…
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“The $11.5 million cost of the downtown campus will transform the
block to 50,3000 square feet of campus building space to house a
180-seat theatre, a recital hall, 12 faculty members’ offices and 290
parking spaces…and phase two will expand the new campus further
with more than 6,700 square feet in additional space…”
…or translating to approximately $20 million for
100,000 square feet
Source: Pennsylvania Business Central Magazine, September, 24, 2004
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Summary
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PHCC should consider this option since it:
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Is centrally located in the region
Would anchor the downtown KIZ/compliment the Tech Park
Is one block from the region’s 4th highest traffic point
Is across the street from the region’s mass transit hub
Provides a landmark presence in the community
Offers space for current—and future—PHCC needs
May be more affordable than greenfield acquisition/ construction
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With City of Johnstown; KIZ; and brownfields funding
Is consistent with PHCC’s vision: “…to be a catalyst for regional
renewal…”
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Author:
John M. McGrath, Ph.D.
Downtown College Experience:
- Masters of Management in Real Estate and Marketing at
Northwestern University’s Downtown campus, Chicago, IL, 1990
- One of first instructors to use new classroom facilities at DePaul University’s
Downtown Campus Center, Adjunct Professor, Chicago, IL 1994
- Contributor of Central Park Complex Academic Center concept,
Johnstown, PA, 1997
- Author, “A Qualitative Study of the Microculture at an Urban Academic Center”
Pennsylvania Journal of Business and Economics, Spring, 2002
Interest in this project:
As a private citizen and taxpayer to City of Johnstown and
Cambria County
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