Market Street East, a critical artery in Philadelphia’s urban fabric, connects historic landmarks and key transit hubs but has long struggled to reach its potential as a vibrant, mixed-use corridor. Mayor Cherelle Parker has signaled her intent to fast-track master planning efforts for Market Street East, offering a new opportunity to reimagine this iconic stretch — not just as a destination but as a proving ground for innovative urban strategies.
Unlocking the potential of Meanwhile Use
One strategy that could be instrumental in this effort is Meanwhile Use — the activation of underutilized spaces through temporary or transitional projects that provide immediate value while paving the way for long-term development. These activations go beyond pop-ups and events to include multi-year installations, interim commercial spaces, and mixed-use transitional projects that support local businesses, arts and community engagement. While not yet widely embraced in Philadelphia, cities worldwide have leveraged Meanwhile Use to transform vacant properties into dynamic, evolving assets.
The scope of the challenge
Market Street East faces persistent challenges that hinder its potential. The Center City District’s Market East Vision Plan (2023) highlights low residential density, declining office occupancy, inconsistent retail activity and large surface parking lots. Underutilized landmarks — such as the soon-to-close Macy’s in the Wanamaker Building, the Reading Terminal Headhouse, and the former Police Administration Building (or Roundhouse) on Race Street, now in its third year of vacancy — further limit vibrancy. Despite strong transit connections, poor visibility of transit options and an outdated bus corridor have weakened walkability and accessibility. Overcoming these barriers requires revitalizing both the physical and social fabric of Market Street East, fostering stronger connections and a more cohesive, active environment.
A dual-track approach: a long-term vision and immediate activation
Revitalizing Market Street East requires a dual-track approach: long-term master planning paired with near-term activation. While comprehensive planning addresses zoning, infrastructure, housing, mobility, and economic opportunity, Meanwhile Use injects life into underutilized spaces in anticipation of development.
These two strategies reinforce one another. Activations provide real-time insights into market demand, community preferences and economic feasibility, informing the evolving master plan. This integration ensures short-term interventions align with long-term goals, creating a dynamic, responsive framework for revitalization.
Demonstrating the power of temporary use
Successful examples worldwide showcase the catalytic potential of Meanwhile Use. London’s King’s Cross redevelopment leveraged mobile gardens and cultural hubs to create a thriving mixed-use district. In Brixton, the Peckham Levels project transformed a vacant parking garage into a creative hub with affordable workspaces. These models demonstrate how strategic temporary use fosters innovation, builds momentum, and strengthens community trust.
Philadelphia is already applying this concept. National Real Estate Development’s Jefferson Plaza at East Market, an interim public space planned for future residential development, demonstrates how temporary projects can enhance vibrancy. Clear communication about a project’s temporary nature is key to aligning community expectations with broader development goals.
Activating Market Street East now
For Market Street East, activations can take many forms — temporary installations, pop-up events, and affordable spaces for small businesses and creatives. These initiatives not only energize the corridor but also provide valuable insights into market dynamics, helping shape development with input from those who will use it most.
Meanwhile Use has the potential to evolve into a viable economic sector in Philadelphia. Formalizing policies and fostering partnerships around temporary activations would create opportunities for local entrepreneurs, artists and community groups. Beyond economic benefits, these initiatives cultivate a culture of experimentation, inclusivity and collaboration.
Funding the vision
Implementing this strategy requires thoughtful funding mechanisms. The City could expand the existing Market East Tax Increment Financing (TIF) District, established in 2015, to create a dedicated Meanwhile Use Fund. This fund, supported by future tax increment revenues, could subsidize activations by covering infrastructure improvements, tenant build-outs, public realm enhancements, and programming.
Additionally, the TIF could seed a revolving loan fund or a loan guarantee program, facilitating low-interest financing through Community Development Financial Institutions (CDFIs). While the TIF itself wouldn’t serve as direct collateral, it could reduce lender risk by providing a financial backstop or filling gaps in project financing.
Aligning developer incentives with community needs — through tax breaks, expedited permitting, and funding for community-led programs — would further encourage property owners to embrace Meanwhile Use while awaiting permanent development.
Charting a new path forward
As Mayor Parker accelerates master planning efforts, Market Street East stands at a pivotal moment. Embedding Meanwhile Use principles into its revitalization strategy can set a new standard for community-driven urban development — especially with the 2026 celebrations on the horizon.
Market Street East has the potential to become a model for activating underutilized spaces, creating social value while laying the foundation for long-term, equitable growth. Now is the time to act. Let’s reimagine this historic corridor as a living incubator for Philadelphia’s future — using Meanwhile Use as a practical and actionable tool. With leadership and collective vision, we can drive lasting, community-driven change for Market Street East and beyond.
Amanda Soskin is founder of Makespace Philadelphia, specializing in innovative strategies to address vacancy challenges.
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