Joe Licciardi
Professor Vitiello
URBS 103
20 November, 2018
Old City – an analysis of 1860 -present through primary sources
The district of Old City was intrinsic to the development of Philadelphia. The parameters of this district are typically understood with Florist Street bordering the North, Front Street on the East, Walnut Street in the South, and 6th Street on the West. Old City, known as America’s “most historic square mile”, served as the nation’s capital in the late 18th century before moving to Washington. Many of the original buildings are still maintained from that period, making it a popular tourist attraction today. Prior to the Civil War, Old City Philadelphia was categorized by three districts: a financial district, a port district, and a manufacturing district. The districts worked together, economically and socially, which was necessary for the continued development of Philadelphia. Through analyzing primary sources (maps, fire insurance atlases, and censuses) through the years 1862, 1897, 1942, 1962, and 2018 we are able to construct a story about the economic base, change over time, and labor market of Old City Philadelphia.
Philadelphia’s financial district of Old City was predominantly bounded by 6th street in the West and Delaware Avenue in the East, with the Northern and Southern borders being Market Street and Walnut Street. By 1862, this area was established as Philadelphia’s banking district. Some of the wealthiest individuals in Philadelphia’s history had buildings located here. There are several estates that exist within the area at this time. Generally, when thinking of cities, we do not associate family estates. The 10-story Estate of Dr. David Jayne, for example, was constructed in 1850 on Chestnut Street. Born in 1799, Dr. Jayne made his wealth from the medicinal tonic market. Another famous financier, Stephen Girard, had an entire estate along Third Street and Market Street. Girard was a merchant from France, known for saving the country from financial collapse during the War of 1812. On the Girard Estate plot, Girard Bank is the main focal point. Although there was a real purpose to his buildings, many of the other estates were created as a real estate investment. Philadelphia’s estate owners could rent out storefronts and business offices.
With close proximity to Girard’s bank, we see many other financial institutions as well, particularly with their own niche. To the Northwest, there was the farmers Bank, created and used by farmers. Similarly, this bank was joined with the Mechanics Bank, servicing mechanics. Other important banks at this time were the Bank of North America, the Bank of Commerce, and the Bank of Philadelphia. The area contained notable institutions that were not banks as well. The Philadelphia Exchange, created to house the Board of Brokers, was located at the corner of Third and Dock Street. This merchants exchange was the true financial center for trading securities during this time. 20 years prior, the creation of the telegraph allowed for the transmission of data to occur at a significantly faster rate. Like stock trading today, this was able to give investors more knowledge when making trades. With close proximity to the docks (2 blocks) and with dock street being such a large road, this made it an ideal location for the exchange.
Within the financial district, we do see a connection to the port as well. The U.S. Custom House was a large institution between fourth and fifth streets, along Chestnut Street. The Custom House consisted of records illustrating commercial and shipping interests as well as foreign trade relations. The collection also contained materials related to marine insurance. The North Pennsylvania Railroad Company was located across the street from the custom house. Railroads in the financial district served as transporters of goods from the port. Many of these goods were transported North and West to manufacturers, depending on what the goods were. This area also contained some full-time residents. The Philadelphia Dispensary, along Fifth Street and in between Chestnut and Walnut, served as a free medical clinic for the workers of the community. When looking at census data, we see that families living near this area were overwhelmingly working low level service jobs. Janitor or janitress was a common occupation for residents living nearby. This dispensary was created to tend to these workers when they were ill. A public school also accompanied the region to the South, so those fortunate enough to send their kids to school had a place to do so.
Although we don’t consider Old City a residential area, Elfreth’s Alley, between Front and 2nd Streets with Race Street to the North, remained a housing block since the 18th century. Elfreth’s Alley is an impactful case in the history of this district because of the changes it saw over the 19th century. Originally, the alley was home to shipwrights, silver and pewter smiths, and other tradesmen. Following the Industrial Revolution and later in the 19th century, Elfreth’s Alley became a victim to the factories and those who had worked in them. Different waves of immigrants occupied the alley in different eras because of the close proximity to labor. This leads us to look at some of the manufacturing that was occurring in this area.
From the 1897 factory report, we know that there were a variety of goods produced just North of the port. Drugs and paints needed chemicals and oils to be produced, while apparel goods like shoes and hats would require wool, cotton, and leather. In this sense, we can understand how the three foundations of Old City work together. The port served as the reception for goods and transported them to the manufacturers, the financial district provided banks for money and insurance, and manufacturing in the North produced goods through the materials they received. Over time, we see that the port was the most important of these three. The financial district eventually moves out and although manufacturing in the North continues, the port was the backbone of this region.
In 1897, we see some changes to landscape in Old City. Following the Panic of 1873, there were several mergers and acquisitions that occurred. Because of this, we see the rise of some major firms that would reach the status of Philadelphia Bank and the Bank of North America. At the corner of Fourth and Chestnut, Fidelity Insurance Trust & Safe Deposit Company takes up a significant portion of the lot, Girard National Bank has continued to accredit itself, and Provident Life & Trust Company appears across from Fidelity. The Philadelphia Merchants Exchange, renamed the Philadelphia Stock Exchange, was moved to the Drexel Building on Fifth and Chestnut. The major story of change in this time period is the addition of this Drexel Building. Anthony Joseph Drexel, a banker born in Philadelphia, was a partner of John Pierpont Morgan of New York. Together, the partnership formed Drexel, Morgan & Co., later J.P. Morgan. Drexel Morgan saved the government from collapse in 1895 and had a significant impact in financing other government needs.
In addition, the Bullitt Building (shown right), of John C. Bullitt, became the first high-rise office building in Philadelphia. Following our story of the financial district of Old City, the influence of powerful financiers continues to be evident. These buildings took up massive lots and had beautiful architecture. Similar to the Bullitt Building, a commodities exchange named the Bourse Building, took up about a third of a square block. There were a plethora of printing companies and offices that are also appearing on the map. With the advancement of Old City’s financial district, bookkeeping had to keep up. This called for printing companies who provided the physical materials for bookkeeping itself.
With these new institutions, the 1895 atlas shows several union companies. This speaks to the evolution of the labor market at this time. Philadelphia is known as a union town and required various craftsman. When we look at the insurance atlas of the 5th ward by the port, we can put together the types of crafts that were being produced in nearby districts. Food and drink products were popularly held between Chestnut and Market streets. Flour, coffee, cig. extract, syrups, teas, and groceries make up a majority of these buildings. Between Market and Arch Streets, there is more of a variety of materials. Wools, dyes, oils, chemicals, and printing supplies make up these buildings. As for actual shops that existed along Delaware Avenue, there was a major sail making shop situated at 16 Delaware Avenue. With the ship traffic that the port dealt with, this shop was highly demanded. There was also The Fidelity Cold & Ice Warehouse that could hold perishable goods as they arrived. Lastly, there are several hotels along Delaware Avenue, likely servicing shipmen who were wealthy enough to stay there.
As for the major changes to Old City, 1910 marked the year of Philadelphia’s financial district moves to the area of Broad Street and Walnut Street. In comparing a 1910 Philadelphia atlas to a 1923 and a 1942, we can pick out some major differences in the landscape. First the Philadelphia Stock Exchange moved back to the Merchant’s Exchange Building but was shortly after moved to 1411 Walnut Street. 1411 (pictured right) was a beautifully designed Roman style building, housing the Merchants Exchange on the second-floor and trader’s offices above. We see that in 1910, the Fidelity Insurance Trust and Safe Deposit Company has moved into the Bullitt Building. However, in 1942 the Bullitt Building was demolished and no longer existed. The Girard Estate was evacuated as well, leaving much of the lot vacant. As we can see, the major institutions that were a point of focus throughout the 19th century no longer existed in this financial district of Old City. Because of this change, we finally see a drastic change in the landscape.
The old Merchant’s Exchange has become the Produce Exchange Building, but most of the map displays vacated buildings. The United States Custom House is moved to 2nd and Chestnut, with the old building listed as “former custom house”. East of the Produce Exchange Building, our 1942 map lists the Seaman Church Institute. This tells us a bit about the evolution of this area in Old City. A church being created makes us associate the area as residential more than commercial. Another building on Third and Chestnut, a post office, further adds to this theory. However, according to the map legend, it seems that most of these buildings were still for commercial use. It would make sense that “Seamen” could be referring to a church for sailors and the post office would be useful for the increase in small storefronts in the region. Most of the residential community near this area still remains to the North and South of Old City. Overall, we still see some small banks in this area, but all major institutions have moved out. The area has turned into a commercialized area with small shops.
When looking at the port through this period, we see some of the same trends. Little individual buildings are transformed and conglomerated into large warehouses from 1910. From 1895 to 1910, the railroads are extended and take up more surface area along the Delaware. The maps visually show piers along the river are extended and widened. The Second Industrial Revolution and the rapid technological innovation that occurred was likely the reason for these larger piers and the increased rail lines.
In 1922, the Boekel Building appears just West of North 5th Street on Vine. Although this building was just North of the parameters we now set on Old City, it was considered part of Old City during its 30-year significance. The building was another example of some of the beautiful architecture (shown right) that existed in Old City during the early 20th century. The 6-story Boekel firm produced laboratory instruments and plumbing supplies on the lower half and contained special metalworking on the upper half. The Boekel Building story is powerful in our story of Old City as a whole. William Boekel was a German immigrant who worked as a metal spinner during his 20’s. Eventually, he accumulated enough wealth to create his own metalworking firm, where he hired German immigrants. Later, his nephew convinced William to manufacture laboratory equipment, since the healthcare industry was growing so rapidly in Philadelphia. When we take into consideration what was being brought into the port, we see drugs and chemicals as two significant materials. Philadelphia is still the 6th ranked biotech cluster in the country, speaking volumes as to the industries that supported the city. Through the case of the Boekel Building, we also understand why there were so many Eastern Europeans working in Philadelphia. Labor migrants of the same region would tend to have similar skillsets. In the census report of 1920, although this is not completely alike in all cases, we see a trend of many Russians and Germans working in the restaurant industry (tea master, saloon keepers) and in housekeeping. However, we do see several examples of Germans in metalworking or as machinists, likely skills they brought over from home.
The last story of change in the 20th century is the era following World War II. Comparing the 1962 Land Use Maps to the 1942 Land Use Maps, there is a ton of data that helps us understand the landscape of Old City today. Most noticeably, our 1962 map illustrates several open lots. The word “former” continues to appear on buildings throughout the old financial district as Broad Street houses the new financial district. In between 3rd and 4th streets and between Market and Walnut, many of the key buildings that were previously noted as “major firms” no longer exist physically. On the Girard Estate, all that is left is Former Girard Bank, the Post Office, and Carpenters Hall. The rest of this plot is listed as Independence National Historical Park. To the North, where Fidelity Philadelphia Trust Company and the First National bank used to stand, the block is completely cleared and is now part of the Independence National Historical Park. Dock Street still hosts the Produce Exchange Building and the U.S. Custom House but has relatively been cleared out.
Along with these changes in the financial district, we begin to see some infrastructure creation as well. In 1954, Delaware River Bridge construction began. Automobile traffic continued to increase with American auto manufacturers selling six million cars in 1955. Interstate 95 began construction later in 1959, a $200 million project that sought to link the river front to Philadelphia’s airport and factories. I-95 was essential for the port, as it provided easier access to the warehouses.
These signs speak to what Old City Philadelphia was becoming and is today – a tourist district. As the author of this research paper, I was interested in this area because of a fieldtrip I had attended in 6th grade. When we arrived in Old City and began the tour, 90% of the focus was placed on how this was the first capitol of the United States. Although this was where our country was legislated for the first time, the region itself only officially served as the capitol for 10 years. Old City had its own economic system with a prosperous financial district until 1910. The port continued to be the foundation for this region and is still a primary industry today.
To understand the full evolution of Old City Philadelphia, it is essential to compare the 20th century maps to that of the 21st century. Along the river we see drastic changes to the landscape. The warehouse storage that used to house incoming goods is completely demolished, replaced with the massive Interstate-95. I-95 is also accompanied with North Christopher Columbus Boulevard, which runs along the Delaware River. The I-95 flows into the Delaware River Bridge, renamed the Benjamin Franklin Bridge, extending into Camden in the East. To the West of what used to be the Girard Estate, where the Drexel Building existed, is now part of the Independence National Historical Park. Walnut and Chestnut streets extending to South 6th street is populated with landmarks and museums. These landmarks include the First and Second National Banks of the United States, Museum of the American Revolution, Carpenters Historic Hall, and the Benjamin Franklin Museum amongst others. One constant theme we do see in the region of Old City is the lack of residents within the area. Even today, although there are many more inhabitants, Old City remains a commercial district (other than Elfreth’s Alley, which has remained a street of houses since the 18th century).
The story of change in Old City Philadelphia is that of displacement and technological advancement. The first major changes begin to occur upon the relocation of the financial district. This takes away a key industry of Old City that was also a place of investment for wealthy Philadelphians. As for technological advancement, there is continuous change since the 19th century, but the primary impact to Old City occurs in the mid 20th century. The main advancement is because of the increasing automobile popularity, which caused much more traffic. This called for an infrastructure change along and across the river. This new construction was a meaningful alteration to the landscape and certainly impacted how the region operated. Regarding economic operation, this region’s source of income now comes from tourism in addition to the port. We watched the financial focus move initially from the financial district to the port. With the creation of parks and the use of historic landmarks, a great source of income has traveled back West from the river.