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The Philadelphia metropolitan region is growing in a very elusive, sprawling way. Philadelphia
is second only to Miami in the percentage of office space found in low density, dispersed
office parks on the urban fringe. The Philadelphia region is an example of an “Edgeless City.”
This article is taken from Lang’s forthcoming Brookings Press book due out in 2003.
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Table 1: National Metropolitan Summary — Downtowns, Edge Cities, Edgeless Cities 1999
METROPOLITAN PRIMARY DOWNTOWN SECONDARY DOWNTOWN EDGE CITY EDGELESS CITY
Area Office Space % of Office Space % of Office Space % of Office Space % of
(Square Feet) Metro Area (Square Feet) Metro Area (Square Feet) Metro Area (Square Feet) Metro Area
Los Angeles 85,037,104 29.8 22,109,801 7.8 72,324,970 25.4 105,412,452 37.0
New York 390,143,000 56.7 49,711,600 7.2 43,006,777 6.2 205,503,635 29.9
San Francisco 60,114,661 33.9 15,606,968 8.8 24,612,366 13.9 76,968,744 43.4
Source: Black’s Guide (New York’s primary downtown figure comes from
Cushman & Wakefield and the Real Estate Board of New York)
ing. Unfortunately, more recent research suggests This piece looks at the 13 largest markets in the
Edge Cities are not as widespread a phenomenon as country, which together contain more than 2.6
originally thought. Instead, emergence of “Edgeless billion square feet of office space and 26,000
Cities” means that we are moving away from seeing buildings. The study is not intended as an exhaus-
the high density suburbia that Garreau promises. tive statistical analysis — although the findings
are often data derived. Rather, the data help
“Edgeless Cities” are a form of sprawling office devel- reframe current thinking on the metropolis. The
opment and are not mixed use, pedestrian friendly or study’s main contribution is conceptual. Just as
easily accessed by public transit. Geographically they Myron Orfield’s book American Metropolitics
are nearly twice as large as edge cities. Edgeless Cities distinguished multiple kinds of suburbs, this
are everywhere. No major metropolitan area is with- book delineates between two types of suburban
out them. office development — bounded and edgeless.
[Editor’s note: See an excerpt from Orfield’s
The term “Edgeless City” captures the fact that most American Metropolitics on page 10.] And like
suburban office areas lack a physical edge. In contrast Orfield’s work, this study has numerous implica-
to Edge Cities, which in theory combine large-scale tions beyond the data. One is that Edgeless Cities
office development with major retail, Edgeless Cities raise an even bigger challenge than Edge Cities for
contain mostly isolated office buildings at varying those who seek to build a less sprawling suburbia.
densities over vast swaths of urban space.
Following office space trends provides a good
Edge Cities do represent a suburban future, but method for understanding metropolitan change
only one future. This study reports on the other new because offices are where a large percentage of job
metropolis to emerge in the past two decades. It growth occurs. In some metropolitan areas, nearly
covers the alternative suburban future, the post-poly- half of all newly hired employees go to work in
centric version — that of the Edgeless City. office buildings.
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“Edgeless
Cities” are
a form of
sprawling
office
development
and are not
mixed use, Office Location Types Non-CBD office space varies tremendously in
its size, scale, density, location, age and land use
pedestrian Large metropolitan areas have long been polycen- characteristics. The category non-CBD captures
tric. But today’s polycentrism is quite different. every office location from the single low-slung
friendly or Whereas factory towns, secondary cities, and office building at the farthest reaches of the
easily accessed even Edge Cities share a spatial logic with big cities metropolitan area, to “uptowns” that arose as
(albeit on a smaller scale), Edgeless Cities represent secondary business districts within the central
by public a departure. Edge Cities are perhaps the last stop city. Non-CBD office space is thus a grab-bag
on the road away from traditional urban forms. category that captures all office space outside
transit.
a CBD.
The major statistical source for this project is
office data, or specifically rental office space. The Many observers of suburban office space —
standard categories for reporting office data are Joel Garreau being the most notable example —
Central Business District (CBD) and non-CBD. have assumed that all non-CBD space is located
CBD space refers to downtown office buildings. in large edge cities such as Tysons Corner, VA
Downtowns vary in size and scale, but they and Post Oaks in Houston. This study seeks to
typically contain the largest single concentration determine exactly how much non-CBD office
of a region’s office space. Non-CBD office space space is found in Edge Cities and how much,
exists throughout metropolitan areas. Much of by contrast, is found in a different category all
this space lies in suburbs — even distant suburbs together. I argue that most non-CBD office
— although much may be found within the space is actually located in Edgeless Cities,
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central city outside the CBD. not Edge Cities.
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The Era of Edgelessness downtowns, for they too are now central places.
Edgeless Cities may be the ultimate result of a
Edge Cities may one day be seen as a transitional metropolitan process that has been tearing apart
urban form; an attempt to build auto-based, concentrated commercial development for the
low-density downtowns before developers realized better part of a century.
that cars made such places mostly unnecessary.
The new metropolitan form shows up less often Nearly three-quarters of all existing suburban
in the Post Oaks and Tysons Corners than in office space was constructed in the past two
the nameless office parks at nearly every exit ramp decades. Before the 1980s only about a quarter
off the beltway where most of the office space of all office space was suburban. Today 42% of
built outside of downtowns is found. the office space in the top dozen markets is found
in suburbs. If we remove Manhattan from the
Perhaps most importantly, Edgeless Cities are not central city totals, the gap between cities and
Edge Cities waiting to happen. Instead they repre- suburbs closes to near parity. Suburbs, once minor
sent a competing and more decentralized form of players in the metropolitan office economy, now
office development. Ironically, Edge Cities face the compete with central cities head to head.
same land cost and congestion pressures as old
Suburbs,
once minor
players
in the
metropolitan
office
economy,
now compete
with central
cities head to
head.
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Table 2: Philadelphia’s Office Space Locations
CURRENT BY YEAR BUILT
1990-1999 1980-1989 Pre-1979
Square % of Square % of Square % of Square % of
PHILADELPHIA Footage Metro Area Footage Metro Area Footage Metro Area Footage Metro Area
Edge Cities 14,199,849 8.9 2,987,279 8.8 9,019,918 10.4 2,192,652 5.6
King of Prussia 6,173,563 3.9 1,209,429 3.5 3,776,267 4.4 1,187,867 3.0
Malvern-Paoli-Wayne 8,026,286 5.0 1,777,850 5.2 5,243,651 6.0 1,004,785 2.6
Edgeless Cities 85,899,853 53.6 23,827,588 69.8 41,773,524 48.2 20,298,741 51.7
Philadelphia is proof that the edgeless metropolis In total, Philadelphia’s suburbs gained almost 26
is not just a Sunbelt phenomenon. In fact, the million square feet of office space during the 1990s,
region appears to be the South Florida of the while the city picked up only 9 million square feet.
north, with the major difference being that That helped give the suburbs the majority of office
Philadelphia does have a decent-sized downtown. space in the region by 1999. Almost four-fifths
Both regions also have small, average-sized (78%) of the current office space in Philadelphia’s
buildings, which may be related to Edgeless suburbs was built since 1980.
City-oriented growth.
In total, Metropolitan Philadelphia’s Edgeless Cities
Philadelphia’s two modest-sized Edge Cities are spread over 297 square miles and account for 63%
north and west of the downtown. Malvern-Paoli- of the region’s office space. The downtown fits in
Wayne is along Philadelphia’s “Main Line,” which just 4 square miles and contains the other 37% of
refers to a commuter train that runs through the office inventory. The downtown’s office buildings,
region’s older affluent suburbs. The King of averaging over 300,000 square feet, also dwarf those
Prussia Edge City is built around a regional in Edgeless Cities, which range from 30,031 to
8 mall, near the intersection of the region’s major 71,882 square feet.
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