Oregon Avenue West connecting people, industry & commerce Al-Jalil Gault Avery Harmon Erin Monroe Kelly Fu
Rachel Mulbry Joy Yang Yiming Jin
Instructor : Elizabeth Frantz
A FOUR-NEIGHBORHOOD COMPREHENSIVE PLAN TO 2035 MAY 11TH, 2020
|1
Contents Introduction
4
History
6
Civic Infrastructure
10
Land Use
14
Demographics
20
Housing
26
Transportation
34
Economy
42
Goals
48
Environmental Justice
50
Socioeconomic Inclusion
58
Safe + Convenient Mobility
66
Embracing Growth
74
Timeline
82
Implementation
86
Citations
92
2 | Contents
Remote Learning via Zoom, 2020
Contents | 3
Introduction The area surrounding Oregon Avenue West, a major thoroughfare in South Philadelphia, has a storied history and dynamic future, thanks to ongoing demographic, infrastructure, and social changes. Located on indigenous Lenape land, the neighborhoods to the north and south of the corridor are characterized not just by their dense residential fabric but also the large anchor institutions that occupy many city blocks, including the former PES oil reďŹ nery, FDR Park, the Stadium District and Quartermaster Plaza. The area has an established Italian community, with roots going back to the 19th century, as well as long-term AfricanAmerican residents and more recently-arrived Asian and Latinx communities. In addition to the changing demographics, large-scale development efforts are planned at multiple sites a short distance from Oregon Avenue West. The redevelopment of the 1300-acre former oil reďŹ nery, a new masterplan for one of the city’s largest parks, and the construction of a mixed-use community called South Quarter Crossing represent a few of the major projects that will impact the area for decades to come. If managed thoughtfully and with intention, these changes have the potential to enhance inclusivity, improve environmental conditions, and build on local assets. This plan envisions an Oregon Avenue West that connects people, industry, and commerce. We propose four goals to make this a reality: environmental justice , socioeconomic inclusion, safe and convenient mobility, and embracing growth. Each goal is further described by a set of objectives and accompanying recommended actions. Together, this package should serve neighborhood groups, economic institutions and political representatives as a framework and blueprint for moving from vision to implementation. One important note: the area around Oregon Avenue West is home to four distinct neighborhoods: Girard Estates, Newbold, West Passyunk and Packer Park, but for the purposes of this plan, the area will be referred to in shorthand as Oregon Avenue West, even though this is not a term used elsewhere to describe this collection of neighborhoods.
4 | Introduction
Anchor Institutions of Oregon Avenue West
25TH ST.
22ND ST.
34TH ST.
WASHINGTON AVE.
ST. WARFIELD
am Vi Vil Villag illla age
23RD ST.
TASKER ST.
MORRIS ST.
MIFFLIN ST. E
18th ST.
VA R
AV E
.
SNYDER AVE.
SNYDER AVE.
VE. KA
R VA
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E
SY PAS
.
24th ST.
E AV 28TH ST.
RITNER ST.
Former ReямБnery Site
OREGON AVE.
OREGON AVE.
Quartermaster Plaza / The Q
7TH ST.
P
DARIEN ST.
20TH ST.
26th ST.
76
10TH ST.
. AVE
BROAD ST.
NK
SYU PAS
South Quarter Crossing
Sienna Place Former Naval Hospital Vacancy
Stadium District PATTISON AVE.
Stadiums
PATTISON AVE. FDR Park
North
95
R
.
E
E AV
OS
NR
PE
NAVY YARD
0
0.1
0.2
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Miles 0.8
Introduction | 5
History oregon avenue through the ages The neighborhoods surrounding Oregon Avenue have a rich history. Sitting on Lenape land like the rest of the city, this most southern part of South Philadelphia has always attracted newcomers – from the Swedish settlers who formed a colony in the area in 1642 to the Italians arriving in the late 1800s and the Vietnamese residents who make up a portion of the population today.1
1642
Swedish settlers establish the colony of New Sweden near the confluence of the Schuylkill and Delaware Rivers.
8000 BCE
Lenape nation settles in the Philadelphia area.
6 | History
1682
1831
Banker Stephan Girard dies, leaving his estate, Gentilhommiere, to the city. The area is now known as Girard Estates.
William Penn establishes the Southwark Districk, containing 2 townships: Passyunk and Moyamensing.
1880s
1906
The trustees of the Girard Estate hire architects to design a neighborhood of “ideal city homes.”
Southern Italian immigrants begin to settle in South Philadelphia in large numbers
1914
Oregon Plaza (now Marconi Plaza) is built on Broad Street from a design by the Olmstead brothers.
1995 1959
The Schuylkill Expressway (I-76) is opened.
1973
The Navy closes the Philadelphia Navy Yard after years of negotiation and legal disputes. The city aquires the land.
The Broad Street subway expands south to include Oregon Station and Pattison (now NRG) Station.
2019
2020
Upgrades begin on FDR Park
PES refinery catches fire. The company subsequently declares bankruptcy, after operating for 153 years.
TBD
Quartermaster Plaza reopens as South Quarter Crossing.
History | 7
While the area surrounding Oregon Avenue - like much of South Philadelphia - has been steeped in working class immigrant struggles for over 150 years, there are clear signs of luxury in the landscape too: from the large estate of banker Stephan Girard to the tree-lined streets of the historic district that now bears his name.2 Industry lined the Delaware and Schuylkill Rivers throughout the 19th and 20th centuries, and their workers made South Philadelphia their home. Irish immigrants moved south from the city center to work moving coal along the Schuylkill, and later many Italian workers were hired to help construct the city’s subway system. The area was also home to a large free Black community in the mid-1800s, with residents like Octavius Catto fighting to desegregrate streetcar services. In the early 20th century the Jewish community was also prominent; Jewish residents established several local synagogues and labor organizations. South Philadelphians were united in aspects of their working class reality, but racism and other forms of discrimination were rampant. White residents rioted in 1918, sowing violence and fear among their Black neighbors.3
redlining along Oregon Avenue Parts of Girard Estates, along with all of West Passyunk and Newbold were designated as “hazardous” areas for mortgage lending by the Homeowners Loan Corporation (HOLC).4 Residents were denied access to the wealth-building possibilities of homeownership. This systemic racism against Black and Italian residents is visible in the housing stock today,
8 | History
2
Parish Map The neighborhoods surrounding Oregon Avenue have always had strong neighborhood identities. However, other forms of geographic organization have also shaped resident identities. Among the most prominent are the Catholic parishes, which include parochial schools and churches.
18th ST.
MIFFLIN ST.
Newbol New bold bol d
SNYDER AVE.
Wesst P Wes We West Pass asssy ass yun un nk
St. Monica Parish R VA E E AV .
BROAD ST.
OREGON AVE.
Pac acker ker e Pa Park rk
St. Richard Parish
BROAD ST.
20TH ST.
26th ST.
Gir G Gi iirra arrrd ard dE Esstat tta attes a es
Catholic parishes5
West Passyunk Trolley tracks and parked cars suggest that Passyunk Avenue has always been a destination in the area.6
Historic Passyunk Ave
Stephan Girard Estate, 1972
Girard Estate, 1960
Guerin Playground, 1959 History | 9
civic infrastructure assets and identity Oregon Avenue West has a dynamic civic landscape, with active neighborhood groups and public entities that lend the area a strong and complex sense of place (or places, given the identities of each neighborhood and block). However, challenges persist with both physical infrastructure and the efficacy of local institutions.
Opportunities
Issues
Half-dozen civic organizations actively engage with resident concerns.
•
•
Public spaces, including Marconi Plaza and Stephan Girard Park, are dynamic and well cared for.
•
The leadership of local civic groups doesn’t reflect the diversity of their neighborhoods.
•
Historic institutions like St. Monica’s Church and Melrose Diner give the area a deep sense of place.
•
Enrollment in public schools is uneven between census tracts. This may be rooted in the low performance and attendance rates of some local public schools.
•
10 | Civic Infrastructure
Deferred maintenance at local schools and rec centers make them less safe and usable for residents.
Skateboarding at FDR Park
Civic Groups NEWBOLD Newbold Civic Associa on
7
WEST PASSYUNK West Passyunk Neighbors
18
GIRARD ESTATES Girard Estate Area Residents
2
Girard Estate Neighbors Assn
14
PACKER PARK Packer Park Civic Associa on
8 0
8 Public events in 2019
South Philadelphia High School
Vare Rec Center
250
500 750 1000
Number of group members
There are a half-dozen civic organizations in Oregon Avenue West, with many more that aren’t registered with the city. They boast hundreds of members and host dozens of events each year. Importantly for our planning, they provide insight into what it means to care about this place – its parks, schools… and parking. While the civic associations seem responsive to resident concerns, their leadership rarely reflects the diversity of the neighborhoods they represent. In some cases, this leads to racialized rhetoric and a focus on crime that encourages profiling and over-policing. The area has a robust civic infrastructure and is served by numerous schools, playgrounds, health centers and libraries, distributed throughout the neighborhoods. Most seem functional, dynamic and well-cared for. However, in terms of physical infrastructure, the area suffers from deferred maintenance, like much of the rest of the city. Local schools like
Music in Marconi Plaza (Source: Friends of Marconi Plaza) Civic Infrastructure | 11
ST.
25T
Bregy Elementary are combating asbestos remediation issues, while rec centers including Vare suffer from structural instability. These deficiencies highlight the ongoing impacts of the legacy of municipal disinvestment in Oregon Avenue West.
23RD ST.
WARFIELD
TASKER ST.
Asset type
MORRIS ST.
Library
VA R
E
AV E
W Passkunk
.
Newbold
School SNYDER AVE.
RE VA E. AV
Health Clinic Neighborhood Boundaries
28TH ST.
RITNER ST.
Study Area Boundaries R VA .
E AV
Former Refinery Site
E OREGON AVE.
OREGON AVE.
Girard Estates
BROAD ST.
Packer Park
26TH ST.
7TH ST. DARIEN ST.
20TH ST.
10TH ST.
VE. KA
UN
SY PAS
s
PATTISON AVE.
In addition to the standard public amenities, Oregon Avenue West also abuts the northern entrance to FDR Park, a 350-acre expanse of green at the southern tip of Philadelphia. Designed by the famous Olmsted Brothers landscape architecture firm, the park has hosted a golf course and picnic areas for over 100 years. To combat flooding and under-use, the park will be undergoing a $200 million upgrade in 2020, increasing amenities while also purposefully embracing its propensity to flood. New activities – kayaking, sports, hiking – should draw more visitors to the park, but its isolation and limited neighborhood connectivity will continue to pose a challenge if additional action isn’t taken.
FDR Park rendering 12 | Civic Instratructure
I-95 as seen from FDR Park
Friends of Stephan Girard Park
Public School Quality 18th ST.
MIFFLIN ST.
Former ReďŹ nery Site
24th ST.
SNYDER AVE.
40%
60%
45%
26th ST.
BROAD ST.
Students Enrolled in Public Schools7
24%
AVE AVE. R AV ER CKE PACK PACKER
24%
The public schools in Oregon Avenue West are low performing. Additionally, students are not equally enrolled into the public school system across census tracts. The more North-West into the boundaries that a student lives; the more likely it is that they are enrolled in a public school. This indicates an issue of public school quality, which is supported by attendance and academic achievement data, demonstrated below.
40%
The remainder of students are enrolled at either private or charter schools. Charter schools are higher performing, as indicated below.
45% 60%
FDR Park
60
57
m District Stadium
diums
PATTISON AVE.
Percent of Students Who Attended 95%+ Days of School
Percent of Students
50 41
40
38
40
35 32
30 20
16
10 0 Philadelphia Philadelphia Performing Arts Performing Arts (HS) (Elm-Middle)
Universal Vare Bregy F. Amedee Stephen Girard South Charter Middle Elementary Elementary Philadelphia High
Universal Audenried Charter High
Academic Achievement Score out of 100%
70 62
Public school attendance and academic achievement is substandard. However, an additional pattern is clear: Charter Schools perform higher in these categories than the Public Schools.8
62
Achievement Score
60 49
50 40
33
30 20
14
11
10
10 1
All of the private schools within the neighborhood boundaries are religious schools, primary catholic schools. These private schools have a signiďŹ cant presence in the neighborhood, Saint Monica in particular, through its historic community involvement.
0
0 Girard Academic Music Program (Middle)
Girard Academic Music Program (High)
Bregy F. Universal South Universal Philadelphia Philadelphia Stephen Girard Amedee Vare Charter Philadelphia Audenried Performing Performing Arts (HS) Elementary Elementary Middle High Charter High Arts (ElmMiddle)
Civic Instratructure | 13
Land Use zoning and Environment Oregon Avenue West has a plethora of land uses, creating a vibrant urban landscape. However, the overlap and proximity of industrial, commercial and residential land uses create both opportunities and challenges. Most notably, the PES refinery has had historic negative effects on the air quality, however, recent turn of events open up new possible futures for the site.
Opportunities
Issues
•
Former Naval Hospital Site
•
Excessive parking lots
•
Vacant Land
•
Poor air quality
•
TreePhilly Program
•
Insufficient tree canopy
•
Former refinery site to be developed by new owner
•
FDR Park accessibility to pedestrians
•
FDR Park Master Plan
FDR Park Master Plan Rendering9
Row houses 14 | Land Use
Existing Land Use The land within Oregon Avenue West is mixed-use, with 12 out of 15 major categories of land use present. The residential uses make up 44 percent of the total land use; the majority is medium density. Commercial, civic/institution and industrial uses collectively constitute 37 percent. Active recreation, parks and open spaces comprise only six percent of the total land use in this neighborhood. Transportation is also notable, as it accounts for 8 percent of total land use and consists of large surface parking lots and a SEPTA bus depot. SEPTA Bus Depot
There are 33 acres of vacant land making up only six percent of all land use, which is relatively small compared to some neighborhoods that are as high as ďŹ fteen percent.
Current Land Use Map10
18th ST.
MIFFLIN ST.
SNYDER AVE.
Residential Low Density Residential Medium Density
24th ST.
Residential High Density Active Recreation Park/Open Space Commercial Consumer Commercial Business/Professional R VA E. AV
Former ReďŹ nery Site
E
Commercial Mixed Residential OREGON AVE.
Transportation Industrial Vacant
26TH 6TH ST ST. T
BROAD ST.
20TH ST.
26th ST.
BROAD ST.
Civic/Institution
FDR P k
iums
VE AV PATTISON AVE. PATTISON
PATTISON AVE.
Land Use | 15
Zoning The zoning in Oregon Avenue West is predominated by residential uses, which account for 54 percent of the area. The majority of the residential zones are for single family attached houses, with only 11 percent of the area composed of multi-family residences. There are certain parcels used in ways that are inconsistent with the underlying base zoning. For example, parcels on the west side of South Broad Street are zoned for RSA-3 and RSA-5 (residential single-family attached) but largely consist of apartments and condominiums.
Overlay Zoning There are two overlay zones in Oregon Avenue West. The Airport Hazard Control Overlay District places stricter height limitations while the West Oregon Avenue Overlay District limits the maximum size and height of accessory signs and requires that trees be planted within certain areas.
Base zoning districts11 MIFFLIN ST.
SNYDER AVE.
Residential Single-Family Attached [RSA-3; RSA-5] Residential MultiFamily Attached [RM-1; RM-2]
24th ST.
24th ST.
SNYDER AVE.
18th ST.
18th ST.
MIFFLIN ST.
Former ReďŹ nery Site
BROAD ST.
Community Commercial Mixed-Use [CMX-3; CMX-4] Medium Industrial [I-2] Industrial Commercial MixedUse [ICMX]
BROAD ST.
Parks and Open Space [SPPO-A]
PATTISON AVE. FDR Park
Stadiums
BROAD ST.
Stadiums
PATTISON AVE. FDR Park
Neighborhood Commercial Mixed-Use [CMX-1; CMX-2; CMX-2.5]
OREGON AVE.
26th ST.
20TH ST.
26th ST.
BROAD ST.
Former ReďŹ nery Site
Auto Oriented Commercial [CA-1; CA-2]
Sports Stadium [SP-STA]
Overlay Zoning districts Airport Hazard Control Overlay District West Oregon Avenue Overlay District Girard Estate Historic District 16 | Land Use
Historic Districts Created in 1999, the Girard Estates Historic District represents a unique piece of history within South Philadelphia. The district is roughly bounded by Shunk, Porter, South 17th and South 22rd Streets, and contains 442 houses built between 1906 and 1916. Some blocks are dense row houses similar to the surrounding area, while other houses were erected in different architectural styles including Colonial Revival, Tudor Revival, Arts and Crafts, Prairie, and Mission. Because of the designation, property owners are obliged to keep the properties in good repair and must gain the historical commission’s approval for making changes to the uses of the property or altering the exterior of the building.
ST
WE
AVE
22ND STREET
gIRARD estates historic district12
NK
SYU PAS
17TH STREET
PORTER STREET
SHUNK STREET
Bungalow
Colonial Revival
Tudor Revival Land Use | 17
Tree Canopy Trees have the power to filter air pollution, enhance quality of life and reduce stormwater runoff and the city’s carbon footprint. In 2009, the Office of Sustainability created the Greenworks plan, which set a goal of 30 percent tree canopy in every Philadelphia neighborhood. However, around Oregon Avenue West, the tree canopy is only 9 percent, which is less than a third of the municipal goal.
Air Quality Air quality is of significant concern for the residents of Oregon Avenue West. The close proximity to the former 1,300 acre Philadelphia Energy Solutions Refinery and the two major highway systems have both contributed to high levels of air toxins and pollution, and resulted in negative health outcomes. Both contribute to the poor air quality in the area and greater South Philadelphia. However, the refinery has been particularly problematic. A survey of 314 residents of neighborhoods near the refinery, titled “Philly Thrive Survey Report” found that more than half had either heart disease, cancer, or a respiratory condition. 34% of residents had asthma, compared to the 19% of greater Philadelphia residents and 8% of the national population. Moreover, the refinery is responsible for 20% of greenhouse gas emissions in Philadelphia.13 Additionally, the PES Refinery has a history of catching fire, finally resulting in an explosion on June 21, 2019 followed by bankruptcy in August. An investigation revealed that the refinery had previously been leaking 21 times the legal limit of benzene, a known carcinogen.
% of Residents With Ashma
40 35 30 25 20
19
8
10 5
Residents Near PES Philadephia Refinery
U.S.
Source: Philly thrive Resident Survey
18 | Land Use
Philly Thrive organizers
34% of Residents Living Near the PES Refinery Have Asthma
15
0
FDR Skate Park Beneath I-76
Operating PES Refinery and surrounding neighborhoods
Former Refinery Site The former refinery site, purchased by Hilco Redevelopment Partners in early 2020, will create significant economic change. Hilco has promised to bring 10,000 new jobs to the site.
18th ST.
MIFFLIN ST.
BROAD ST.
Former Refinery Site
24th ST.
SNYDER AVE.
BROAD ST.
26th ST.
76
REFINERY
Stadiums
PATTISON AVE. FDR Park
95
0
0.1
0.2
0.4
0.6
Miles 0.8
A more promising future Global development firm Hilco Redevelopment Partners purchased the 1,300-acre former refinery site for $240 million. There are several potential uses for the refinery site today. One future use could be for manufacturing, warehousing, logistics & distribution, as easy connections to transportation networks make the site an attractive location for such activities. Another potential use for the site could be for alternative energy. Pipelines, storage tanks, and processing equipment make the site a possible location for bio-fuel or other energy production. Some or all of the site could be maintained for petroleum processing – possibly refining or storage and logistics. Existing infrastructure is convenient for industries centered on the chemical production of ethylene, plastics, polypropylene, chemicals, and plastics recycling activity. Given the company’s portfolio of transforming other industrial sites, this new development will likely bring several thousand jobs to Oregon Avenue West and the Greater Philadelphia region. Tradepoint Atlantic in Baltimore, MD and Exchange 55 in Chicago, IL are two examples of transformations that the development firm is capable of bringing to a region.
Land Use | 19
Demographics Race, Income, Age & Education Oregon Avenue West has a median income that is above the city’s and area residents are generally well-educated. However, significant disparities exist between individual neighborhoods. While the area is predominately white, divisions exists between neighborhoods in terms of race, income, educational attainment, and even age, reflecting the area’s history of segregation.
Opportunities •
Growing Hispanic and Asian population.
•
New economic and residential development that is likely to attract the 18-34 population that the current demographics lack.
•
High income in Packer Park contributing to a relatively high tax base.
•
Well-educated residents, positioned well for upcoming economic development.
20 | Demographics
Issues •
The clear differences between race, income, age, and educational attainment between the two northern census tracts - covering most of West Passyunk and Newbold - and the three southern census tracts, which contain most of Girard Estates and Packer Park.
Sausage Festival, West Passyunk
educational attainment MIFFLIN ST. E
AV E
18th ST.
VA R
.
21%
40%
36%
24% BROAD ST.
24th ST.
SNYDER AVE.
26th ST.
48% BROAD ST.
Percent of residents with a Bachelor’s degree or higher.
PATTISON AVE.
Stadium m District
Additional demographic data such as educational attainment, income, and age reveals the same north-south gradient across census tracts. Overall, the community is well-educated with more than 35% of all residents possessing a Bachelor’s degree or higher. However, almost 50% of Packer Park residents have this level of education, compared to only 21% of residents in West Passyunk. Similarly, the area has a relatively high median household income with major, but shows similar disparities between the two neighborhoods.7
Demographics | 21
Age Group Breakdown 26% Ages 35-64 The age group breakdown for Oregon Avenue West is distinct from the normal age pyramid. While the 65+ age group represents just 13% of the Philadelphia population, in Oregon Avenue West it is 27%. Additionally, there is a low share of the 18-34 age group, who represent 19% of all residents.7
27% Ages under 18
19% Ages 18-34
27% Ages 65+
65+ Residents Percentage of Oregon Avenue West residents that are over 65 years old
Packer Park has a large elderly population: 36% of residents are 65+. This further illustrates the dichotomy between Packer Park and West Passyunk, which has a much lower elderly population (13%).7
18th ST.
MIFFLIN ST.
26th ST.
24th ST.
SNYDER AVE.
13%
23%
29%
29%
36% PATTISON AVE.
22 | Demographics
The racial-make-up of the various census tracts underlies the demographic data earlier discussed. West Passyunk, tract 37.02, is the only community with a majority non-white population; it is 38% African-American, 26% Asian, and 7% Hispanic. Between 2010-2018, this neighborhood experienced the largest increase in Asian residents, growing from 480 to 1117 residents. The Newbold neighborhood, directly adjacent to West Passyunk, has the next largest portion of non-white residents, with Asian residents making-up 19% of the total population. Overall, the Hispanic community has slowly increased over the past 10 years growing from 825 to 1350 total residents. Most of this growth has been concentrated in Packer Park where the Hispanic population increased by more than 800% to 510 residents by 2018.7
Racial Composition
% of Residents
75% White 40
20 11% 0
11%
5%
African American
White
Hispanic
Asian
1%
2%
Other
2 or more races
Race
White residents Percentage of Oregon Avenue West residents that identify as white
Overall, Oregon Avenue West is home to a predominately white, middle-to-upper income population with multi-generational Italian-American heritage. The northern neighborhoods of West Passyunk and Newbold are home to more residents of color, due to a long-standing African-American community and the growing number of Asian and Hispanic residents.
18th ST.
MIFFLIN ST.
24%
64%
85%
96%
26th ST.
24th ST.
SNYDER AVE.
26TH ST.
83% PATTISON AVE.
Stadium m District
Ri
There are 26,344 individuals in the deďŹ ned census tracts, a 10% increase from the total 2010 count. A major contribution to this change has been the Packer Park neighborhood, just south of I-76, where the population increased by 25% in the same period.7
Demographics | 23
Household Incomes
Across the area, the average household earns more than $50,000 annually. West Passyunk lags behind the other neighborhoods. In West Passyunk, 50% of households earn less than $35,000 per year; in contrast, more than 55% of Packer Park households make over $75,000. Without a concerted effort, the stark demographic contrasts in Oregon Avenue West are likely to become even more exaggerated with new developments catering to wealthy young renters and homeowners.7
% of Residents
25 20
15
10
5
<25k
25-50k
50-75k
75-100k
100k+
Income
Median household income The median household income by census tract
18th ST.
MIFFLIN ST.
$35K
$45K
$59K
$62K
26th ST.
24th ST.
SNYDER AVE.
26TH 26 6TH H ST. ST ST
$81K PATTISON AVE.
. VE
24 | Demographics
Stadium m District
R
Sausage Festival, West Passyunk
Demographics | 25
Housing Types, Cost, and Projects The housing stock in Oregon Avenue West is primarily single-family, with small pockets of multifamily housing. However, both cost and style of the housing options vary from the north to the south of the area.
Opportunities
Issues
•
Stable housing stock.
•
Price and Quality Disparities
•
Future Development
•
•
Relatively affordable monthly rent and home sales prices
Rent Burden is high in West Passyunk Home in West Passyunk
26 | Housing
TYPES AND CONDITIONS Oregon Avenue West had a homeownership rate of 75% in 2018, signiďŹ cantly higher than Philadelphia (56% in 2018). Half of the dwellings in the area were built in 1939 or earlier. Due to their age, many houses likely require maintenance and repairs.14 Population increases in Oregon Avenue West have facilitated further development in the housing market, as demonstrated increasing occupancy rates and declining vacancy over the last ďŹ ve years. Vacancy dropped from 8% to 6% between 2014 and 2018, remaining far below the average in Philadelphia (12% in 2018).14 Oregon Avenue West is characterized by single-family homes, with a small proportion of multifamily buildings and duplexes. The distribution of housing types is clearly divided between the north and the south, with multifamily buildings clustered in the north and single-family houses in the south.
Housing Types
0.7%
73.8% of the total housing units are single-family homes, following by 16% of multifamily homes and 9.6% of duplex homes.
16.0%
9.6%
Single-family
73.8%
Multifamily Duplex Mobile Home Housing | 27
Vacancy Rate The vacancy rate dropped from 8.42% to 6.4% between 2014 to 2018.
9.50% 9.00% 8.50% 8.00%
VACANCY RATE
7.50%
DROPPED TO
7.00% 6.50% 6.00% 5.50%
2014
2015
2017
2016
2018
Building Structure Spatial distribution Single-family homes are common in Girard Estates and Packer Park, while West Passyunk includes more multifamily properties
18th ST.
MIFFLIN ST.
d old bo wb wb ewbo ew Newbold N
SNYDER AVE.
RE
24th ST.
E. AV
Housing Types Single-family Housing
E
R VA
Multifamily Housing
.
E AV OREGON AVE.
BROAD ST.
20TH ST.
26th ST.
BROAD ST.
es tes tate Estates Esta rd E ard Girard G Gi
PATTISON AVE.
FDR Park
28 | Housing
6.4% %
Affordability
Housing market value in 2018 Legend Housing Price per sq ft
18th ST.
MIFFLIN ST.
d old bo wb wb ewbo ew Newbold N
$0 - $111
$187 - $232
$112 - $151
$233 - $359
SNYDER AVE.
RE
24th ST.
E. AV
$152 - $186
E
R VA .
E AV OREGON AVE.
BROAD ST.
20TH ST.
26th ST.
BROAD ST.
es tes tate Estates Esta rd E ard Girard G Gi
PATTISON AVE.
FDR Park
In comparison to South Philadelphia, Oregon Avenue West offers relatively affordable rents and home sale prices. The median housing value in the neighborhood is $214,000 and the median gross rent is $1,100 in 2018, which is similar to South Philadelphia. However, such affordability is not evenly distributed within the area. The housing values signiďŹ cantly increase from the north to south. When comparing the overall housing value, there is a huge gap between the housing values of West Passyunk and Packer Park. Housing value of Packer Park is 176% higher than West Passyunk.14
Housing | 29
West Passyunk
Girard Estates
Packer Park
West Passyunk includes individual single-family homes and multifamily homes. The median housing value in West Passyunk is 54% below the average of Oregon Avenue West.
Girard Estates possesses two different types of housing development. The Girard Estates Historic District has mainly detached houses, with some row houses on the eastern part of the neighborhood. The housing value of private properties is signiďŹ cantly higher than nearby row houses.
Packer Park is a relatively new neighborhood with 543 housing units developed or constructed since 2003, mainly in large private developments like The Reserve and Siena Place. Packer Park has a robust housing market that appeals to young families with stable incomes who seek a more suburban lifestyle that are not commonly found in South Philadelphia.
Housing Value of Packer PArk is
housing price in 2018 Housing value in Packer Park is 176% higher than West Passyunk
176%
$400,000
higher than west Passyunk
$350,000 $300,000 $250, 000 $200,000 $150,000 $100,000 $50,000 $0 West Passyunk
30 | Housing
Girard Estates
Packer Park
Average
Housing Development Pipelines
residential pipelines South Quarter Crossing is located in Girard Estates while Siena Place and the former Naval Hospital are both located in Packer Park.
18th ST.
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d old bo wb wb ewbo ew Newbold N
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R VA .
E AV OREGON AVE.
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es tes tate Estates Esta rd E ard Girard G Gi
Siena Place
Naval Hospital site
BROAD ST.
20TH ST.
26th ST.
South Quarter Crossing
A conservative estimate of the development pipeline comes to around 600 new residential units within two to three years, between South Quarter Crossing and Siena Place. Additional units may be built at the former Naval Hospital site, a 28.5 acre publiclyowned parcel that is currently being used as a parking lot, but could accommodate 280 units of additional housing.
PATTISON AVE.
FDR Park
Housing | 31
South Quarter Crossing (280 units)
South Quarter Crossing is a mixed-use development with commercial and residential use currently being developed by Cedar Realty Trust.15 A total of 280 upper ďŹ&#x201A;oor residential units (157,900 SF) will be available for leasing. The project will also provide 433 parking garage spaces and 872 in open parking lots.
.
26 th ST.
Siena Place (313 units)
Siena Place is a luxury private development developed by Judd Builders.16 It provides total of 313 3-story townhouses with garages starting at $475,900. The development is currently under construction and in the pre-sale process. 65% of the units have been sold.
20TH
Proposed Site Adjacent To Naval Hospital (284 units) a
The site adjacent to Naval Health Center has been proposed as 284-unit residential development in Lower South Philadelphia 2035 Plan.17 It is currently owned by the Philadelphia Industrial Development Corporation (PIDC). The site is key in providing connection of Parker Park and FDR Park. 32 | Housing
South Quarter Crossing Rendering (Courtesy of Cedar Realty Trust)
Housing | 33
Transportation Accessibility and Safety Oregon Avenue West is well serviced by transit routes and bike lanes, but it can be very unfriendly to pedestrians. The area has high car dependence and problematic parking arrangements, which contributes to a combination of safety challenges.
Opportunities •
•
•
Multiple transit routes, including SEPTA’s Broad Street line and 13 bus routes Head-out-angled parking, which increases parking efficiency Excellent bike network and accessibility
34 | Transportation
Issues •
5 high injury street segments
•
Dangerous intersections
•
Unprotected and unsafe bike lanes Traffic signal at Oregon Avenue
•
Narrow streets
•
Illegal parking
Overview Transit is an essential part of life South Philadelphia, thanks to its dense residential neighborhoods and combination of industry and commercial hubs. Oregon Avenue West is no different, but cars - and traffic - play a central role in shaping the landscape. Fourteen transit routes pass through the area: 13 bus routes and one subway route. Compared the to rest of Philadelphia, Oregon Avenue West has slightly better bike and transit infrastructure, but sub-par infrastructure for pedestrians.
Bike Score
84
70
Oregon Ave. W Philadelphia
Walk Score
70
79
Oregon Ave. W
Philadelphia
Transit Score
79
Oregon Ave. W
67 Philadelphia Transportation | 35
Transit Map SEPTA transit routes through Oregon Avenue West
18th ST.
MIFFLIN ST.
Snyder
24th ST.
SNYDER AVE.
Oregon
26th ST.
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SEPTA Depot
NRG Station Legend g Transit Line 0
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36 | Transportation
Safety High Injury Network Map18 PHILADELPHIA’S HIGH INJURY NETWORK is comprised of the corridors on which fatal and serious INJURY crashes for people driving, walking, and biking, occur with the most frequency.
18th ST.
MIFFLIN ST.
RE VA .
24th ST.
E AV E
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FDR Park
Legend
Fatal Crashes of 2019
Pedestrain Pedestrian 36%
Vehicle 64%
Pedestrian Pedestrain
Hign Injury Network
Stadiums
20TH ST.
26th ST.
BROAD ST.
Former Refinery Site
.
E AV
PATTISON AVE.
di m dium Stadium
FDR Park
Transportation should be safe for all users, and preserving human life should take priority over convenience. The city of Philadelphia is committed to working toward the goal of zero traffic-related deaths by 2030. In Oregon Avenue West, total crash injuries dropped 33% from 2013 to 2017. However, five streets in the community, including multiple corridors, are classified as high injury. According 2019 data, all fatal crashes in the community involved a vehicle.
Vehicle Transportation | 37
Bike Lane Condition y kS as yunk Passyunk Pas P
25TH ST.
Bike Network Map The bike network map manifested that many bike lanes already existed inside our study area, which include Oregon Ave., West Passyunk St., and 20th St.
23RD ST.
TASKER ST.
MOR
18th ST.
MIFFLIN ST.
SNYDER AVE.
E
R VA
28TH ST.
.
24th ST.
E AV RITNER ST.
RE VA E. AV
BROAD ST. 26TH ST.
BROAD ST.
DARIEN ST.
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ey ne eďŹ nery
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d Estates ard a iirard Girard G
.
PATTISON AVE.
di m St dium Sta Stadium
Legend Bike Network
0
0.1
0.2
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Miles 0.8
FDR Park
Many bike lanes cross through Oregon Avenue West, however, most of the existing bike network lacks protection, leaving cyclists exposed to fast-moving traffic. Moreover, the area lacks sufficient options for bike parking.
Traffic signal at Oregon Ave
38 | Transportation
Racial Inequity of vehicle accessibility
According to CONNECT: Philadelphia's Strategic Transportation Plan, published in 2018, transportation equity is a core value. Investments in transportation infrastructure are prioritized to ensure that all people can affordably connect to opportunity. According to 2019 census data, several of the areaâ&#x20AC;&#x2122;s neighborhoods have high vehicle inaccessibility rate, principally West Passyunk and Newbold. These same neighborhoods also have a higher share of minority residents than Philadelphia overall.7
Transportation | 39
Parking Conditions Parking covers more than 1/2 street
Parking in the center of street
Narrow streets exist throughout Oregon Avenue West. Most accommodate only one-way traffic. However, even onedirectional traffic doesnâ&#x20AC;&#x2122;t resolve the limitations posed by narrow streets. The picture above shows how parked vehicles take up over half the street width, making the street impassable to other cars. This parking condition exists on many east-west streets between 24th St and South Broad Street.
Illegal median parking is widespread in South Philadelphia. This informal phenomenon poses a serious safety risk, not only to people getting in and out of parked cars, but also for passing cars as well. The picture above shows the median along Oregon Avenue West highlighted in green with numerous cars parked illegally in both directions. Similar illegal parking trends can also be found on south Broad Street.
40 | Transportation
Head-Out Angle Parking
Parking on the sidewalk
Due to the limited space for street parking, head-out angle parking widespread in Oregon Avenue West. This strategy allows more parked cars to ďŹ t along one-way streets.
Illegal parking on the sidewalk is also common throughout Oregon Avenue West. Sidewalk parking drastically reduces walkability, especially for people with disabilities. Often, pedestrians are forced to maneuver around parked cars, moving into traffic to pass by. This is especially common - and dangerous - along West Passyunk Avenue.
Transportation | 41
ECONOMY COMMERCIAL CORRIDORS The study area has three commercial corridors, South Broad Street, West Passyunk Avenue and Oregon Avenue West, with differing densities and types of retail. West Passyunk is more locally oriented, with restaurants like Dan’s Steak and Melrose Diner, but also has numerous car dealerships that are less wellsuited for their current space. South Broad Street is a busier corridor with a wide range of professional services and national chains. Finally, Oregon Avenue is a one-stop-shop destination with a variety of big box stores attracting visitors from throughout the city and region. As mentioned before, a planned redevelopment of the Quartermaster Plaza shopping center will see it re-branded as South Quarter Crossing.19 Added residential and commercial facilities at the site are likely to expand the economic activity and market area of the western section of Oregon Avenue West.
Opportunities
Issues
•
Nearby residential development could boost local economy
•
Vacant storefronts and lots on Oregon Avenue and West Passyunk Avenue.
•
Pipeline of new development and improvement projects
•
New stores may pull customers from existing local businesses.
42 | Economy
West Passyunk Street
South Broad Street
Cutting diagonally through South Philadelphia, W. Passyunk St. is a mixed-use corridor running from 25th St. to South Broad St. The street possesses a more locallyoriented quality as it is home to few chain stores. There are several well-known restaurants and three car dealerships, as well as numerous small markets.
Starting around W. Ritner St., South Broad Street becomes increasingly commercial until it reaches Oregon Avenue West. There are a variety of small businesses offering professional services including lawyers, ďŹ&#x201A;orists, and jewelers. Many of the buildings are mixeduse, adding to the overall density and activity of the road.
Oregon Avenue
The western portion of Oregon Avenue is designed as an auto-centric, big box shopping corridor. Between Girard Estates Plaza, Quartermaster Plaza and individual stores, there are over 20 businesses including a Shop Rite, Planet Fitness, Home Depot and others that attract people from all over the city and region. The regional draw of Oregon Avenue
West could be a major asset for the local neighborhoods. With additional development to attract a broader spectrum of shoppers while retaining new residents, this area could experience large population growth. Further east, the road is home to additional national chain stores along with a several vacant lots
and empty storefronts. The Quartermaster projects will likely increase the desirability of these sites and speed up their redevelopment. Starting around 18th St., the street becomes residential with a few small businesses on street corners. City Pizza, La Fusion, are among the shops along this section of Oregon Avenue West. Economy | 43
ANCHOR SITES The neighborhoods contain, or are directly adjacent to, a host of economic and recreational assets that are defining features of South Philadelphia. Many of these sites have served as economic drivers for not only the local economy but the entire city of Philadelphia. PES, Quartermaster Plaza, Quartermaster Depot, FDR Park, and South Philadelphia Sports Complex are all along or within minutes of Oregon Avenue West and will have a substantive impact on the future of the corridor. All of the aforementioned sites are slated for major development in the near future, promising to catalyze growth and change throughout Oregon Avenue West and South Philadelphia. The retrofitting of a “big box” shopping plaza, redesign of FDR Park, and construction of a new entertainment center in the Stadium District are among the near-term changes coming to the area.
28TH ST
PRIMARY ANCHORS AROUND Oregon Avenue WEST
OREGON AVE.
QUARTERMASTER
ST.
DARIEN ST.
20TH ST.
26th ST.
76
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NK
YU PASS
REFINERY STADIUMS
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95
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44 | Economy
0.1
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24th ST.
Quartermaster
Sout So uth Q Qu uar arte ter er Cr Cro osssi sing ing g re en nde derriin ng g
E. AV
Directly to the east of the Quartermaster Plaza is Quartermaster Depot, a former military production facility. The site has been converted to an urban campus that houses numerous organizations, ranging from new businesses to corporate headquarters.20 Now rebranded as “The Q,” there is over 700,00 square feet of available space and
T. T.
RE VA
Girard G iira rra arrd d Plaza P la a
Girard G Gi ard rd E Estates Esta tate tes es South th Qu Q Quarter uarter Crossing ng
OREGON
The Q
The westernmost portion of Oregon Avenue is a suburbanstyle shopping mall with big box national stores, wide streets, and vast parking lots. Quartermaster Plaza and Girard Plaza, owned by Cedar Realty Trust (CRT), operate as regional attractions with more than 1 million square feet of retail including a BJ’s, Shoprite, and Home Depot.19 CRT recently demolished a discontinued strip mall adjacent to Girard Plaza that will be filled with a mixed-used development to be part of the new South Quarter Crossing, CRT’s multi-million dollar effort to retrofit the current shopping malls. The site is expected to lease at least 150,000 square feet of retail and 280 new residential units.
QUARTERMASTER PLAZA & DEPOT the owners, Sky Management and Colliers International, are adding new amenities and streetscaping to create a modernized urban campus. The clustered development at South Quarter Crossing and The Q will likely serve as a gateway to further growth along the Oregon Avenue West corridor, with the potential to transform a busy highway into a walkable, dense community.
Sout Sou uth Qu Quarte te er Cr Cros osssi s ng ren ende d ri de ring ing ng
2 The Th e Q20
Economy | 45
Sports Complex
Wells Fargo Center
Stadium District The Stadium District has served as a focal point for Philadelphia pride and revenue due to the concentration of sports facilities and other entertainment venues. The Wells Fargo Center, Lincoln Financial Centers, Citizens Bank Park, and Xfinity Live! are the current facilities within the complex, hosting the Flyers,
23,000 PARKING SPACES 46 | Economy
Sixers, and Phillies. They also hosts concerts and other large events. An additional retail/ entertainment center called Live! Hotels and Casino is expected to open in 2020 with numerous benefits to the public including a combined 5,000 jobs between permanent roles and construction, $500 million in tax revenues over the first five years, and $2 billion
in economic stimulus. The project will encompass a total of 1.5 million square feet and create over 200 rooms for hotel guests.21
8,000,000 VISITORS
132,000 SEATS
FDR Park
FDR Park Pond
FDR Park is the single largest parcel of land in the study area consisting of 348-acres of green space. The park contains a variety of natural and built amenities including, but not limited to, a golf course, baseball fields, a skate park, picnic sites and ponds. Contained between Packer Park to the north and I-95 to the south, FDR Park is a heavily underutilized asset likely due to its relative isolation from the rest of the city and lack of investment over the years. In May 2019, the Fairmount Park Conservancy revealed the product of their twoyear master planning effort to “return South Philadelphia’s only large park to its original intent as an urban oasis.”
Navy Yard
Navy Yard
The Navy Yard is a former military complex converted to a sprawling urban campus. Since the Philadelphia Industrial Development Company acquired the land back in 2000, the area has received over $1 billion in public and private investment, more than 20 acres of park space, developed 13 LEED certified buildings, and will contain more than 30,000 employees when complete. Although outside the study area’s boundary’s, the Navy Yard serves as a recreation and employment center that incentivizes development in nearby communities.
Philadelphia Refinery
22 Philadelphia Refinery22
Bordering the study area to the west is the recently closed Philadelphia Energy Solution oil refinery. After multiple explosions in June 2019, the 1300 acre site abruptly shut down with major implications regarding regional employment, environmental sustainability, and the future of Philadelphia. Despite the economic benefits generated by the plant, it’s had adverse health and environmental impacts for the entire city as the largest single polluter in Philadelphia with an acute impact on the neighborhoods and natural amenities in our study area. The site was recently auctioned-off to Chicago developer Hilco who will discontinue the site as a refinery and convert it to an industrial park. Economy | 47
Goals Environmental Justice
Socioeconomic Inclusion
The residents of the neighborhood surrounding Oregon Avenue experience, and have access to, an environment that promotes health and a connection to nature.
All residents and neighborhoods have access to investment and wealth-building opportunities that reflect current day needs and historic patterns of discrimination.
OBJECTIVES
OBJECTIVES
•
Increased large buildings reporting their energy use
•
Increased number of residents working in the area at living wage jobs
•
Increased large buildings host and utilize trash, recycling, and compost bins
•
At least 25% of units in new developments are income-restricted
•
Increased percentage of commuters using electric vehicles over gas-fueled vehicles
•
Decreased asthma rate to 20% or below, in line with the citywide average
•
Increased residents spending 6% or less of their income on home energy
•
Increased access to important social and health services for residents
•
Reach the city wide goal of 30% tree coverage
•
•
Increase use of FDR Park by residents
Increased academic performance, attendance, and enrollment at public schools
•
Increased number of bikers using the 20th/21st Street bike lanes to 75%
48 | Goals
Safe and Convenient Mobility
Planning for Growth
The neighborhoods surrounding Oregon Avenue are safe and convenient for all people transiting in and through the area, regardless of the mode of transportation.
The growing Oregon Avenue West community, including current and future residents and businesses, will experience inclusive and equitable growth.
OBJECTIVES
OBJECTIVES
•
Decreased rates of illegal parking
•
•
Decreased rates of traffic fatalities
Increased pedestrian-centric retail and residential development along West Passyunk Avenue and Oregon Avenue
•
Increased rates of public transportation and active transit trips
•
•
Increased safe and disability accessible pedestrian sidewalks
Development for underutilized parcels on Oregon Avenue converting existing structures and lots to mixed-use developments
Goals | 49
Environmental Justice The residents of Oregon Avenue West should experience and have access to an environment that promotes health and a connection to nature. The benefits of green space should be enhanced through increased tree canopy and a green corridor, energy and waste solutions should be prioritized, and electric car programs should be implemented to reduce car dependency in South Philadelphia. These actions are especially relevant to Oregon Avenue West, given its industrial past and legacy of environmental injustice.
TREE PLANING AND MAINTENANCE
GREENING 20TH STREET
With the support form TreePhilly program, planting new trees in areas most vulnerable to the urban heat island effect will help the neighborhood to reach the citywide goal of 30% tree cover.
A renovated 20th street can improve the access to FDR Park, provide more shade and manage stormwater runoff.
BUILDING WASTE AND ENERGY PROGRAM
HOME ENERGY IMPROVEMENTS
Expands initiatives from the Office of Sustainability and the city’s Zero Waste Program to reduce energy use and waste in the many large buildings along Oregon Avenue West.
Expands existing energy reduction programs to reduce energy bills and mitigate Philadelphia’s carbon emissions.
CHARGING ALTERNATIVE FUEL VEHICLES South Philadelphia is infamously car-dependent, so the expansion of electric vehicle (EV) charging stations is key to encourage people to use EVs over gas-powered cars.
50 | Environmental Justice
Redesigned Green 20th Street
Environmental Justice | 51
Greening 20th Street DESCRIPTION
OBJECTIVE
FDR Parkâ&#x20AC;&#x2122;s large footprint and sports and play infrastructure are both a regional and local attraction. However, the park is most easily accessible by car rather than other transportation modes.
Reach the city wide goal of 30% tree coverage. Increased use of FDR park by residents Increased number of bikers using the 20th/21st St. bike lanes to 75%
Extending the bike lanes on 20th Street to Oregon Avenue will link FDR Park to the growing bicycle network in South Philadelphia. At the convergence of Moyamensing Avenue, Penrose Avenue, 20th Street, and Packer Avenue, bike lane lines extensions and bike signals are recommended to increase safety. The impervious 20th Street will be retroďŹ tted with green stormwater infrastructure to intercept stormwater runoff and to improve the pedestrian experience.
Before
After
52 | Environmental Justice
20th St.
Proposed Conventional Bike Lane
CASE STUDY: “Greenstreets programs in NYC”
Proposed Sharrow
. ve A ing s en m a oy .M W
Bike Lane Line Extensions
e. g Av n i s n ame Moy
Packer Ave.
e os r n Pe
e. Av
Bike Signals
The Greenstreets program was launched in 1996 and in 2007, PlaNYC 2030 included a strategy to undertake 80 new Greenstreets each year from 2007 to 2017 and committed. This program converted paved, vacant traffic islands (often formed where two or more roads converge), and medians into pintsized parks filled with trees, shrubs, and ground cover in an effort to capture stormwater. There are over 2,500 Greenstreets have been built in New York City. Theses planting bed add more than 100 acres of green space to the roadways. These sites not only beautifying the urban landscape, but also calm busy traffic, increase pedestrian safety, and capture stormwater.23
Redesigned Intersection with bike lanes lane extensions and bike signals
18th ST.
MIFFLIN ST.
S 20th St
24th ST.
SNYDER AVE.
.
E AV
Former Refinery Site
E
R VA
Stadiums
Extending Bike Lanes on 20th Street
BROAD ST.
26TH ST.
26th ST.
BROAD ST.
AVE.AVE. OREGON OREGON
Rendered Visualization of a Green Street24
Environmental Justice | 53
Charging Alternative Fuel Vehicles DESCRIPTION
OBJECTIVES
Transportation generates nearly 23% of annual global greenhouse gas emissions. As South Philadelphia is notoriously car-dependent, expanding electric vehicle (EV) charging stations will encourage people to use EVs over gas-powered cars, reducing carbon emissions and air pollution.
Increase percentage of commuters using electric vehicles over gasfueled vehicles.
As Oregon Avenue West develops in ways that discourage driving and illegal parking in the coming years, EV charging stations are an important interim measure, particularly clustered around commercial areas like South Quarter Crossing that attract visitors from the wider region.
CASE STUDY: IKEA, Walgreens, Kohlâ&#x20AC;&#x2122;s install EV charging stations to boost customer traffic
23RD ST.
TASKER ST.
Legend: Electric Vehicle Street Parking
MIFFLIN ST.
18th ST.
Due to the duration of charging, installing new EV charging stations could encourage customers to prolong their visit to nearby stores, increasing revenue for business owners. Adding charging stations also make shopping destinations more attractive to regional visitors.
SNYDER AVE.
E.
24th ST.
SNYDER AVE.
20TH ST.
th ST. 26 26th ST.
PATTISON AVE.
54 | Environmental Justice
10TH ST.
76
BROAD ST.
28TH ST.
RITNER ST.
Building Energy + Waste Program
DESCRIPTION
OBJECTIVES
Buildings generate nearly 40% of annual global greenhouse gas emissions. To address this, Philadelphia’s Office of Sustainability has required buildings over 50,000 sq ft to report their annual energy consumption, since large buildings present opportunities for the largest energy savings. Since 2013, there has been at least a 12% reduction in total greenhouse gas emissions from buildings participating in the city’s energy benchmarking and disclosure program.
All large buildings report their energy use. All large buildings host and utilize trash, recycling, and compost bins.
This plan proposes lowering the threshold to 10,000 sq ft and requiring that large building owners also participate in training for the city’s Zero Waste recycling, trash, and compost program. The map below shows that by including all buildings over 10,000 sq ft, the commercial and industrial developments around Oregon Avenue can be targeted for C-PACE and other energy conservation financing measures. CASE STUDY: Mandatory Building Tune-ups in Seattle, WA
23RD ST.
TASKER ST.
18th ST.
MIFFLIN ST.
SNYDER AVE.
E.
24th ST.
SNYDER AVE.
Former Refinery Site
28TH ST.
RITNER ST.
OREGON AVE.
PATTISON AVE. FDR Park
10TH ST.
Stadiums
20TH ST.
26th ST.
BROAD ST.
OREGON
In Seattle, recent legislation requires owners of buildings larger than 50,000 sq ft to perform building tune-ups (also called retrocommissioning). An energy audit identifies energy- and cost-saving measures that can be implemented in the short-term, saving building owners 5-20 percent annually on energy costs, with a typical payback over a period of 6 months to 2.5 years. In order to comply with the law, building owners must report to the city on their operational and maintenance improvements.
Source: Philadelphia Office of Sustainability, Architecture 2030 Environmental Justice | 55
Home Energy improvements DESCRIPTION
OBJECTIVE
Because more than half of the historic row-homes of the neighborhoods around Oregon Avenue were built before 1939, there is signiďŹ cant risk that these homes consume energy inefficiently. Energy costs are further exacerbated by the lack of tree canopy. To lower costs for energyburdened residents, this plan proposes expanding income eligibility of the PECO Home Energy Check-ups, which provides free in-home evaluation of home energy performance, to households making under $50,000 and extending PGWâ&#x20AC;&#x2122;s EnergySense rebate program until 2022.
All residents will spend 6% or less of their income on home energy - consistent with a sustainable national average.
Through these programs, residents are eligible for a wide variety of energy upgrades including LED bulb installation, high-efficiency showerheads and efficient furnaces and boilers.
Insulation and Air Sealing
Water-saving Faucet Aerators
Furnace & Boiler Replacements
56 | Environmental Justice
LED Bulb Installation
Tree Planting and Maintenance DESCRIPTION
OBJECTIVE
Oregon Avenue West is facing a host of environmental challenges, from the urban heat island effect to excessive stormwater runoff. As shown in figure below, the neighborhood has relatively high heat sensitivity scores. However, trees can provide numerous essential services to address those challenges.
Reach the city wide goal of 30% tree coverage.
With the support from TreePhilly program, planting new trees in areas most vulnerable to the urban heat island effect will help alleviate the negative health effects on residents. Priority areas for tree planting are identified by using Philadelphia Heat Vulnerability Index, which takes into account population sensitivity to the effects of heat, exposure to hotter temperatures, and the adaptive capacity of the community.25 Meanwhile, establishing partnership with PHS’s Tree Tenders program will help preserve existing tree canopy and maintain newly-planted trees.
Legends
Philadelphia Heat Vulnerability Map
2nd Priority Area 3rd Priority Area Heat Sensitivity Score 9-11 Heat Sensitivity Score 6-8 * Heat Sensitivity Scores range from 3 (lowest sensitivity) to 14 (highest sensitivity).
CASE STUDY: “MillionTreesNYC”
In 2007, NYC Parks launched the ambitious MillionTreesNYC initiative to plant and care for one million trees in New York City in a decade, with a special focus on the neighborhoods most lack of green space. The MillionTreesNYC formed an extraordinary public-private partnership. New York Restoration Project (a nonprofit agency) and New York City’s Parks Department worked together to leverage the full range of financial sources. The program finished two years ahead in 2015 and planted new trees in parks, on streets and on public and private property in all five boroughs, which increased the city’s street canopy by 20 percent.26
FDR Park Master Plan Rendering Leafy Pine Street in Philadelphia
Environmental Justice | 57
SOCIOECONOMIC INCLUSION This plan aims to help all residents and neighborhoods receive types and levels of investment that reflect historic patterns of disinvestment and discrimination and current day needs, particularly related to the former PES Refinery and the coming commercial development. Enhancements to the Oregon Avenue West neighborhood should include affordable housing options, positive employment opportunities, healthy air quality, and further community building and access to resources.
CONNECTING RESIDENTS TO GOOD JOBS
AFFORDABLE/WORKFORCE HOUSING
Match employer needs to un/underemployed residents, particularly those in West Passyunk and Newbold, through an expansion of the West Philadelphia Skills Initiative.
Twenty acres at the Naval Hospital site could accommodate around 200 rental units. These units should be built to accommodate between 60-120% AMI in order to serve a similar demographic to the area’s current residents.
COMMUNITY SCHOOL EXPANSION
PLANT NURSERY
Expand on the community school model by designating Stephen Girard Elementary School in the next round of Community School selection, bringing new services and resources to students and families.
Ten acres of the former Naval Hospital site can serve as a tree and plant nursery, supporting the city’s tree canopy and stormwater goals.
HOUSING FOR RESPIRATORY HEALTH Philadelphia’s Basic Services Repair Program and Restore, Repair, Renew Program will be expanded to provide support for a suite of improvements to address asthma and other respiratory health burdens.
58 | Socioeconomic Inclusion
MAP OF ENVIRONMENTAL IMPLEMENTATION AREAS
Redesigned Oregon Avenue
Socioeconomic Inclusion | 59
a renewed naval hospital: TREE & plant nursery OBJECTIVE
Most of the 50-acre Naval Hospital site is currently used as a parking lot, adding impervious service to the neighborhood without providing any real value beyond overďŹ&#x201A;ow parking for sports events. It is zoned for open space, although the Lower South Philadelphia District Plan recommends that it eventually be rezoned for single family residential use. We recommend that ten acres of the site, which is owned by PIDC, be maintained as open space to serve as a tree and plant nursery, supporting the cityâ&#x20AC;&#x2122;s tree canopy and stormwater goals. Sourcing a diverse set of tree species is notoriously difficult, as nurseries struggle to provide sufficient numbers of trees of the right age and quality for large scale planting initiatives. The proposed nursery would employ dozens of people to care for the plants, manage sales, conduct research and coordinate with tree-planting and greening entities across the city. It could be managed by and provide a revenue stream for the Fairmount Park Conservancy with Trees Philly and the Streets Department serving as reliable buyers.
Reach the city wide goal of 30% tree coverage.
26TH 26 6TH H ST S ST. T
BROAD ST.
20TH ST.
26th ST.
BROAD ST.
DESCRIPTION
Before PATTISON AVE.
ing
le
s ou
h
b da
or Aff
y
er
s ur
tn
an Pl
After Source: Google Earth 60 | Socioeconomic Inclusion
Increased number of residents working in the area at living wage jobs.
CASE STUDY: Urban tree nurseries in Pittsburgh and LA The Heritage Tree Nursery in Pittsburgh and Grown in LA native plant nursery at Griffith Observatory both include workforce development and job opportunities along with a critical supply of native plants.27 In both Pittsburgh and LA, siting the nurseries within the city limits enables educational and workforce opportunities, along with the potential for close relationships to the city government. The Heritage Tree Nursery in Pittsburgh is on a 5-acre site and is powered by solar panels, providing a great blueprint for the Naval Hospital tree nursery. Grown in LA sits on a historic 12-acre nursery site but plants a much smaller footprint.28
affordable housing DESCRIPTION
OBJECTIVE
Philadelphia’s Housing Action Plan calls on city agencies to 1) leverage publicly held land and 2) pilot a credit enhancement vehicle that increases access to construction loans for developers who build workforce housing affordable up to 120% AMI. The South District Plan identifies the PIDCowned land at the Naval Hospital as an opportunity for residential development. The site is 0.7 miles from a grocery store and 0.5 miles from the NRG station on the Broad Street Line.
At least 25% of units in new developments are incomerestricted.
A development similar in design to the Greater Grays Ferry Estates or West Poplar Homes could accommodate 200+ rental units. Given median income in the surrounding neighborhoods, these units should be financed to accommodate between 60-120% AMI (incomes between $50k- 100k/ year) in order to serve a demographic close to the area’s current residents.
20 acres, 200 units:
80 (60% AMI) | 40 (80% AMI) | 80 (120% AMI) FINANCING Given the affordability breakdown above, a housing developer could utilize the following three financing mechanisms: 4% LIHTC, PRA credit enhancement program and the green roof tax credit.
Current Site
West Poplar Homes
CASE STUDY: Workforce Housing in West Poplar West Poplar Homes, a 26-unit development in North Philadelphia, was developed by Frankel Enterprises using PRA’s credit enhancement program to access financing from The Reinvestment Fund.29 The 3-bedroom homes were sold for $230,000, making them accessible to families making 120%AMI. Like Packer Park where the Naval Hospital site is located, the West Poplar neighborhood is experiencing growing housing demand. Building new affordable housing helps stabilize housing prices and allows residents to stay in their neighborhood.
Greater Grays Ferry Estates Socioeconomic Inclusion | 61
Community School Expansion DESCRIPTION
OBJECTIVE
Community Schools act as a programmatic and financial tool to promote academic success among students, and health and safety in the broader community.30 Stephen Girard Elementary School is an ideal location for a Community School. It serves students in the West Passyunk and Newbold neighborhoods, which are where the strongest inequities exist in Oregon Avenue West. Additionally, the students at Stephen Girard Elementary have very low academic performance and attendance rates. While another Community School, South Philadelphia High School, is nearby, it is important that additional resources are made available to younger students and their families.
Increased access to important social and health services for Oregon Avenue West residents. increased academic performance, attendance, and enrollment at public schools.
23RD
WA
A Community School designation could address student and community needs with some of the following programs: tutoring and homework help, job resource fairs and job training, increased access to healthy foods, resources for school beautification, and after-school-care. MORRIS ST.
South Philadelphia High School
VA R
E
AV E
.
SNYDER AVE.
VE. KA
R VA
UN
E
SY PAS
.
E AV
Stephen Girard Elementary School
28TH ST.
RITNER ST.
OREGON AVE.
VE. KA
OREGON AVE.
DARIEN ST.
20TH ST.
76
7TH ST.
10TH ST.
UN
SY PAS
CASE STUDY: Community School Program in Philadelphia, Los Angeles & Cincinnati South Philadelphia High School was designated as a Community School by the Office of Education through the Mayor’s office in 2016, as part of the first cohort. These schools are assigned coordinators to meet student and community needs, such as expanded health services, afterschool programming, and job training. In the current Community Schools, attendance overall has improved 12.7%, exceeding the District-wide average of 8.5%.31 In Los Angeles. Community School’s have proven to increase graduation rates. In Cincinnati, Community School’s have contributed to higher reading and math scores.32
Stadium District PATTISON AVE.
Current and Recommended Community School Locations
Stephen Girard Elementary School Currently
62 | Socioeconomic Inclusion
Mural at South Philadelphia High School
Teacher Engaging with Students
Housing for Respiratory Health DESCRIPTION
OBJECTIVE
Oregon Avenue West has faced historically negative air quality and accompanying health issues, including high asthma rates. This is due to Oregon Avenue West’s proximity to the PES Refinery, highways, and gas stations. Dangerous particulate matter from these sources can leak into the home, further exposing households to the impacts of poor air quality. In addition to mitigating the presents of these particles outside, home air quality improvements should be prioritized to help reduce asthma rates.
Decrease asthma rate to 20% or below, in line with the citywide average.
Philadelphia’s existing Restore, Repair, Renew Program should be expanded to focus on supporting airtight environments through home insulation and window repairs. Additionally, Philadelphia’s Basic Systems Repair program currently only provides support for electrical and water systems, and should be expanded to support HVAC system placement and maintenance. Insulation and Air Sealing
New Window improvements
HVAC system improvements
Socioeconomic Inclusion | 63
connecting residents to jobs DESCRIPTION
OBJECTIVE
With commercial and office development growing around Oregon Avenue West, there is an opportunity to match employer needs to un/ underemployed residents, particularly those in West Passyunk and Newbold, where household incomes tend to be lower.
Increased number of residents working in the area at living wage jobs. Decreased wealth gap between white and non-white residents.
The West Philadelphia Skills Initiative will soon be expanding its programming to the Navy Yard. An offshoot of this new program, managed in collaboration with the Passyunk Avenue Revitalization Corporation (PARC) and the nearby Philadelphia Job Corps training center, could connect residents to job training programs, with employers on and around Oregon Avenue ready to hire trainees.
new jobs
job training cycle
The Q: ~550 jobs South Quarter Crossing: ~920 jobs hilco: ~10,000 jobs *based on developer projections and US eIA commercial building survey35, 36
incoming job types supply chain management, biotech, logistics, warehousing, environmental remediation, light manufacturing, distilling
64 | Socioeconomic Inclusion
CASE STUDY: West Philadelphia Skills Initiative The West Philadelphia Skills Initiative (WPSI) was established in 2011 to connect West Philadelphia residents to employment opportunities with University City anchor institutions, particularly universities and hospitals. WPSI engages employers to understand their needs and then designs training programs to enable residents to ďŹ ll open positions. It is intended to increase the wealth and earning potential of residents who have been otherwise excluded from the economic growth in the area. They are actively looking to expand the program to other parts of the city, including Navy Yard.33, 34
Seminar with the West Philadelphia Skills Initiative (WPSI)
Socioeconomic Inclusion | 65
SAFE + CONVENIENT MOBILIITY In accordance with Philadelphiaâ&#x20AC;&#x2122;s Strategic Transportation Plan by the Office of Transportation, Infrastructure, and Sustainability (oTIS), this plan aims to prioritize safety and use of public transportation systems, manage parking, promote walkability and bikability to create a safe and enjoyable environment for residents and visitors to Oregon Avenue West. Illegal parking should be eliminated and existing parking space should be prioritized for residents. Infrastructure upgrades should make biking from Oregon Avenue West to the Delaware River Waterfront Trail and Center City safe and convenient.
OREGON AVENUE REDESIGN
PASSYUNK AVENUE REDESIGN
Create a center path in the median to slow travel speeds, provide safe routes for cyclists, and facilitate the connection between Marconi Plaza and South Quarter Crossing.
The new design encourages a higher share of walking and bicycling trips while effectively improving access to parking.
ADA COMPLIANT STREET
PARKING MANAGEMENT
Increase safe and accessible pedestrian sidewalks to enable all residents and visitors to access retail and social services around Oregon Avenue West.
Ensure that residents, shoppers and other visitors have access to limited but adequate parking space through stricter parking measures that encourage turnover and discourage illegal parking.
66 | Safe + Convenient Mobility
MAP OF ENVIRONMENTAL IMPLEMENTATION AREAS
Redesigned Oregon Avenue
Safe + Convenient Mobility | 67
Redesigning Mobility: oregon avenue west DESCRIPTION
OBJECTIVE
Oregon Avenue West is a critical corridor in South Philadelphia, connecting the Schuylkill and Delaware Rivers, and sites of industry and commerce in between. However, the corridor is important not just as a thoroughfare but as a destination. Re-imagining the pedestrian and cyclist experience will encourage residents and visitors to see the corridor as an asset, not a safety hazard. This new design implementation will ďŹ rst connect Quartermaster Plaza and Marconi Plaza, and will ultimately go further east to connect to the Delaware River Waterfront Trail.
Decreased rates of illegal parking. Decreased rates of traffic fatalities. Increased rates of public transportation and active transit trips.
ACTIONS (1-3) 1. Add a protected bike lane and pedestrian corridor in the center of the street This provides an accessible and safe route for active transportation. It better utilizes the median, which was previously used for illegal parking. 2. Reduce vehicle speed Slower speed will dramatically increase the safety of street. 3. Install Indego Bike Stations Installation of shared-bike stations could encourage more people to consider bike riding as a mode of reliable transportation.
Oregon Ave. : Section 1
Oregon Ave. : Section 2
Source: StreetMix 68 | Safe + Convenient Mobility
Redesigning Mobility: oregon avenue west ACTIONS (4-5) 4. Protect cyclists from traffic with a protected lane in the median The cycletrack in the median provides a safe route for cyclists along the corridor and at intersections. It would also conveniently connect the newly designed bike lanes with the existing bike network. 5. Enhance illegal parking enforcement and add curb parking spaces with parking meters along speciďŹ ed street segments. This would encourage people to use active transportation through the neighborhood and beyond. Moreover, adequate legal street parking and meter parking provides additional revenue for further street improvements.
Oregon Ave. : Intersection
Source: Separated Bike Lane Planning & Design Guide, 2015, Mass DOT Safe + Convenient Mobility | 69
Redesigning Mobility: oregon avenue west Oregon Avenue Currently
Oregon Avenue Redesigned Vision
Source: Separated Bike Lane Planning & Design Guide, 2015, Mass DOT 70 | Safe + Convenient Mobility
Oregon Avenue Currently
Redesigning Mobility: west Passyunk Avenue DESCRIPTION
OBJECTIVE
As essential corridor in south Philadelphia, West Passyunk Avenue should strive to function better for future development. This corridor should facilitate more active transportation. Biking and walking should be safer, and access to local commercial and residential buildings should be enhanced.
Decreased rates of illegal parking. Increased rates of public transportation and active transit trips
CASE STUDY: Philadelphia oTIS Transportation Plan West Passyunk : Section 1 The plan provides a vision for the future of transportation in Philadelphia, prioritizing a system that beneďŹ ts everyone. oTIS is working to create a system that is safe, affordable, accessible, and reliable at moving residents, visitors, and commerce so neighborhoods thrive, people are healthy, and the economy grows.
West Passyunk : Section 2
West Passyunk Avenue Currently
Source: StreetMix, Philadelphiaâ&#x20AC;&#x2122;s Strategic Transportation Plan Safe + Convenient Mobility | 71
ADA Compliant Streets DESCRIPTION
OBJECTIVE
As part of the Complete Streets Movement, Oregon Avenue West should strive for 100% ADA compliant streets, accessible to all. This is increasingly important as the corridor is further developing as a commercial and retail hub, and a key connector to parks and outdoor spaces.
Increased safe and disability accessible pedestrian sidewalks.
The dilapidated and disintegrating sidewalks in Oregon Avenue West are not accessible to people with disabilities. There are many sidewalk gaps and few wheelchair ramps. Often cars on the sidewalk block the way. These barriers hinder those with impaired vision and leave wheelchairbound residents with no other option than to travel in the street with traffic. Non ADA-compliant streetscape
ADA-compliant streetscape
ACTIONS 1) Add ADA compliant curb ramp This provides an accessible route that people with disabilities can use to safely transition between roadway and sidewalk. 2) Improve sidewalk surface Surface should be slip resistant with less jointed surface will facilitate effective travel for people who use wheelchairs or walking aids. 3) Remove protruding objects Car parking on sidewalks and crosswalks should be prohibited and heavily enforced. EXAMPLES OF ADA COMPLIANT SCREETSCAPES
Currently, sidewalks are broken and uneven, with no signiďŹ cant signals for people with disabilities. Yellow curb ramps should be added for wheelchair users. Crossings are marked to facilitate pedestrian-friendly sidewalks.
The broken sidewalks are unsafe for people with vision impairments. It also creates bumpy surface that can be difficult to navigate for those in wheelchairs. A cleaned and slip resistant surface, free of obstacles, will create more accessible sidewalks.
When a portion of the curb is included in the crosswalk, it is easier for people with disabilities to detect the transition between the sidewalk and the street
Approach
Landing
Ramp Flare
Flare Source: https://www.phila.gov/the-latest/all-events/?category=144 AND https://www.phila.gov/ media/20170329164302/SOUTHERN-COMMUNITY-SCHOOL-PLAN.pdf
72 | Safe + Convenient Mobility
Approach
Glutter
Parking Management DESCRIPTION
OBJECTIVE
Illegal parking and competition for limited parking space are significant issues along Oregon Avenue West and throughout South Philadelphia. New angle parking spaces are one solution to this problem, as this design could fit cars onto a smaller footprint. Additionally, parking permits and metered parking should be implemented to discourage car use. A metered parking lot should be located near the commercial corridor, in addition to adding meters to nearby street parking. The Philadelphia Parking Authority should also increase parking enforcement by creating a system for residential parking permits and ticketing for those who violate it, particularly focusing on violators that park on medians, sidewalks, and crosswalks.
Decreased rates of illegal parking.
CASE STUDY: Meter Parking Policy in Old Pasadena County, CA
TASKER ST.
Legend: existed head-out angle parking (2hrs or permit) 2 hr meter-parking areas and curbs
Old Pasadena County installed parking meters in 1993 and then immediately borrowed $5 million to finance the “Old Pasadena streetscape and alleyways project,” with the parking meter revenue dedicated to repaying the debt. The bond proceeds paid for street furniture, trees and landscaping, and more. In 2001, Old Pasadena’s 690 parking meters yielded $1.3 million, or $1,867 per meter. The parking meter zone earned additional revenue from valet parking services that use meter spaces, as well as from investment earnings on the meter fund balance, so the total revenue was $1.4 million ($2,096 per meter). A similar approach could be taken in Oregon Avenue West to improve the streetscape and upgrade infrastructure.
parking lots new head-out angle
MIFFLIN ST.
parking (2hrs or permit) head-out angle parking
18th ST.
(parking meter)
24th ST.
SNYDER AVE.
E E. VE. AV EG N AV OREGO
G
D ST.
Quartermaster Plaza / The Q
Source: OpenDataPhilly Safe + Convenient Mobility | 73
embracing GROWTH The commercial corridors of Oregon Avenue West develop at a pace and scale that serves existing residents while positioning them to attract and retain new visitors and residents. A diverse group of local stakeholders should drive the vision for the corridorsâ&#x20AC;&#x2122; future.
EAST TO WEST PASSYUNK
DESTINATION OREGON AVENUE
PARTNERING WITH P.A.R.C
BUILDING FROM STRENGTH
The Passyunk Avenue Revitalization Corridor (PARC) should extend the scope of their real estate and community development efforts to West Passyunk Ave.
Enhance and attract new development for four adjacent parcels on Oregon Avenue.
INCREMENTAL DEVELOPMENT Build connections between key stakeholders and identify development opportunities in the community and elevating local businesses.
UPGRADING THE PUBLIC REALM Implement streetscape and public space improvements at key intersections, and work with small businesses to activate sidewalks and increase foot traffic.
SUPPORTING EXISTING BUSINESSSES Develop dynamic corridor programming and connect existing small businesses to ďŹ nancing options as part of a suite of efforts to prevent displacement.
74 | Embracing Growth
Oregon Avenue Redesigned Vision
Embracing Growth | 75
East to West Passyunk Partnering with P.A.R.C DESCRIPTION
OBJECTIVE
West Passyunk Avenue has the elements of a thriving corridor, however, it currently lacks the cohesion and vision necessary to realize its potential.37 The Passyunk Avenue Revitalization Corridor, a local community development organization that operates on the eastern side of Broad St., is an ideal organization to manage this transformation due to their expertise in property development, established board of directors, and existing presence on the corridor. P.A.R.C should work with local stakeholders including the West Passyunk Neighbors Association, existing business owners, Stephen Girard Elementary School staff and parents, and South Philadelphia Business Association to create the coalition necessary to bring about the inclusive revitalization of the corridor.
Increased pedestrian-centric retail and residential development along West Passyunk Avenue and West Oregon Avenue.
23RD ST.
TASKER ST.
SNYDER AVE.
E. AV K N
SYU PAS
CASE STUDY: East Passyunk The Passyunk Avenue Revitalization Corporationâ&#x20AC;&#x2122;s efforts to improve East Passyunk Street serves as a model for its western counterpart. The two segments of Passyunk Avenue share a similar layout, with angled intersections and dense buildings that are conducive to a walkable corridor. PARC operates as a real estate development/management company and a public space enhancement organization. This dual role provides the community with a dedicated entity to steer the growth and maintenance of East Passyunk. Now recognized as one of Philadelphiaâ&#x20AC;&#x2122;s most popular neighborhoods, this success can be extended across South Broad Street. and down West Passyunk Avenue.
E
R VA A
West Passyunk
76 | Embracing Growth
East Ea s Passyun st u k un
incremental development DESCRIPTION
OBJECTIVE
West Passyunk Street should adopt a development pattern that takes advantage of its density, unique parcels, and existing building footprints. Similar to the efforts taking place along East Passyunk Avenue, its western counterpart can capitalize on underutilized or misaligned spaces that would better suite the neighborhood’s aesthetic. For instance, there are multiple car dealerships and gas stations at key intersections that would be better suited for commercial or residential development in addition to buildings that can be rehabbed for similar uses. PARC’s history of reviving a corridor through community-oriented real estate development can be applied to the parcels highlighted below. The before and after images demonstrate how introducing new mixed-used developments into the community can effectively blend and advance the existing infrastructure.
Increased pedestrian-centric retail and residential development along West Passyunk Avenue and West Oregon Avenue.
.
VE KA
UN
SY PAS
CASE STUDY: Cedar Park Inclusionary Housing West Passyunk and the nearby Newbold community have a substantial portion of residents that are rent-burdened, demonstrating a need for affordable housing development. The Spak Group, a local Philadelphia developer, is responsible for the building, which includes 12 apartments and 2 commercial storefronts that subsidize affordable units within the project. A total of 25% of the units will be affordable according to the median household income for Philadelphia, not the region as is defined by HUD standards. The dual benefit of affordable housing and new businesses is an ideal model to pursue within along West Passyunk.38
W. Passyunk Before
W. Pas W. assy as syun sy un nk Af Afte terr te
Embracing Growth | 77
east to west passyunk upgrading the public realm DESCRIPTION West Passyunk Avenue currently lacks many of the amenities to make it a successful pedestrian-oriented corridor. PARC, in its expanded role, should implement streetscape and public space improvements at key intersections, and work with small businesses to activate sidewalks. Increased foot traffic would benefit current businesses and attract new visitors from nearby East Passyunk Avenue and the new Oregon Avenue West developments. The map below identifies four parcels that are ripe for public realm improvements, including seating, planting and playspace. In addition to parcel-specific interventions, PARC should experiment with mobile parklets, as the University City District has done in West Philadelphia. An example of what this would look like is shown in the rendering below. In addition to coordinating the initial investments in the public realm, PARC is well-equipped to manage long-term maintenance and cleaning, given their experience leading weekly cleaning efforts on East Passyunk. A similar partnership-based approach to cleaning and maintenance of public spaces would work well on West Passyunk, where there are active restaurants and a dynamic civic organization, West Passyunk Neighbors.
19TH ST
20TH ST
21 ST ST
22ND ST
PARCELS WITH PUBLIC REALM POTENTIAL
VE. A K
N 18TH ST
YU S S PA
Fenced-off public space
Potential gathering space 78 | Embracing Growth
Proposed parklet in front of Cafe Nhan
supporting existing businesses DESCRIPTION Revitalizing West Passyunk Avenue can’t be considered a success unless it centers the needs and experience of current businesses. Displacement of business owners who want to stay in the neighborhood would be a sign of failure. To that end, this plan proposes corridor programming and support to connect small businesses to financing options. This would compliment the development and public realm improvements. Once again, PARC would play a lead coordinating role, with local groups like West Passyunk Neighbors, Newbold CDC, Concerned Citizens of Point Breeze and Girard Estates Neighborhood Associating contributing ideas and outreach support for corridor programming.
Expand existing events to the Passyunk Corridoor
Connect small businesses to financing options
•
•
• • •
West Passyunk Annual S’Mac Down Competition Passyunk Avenue Car Show and Street Festival 2nd Saturdays on Passyunk Avenue Passyunk Ave Restaurant Week
• •
COVID-19 Small Business Relief Fund (short-term) Philadelphia Storefront Improvement Program Low interest loans from PARC real Estate revenue
Annual S’Macdown Mac & Cheese Competition
CASE STUDY: Muldrow Business Development Fund in Baltimore The Fund provides a combination of grants and loans to support local businesses in central business corridors, including: 1. The Commercial Façade Restoration Program provides a one-to-one matching grant to support storefront rehabilitation designed to improve the aesthetics of the building and the commercial corridor. 2. The Tenant Build-Up Program helps retailers and building owners meet the high costs of renovating long vacant buildings. These costs make long-vacant spaces more expensive to occupy than newer commercial properties. 3. Technical Assistance efforts include free design services to support façade rehabilitation, marketing, and identifying lending institutions who support business expansion needs.
Improved facade on E. Passyunk Embracing Growth | 79
destination oregon avenue building from strength: DESCRIPTION The western portion of Oregon Avenue is planned to undergo a dramatic retrofit, converting two bigbox shopping centers into a single mixed-use community called South Quarter Crossing. This development should be leveraged to attract investment to four parcels directly adjacent to SQC along Oregon Avenue. All four parcels are zoned as CMX-2, creating an opportunity to develop similar building types and programming as SQC although at a smaller scale. The SQC developer, Cedar Realty Trust, recognizes the areas close proximity to employment hubs, short distance from the South Philadelphia Sports Complex and easy access to transit as a few features that will attract and retain tenants. Cedar Realty Trust has redefined the trajectory of Oregon Avenue West by intensifying their development patterns and should work alongside local community groups to ensure that new projects are supportive and inclusive of existing community aspirations. The image below provides an example of a mixed-use development in one of the lots adjacent to SQC.19
RITNER ST.
E. AV
Former Refinery Site
RE VA OREGON AVE.
OREGON AVE.
CASE STUDY: Downtown Silver Spring, MD The Silver Spring, MD central business district has become a thriving commercial center after decades of efforts to attract investment to this once nondescript edge city.39 The introduction of dense, mixeduse developments guided by community vision and legislative support resulted in one of Maryland’s most popular destinations. Although a much larger scale than what’s proposed for Oregon Avenue, the coordinated development led by the Department of Planning, developers, and community could be similarly pursued to advance Oregon Avenue.
Target parcels for development
Oregon Avenue
80 | Embracing Growth
OBJECTIVE Develop for underutilized parcels on Oregon Avenue converting existing structures and lots to mixed-use developments.
Proposed Development
Key factors critical to the success of downtown Silver Spring that are transferable to Oregon Avenue are the use of density increases for public amenities, concentration of new mixed-use developments, and the support of local officials.
destination oregon avenue DESCRIPTION ]The diagram below illustrates how this pocket of South Philadelphia will be impacted by the efforts of Cedar Realty Trust and where our proposed development would exist in relation to South Quarter Crossing. As demonstrated by the SQC renderings, the buildings are just one component of this transformation where the enhanced streetscape and attention to the pedestrian-experience complement the new buildings. By extending this model across Oregon Avenue through improved sidewalks, signage, and traffic-calming measures, the corridor will become a new attraction particularly for the 18-34% age group that is currently underrepresented within the study area. An RFP designed by a coalition of local stakeholders would be a valuable tool to ensure that any new development advances existing community goals and interests.
Before
Before
Before
After
After
After
Embracing Growth | 81
Timeline Environmental Justice
Socioeconomic Inclusion
Safe + Convenient Mobility embracing growth 82 | Timeline
5 years
10 years
15 years
GREEN GREENING 20TH STREET BUILDING WASTE + ENERGY PROGRAM TREE PLANTING AND MAINTENANCE PECO HOME ENERGY CHECKUP CHECKUPS PLANT NURSERY CHARGING ALTERNATIVE FUEL VEHICLES AFFORDABLE HOUSING COMMUNITY SCHOOL EXPANSION HOUSING FOR RESPIRATORY HEALTH A RENEWED NAVAL HOSPITAL: TREE & PLANT NURSERY CONNECTING RESIDENTS TO JOBS REDESIGNING MOBILITY: OREGON AVENUE ADA COMPLIANT STREETSCAPE REDESIGNING MOBILITY: WEST PASSYUNK AVE PARKING MANAGEMENT WEST PASSYUNK EXPANSION DESTINATION OREGON AVENUE Timeline | 83
Green 20th Street Redesigned Vision
Oregon Avenue Redesigned Vision
84 |
Naval Hospital Reimagined : Affordable Housing & Tree Nursery
Oregon Avenue Redesigned Vision
| 85
Implementation Action Items
Implementing Strategy
Implementing Agencies
Potential Funding Sources
Estimated Cost
Environmental Justice Building Waste + Energy Program
Buildings over 50,000 sqft are Chamber of Commerce; Office of currently required to report Sustainability greenhouse gas emissions. The Office of Sustainability will lead the effort to lower the required square footage to 10,000sqft. Concurrently, the Chamber of Commerce will supply ďŹ nancing and training for these businesses to receive compost, recycling, and trash bins, as well as administer training.
Stopwaste.org (Grants)
<$50,000
PECO's Free in-home energy check-ups
Philadelphia Energy Philadelphia Energy Company Company's (PECO) Existing Energy Check-up program will have expanded eligibility requirements such that annual incomes of $50,000 or less may qualify.
U.S. Department of Energy
<$50,000
tree planting and maintenance
Through a partnership with TreePhilly and the Pennsylvania Horticultural Society (PHS)'s Tree Tenders, the private and public land owners in the neighborhood are encouraged to maintain existing trees and plant more yard trees and street trees. Meanwhile, with the support from Philadelphia Water Department and School District of Philadelphia, the asphalt-covered lot in schoolyards will be transformed into green spaces with adequate play equipment.
86 | Implementation
Philadelphia Horticulture Society; Philadelphia Parks & Recreation; Philadelphia Water Department; School District of Philadelphia
>$500,000 TD Bank; Philadelphia Water Department (Storm-water Management Incentives Program Grant)
Action Items
Implementing Strategy
Implementing Agencies
Greening 20th Street
Philadelphia Water With the support from Department; Streets Philadelphia Water Department; PennDOT Department and Streets Department, the 20th Street will be transformed into a green street with trees or rain gardens bump outs to capture storm-water on site and with bike lanes connecting South Philadelphia and FDR Park.
Potential Funding Sources
Estimated Cost
$50,000City of $500,000 Philadelphia capital dollars through Philadelphia Parks & Recreation; Philadelphia Water Department (Stormwater Management Incentives Program Grant); U.S. Department of Housing & Urban Development (Community Development Block Grants);
Socioeconomic Inclusion Philadelphia Housing Housing for The City's Basic Systems Development Respiratory Health Repair program currently Corporation repairs electrical, heating, and plumbing systems. This system will be expanded to include support for home air ventilation systems. Additionally, The Restore, Repair, Renew Program would also be expanded to focus on airtight environment improvements such as home insulation and window repairs.
Center for Disease Control, U.S. Dept of Health and Human Services Fund
$50,00$500,000
Implementation | 87
Action Items
Implementing Strategy
Implementing Agencies
Potential Funding Sources
Estimated Cost
Connecting residents to jobs
The West Philadelphia Skills Initiative is expanding its programming to the Navy Yard. An offshoot of this new program, managed in collaboration with the Passyunk Avenue Revitalization Corporation (PARC) and the nearby Philadelphia Job Corps training center, could connect residents to job training programs, with employers on and around Oregon Avenue ready to hire trainees.
Passyunk Avenue Revitalization Corporation; Philadelphia Job Corps
Local employers (Hilco, tenants at SQC, The Q); Community Development Block grants
>$500,000
PIDC (land), revenue would make the nursery self-sustaining in the long run.
>$500,000
PIDC; The Reinvestment Fund
>$500,000
Fairmount Park PIDC would transfer the Naval Hospital: Conservancy; Trees establishing a tree land to the Fairmount Park Conservancy at minimal cost. Philly nursery FPC would take out a loan for capital costs, guaranteed by commitments from the Department of Parks and Rec and Trees Philly to purchase a percentage of the tree stock once the trees reach planting age. Naval Hospital: building affordable housing
88 | Implementation
Affordable housing PIDC would sell the land to developer; TBD the winner of a competitive RFP process. Financing could come from a CDFI like The Reinvestment Fund, leveraging PRA's credit enhancement program, LIHTC credits and the green roof tax credit.
Action Items
Implementing Strategy
Implementing Agencies
Potential Funding Sources
Estimated Cost
Community School Expansion
Stephen Girard Elementary School administration would apply to be considered a Community School for the 2020-2021 year. If selected, The Mayor's Office of Education would provide a Community School Coordinator who would suggest programs and resources which would beneďŹ t the student body and broader community, funded by The Mayor's Fund for Philadelphia.
The Mayor's Fund $50,00Mayor's Office of for Philadelphia $500,000 Education; the Philadelphia School District; Stephen Girard Elementary School Administration
Safe and Convenient Mobility City of Philadelphia; This provides an accessible Office of ADA route that those with Compliance disabilities can use to safely transition between roadway and sidewalk. The City of Philadelphia with the Office of ADA Compliance would work together on this.
Pennsylvania Department of Community and Economic Development (DCED); Multi-modal Transportation Fund
$50,00$500,000
City of Philadelphia; Improve sidewalk Surface should be slip surface: resistant with smooth surfaces Office of ADA to facilitate effective travel for Compliance those who use wheelchairs or walking aids to travel. The City of Philadelphia with the Office of ADA Compliance would work together on this.
Pennsylvania Department of Community and Economic Development (DCED); Multi-modal Transportation Fund
$50,00$500,000
Add ADA compliant curb ramp
Implementation | 89
Action Items
Implementing Strategy
Implementing Agencies
Potential Funding Sources
Estimated Cost
Oregon Ave. Redesign
The new design of street will need cooperation from multiple agencies in the fund and design work.
City of City of Philadelphia; oTIS; Parking Authority; Philadelphia; Penn Dot; Version Zero Penn Dot; oTIS Group
$50,00$500,000
Passyunk Ave. Redesign
Multiple agencies will be involved into this action with cooperation work in the design
City of City of Philadelphia; oTIS; Parking Authority; Philadelphia; Penn Dot; Version Zero Penn Dot; oTIS Group
$50,00$500,000
ADA Compliant Streetscape
City of Philadelphia; oTIS and version zero group will work together to fund and oTIS; Version Zero Group update ADA infrastructure in safe and sustainable way
oTIS
$50,00$500,000
Street Parking management
Philadelphia parking authority Philadelphia Parking will implement this action with Authority following survey for years.
Philadelphia Parking Authority
<$50,000
Green Density Bonus; Green Roof Density Bonus; New Market Tax Credit LIHTC
>$500,000
Planning for Growth Oregon Avenue
90 | Implementation
The Oregon Avenue West corridor should capitalize on the ongoing redevelopment of Quartermaster Plaza into a mixed-use community. As the owner of Quartermaster Plaza, Cedar Realty Trust should leverage their investment to attract additional development in addition to advancing community goals through their CBA.
Cedar Realty Trust; South Philadelphia Business Association; Girard Estates Community Association; Philadelphia Department of Urban Planning; Philadelphia Industrial Development Corporation;
Action Items
Implementing Strategy
Implementing Agencies
Potential Funding Sources
Estimated Cost
West Passyunk
By increasing the capacity of the Passyunk Avenue Revitalization Corridor, the organization can extend its efforts across Broad St. Into West Passyunk. After hiring additional staff, PARC should expand its real estate programming along W. Passyunk and work to develop a shared vision for the corridor with West Passyunk Neighbors and the South Philadelphia Business Association.
Passyunk Avenue Revitalization Corridor; West Passyunk Neighborhoods Association; Cedar Realty Trust; South Philadelphia Business Association
Revenue from rents or selling building; New Market Tax Credits
>$500,000
Implementation | 91
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Al-Jalil Gault Avery Harmon Erin Monroe Kelly Fu Instructor : Elizabeth Frantz
MAY 11TH, 2020
Rachel Mulbry Joy Yang Yiming Jin