Connections
The Powelton Village Neighborhood Plan 2023 Prepared for the Powelton Village Civic Association by Interface Studio
Connections
The Powelton Village Neighborhood Plan November 2023
Acknowledgments Steering Committee
Interviewees
Alan Greenberger, Drexel University
Thank you to these organizational representatives and community members who lent their time to interviews throughout the planning process.
Andrew Goodman, 3rd Councilmanic District David Wilder, Resident Ellen Neises, Resident George Bantel, Developer Jerry Sweeney, Brandywine Realty Trust Monique Greenwood, Akwaaba Bed & Breakfast Nate Hommel, University City District Nicole Ozdemir, Philadelphia Department of Planning and Development Pete Cramer, Wexford Science & Technology, LLC Ryan Lebold, Lindy Institute for Civic Engagement, Drexel University Stacey Mosley, Brandywine Realty Trust Vanesa Karamanian, Resident
Powelton Village Civic Association Zoning Committee George Poulin Deb McCarty Michael Jones Jim Hanson
Consultant Team Interface Studio LCC Chris DiStasi, Project Manager Scott Page, Principal
Brian Keech, Drexel University DeWayne Drummond, Mantua Civic Association Gary Jonas, HOW Group Kathy Desmond, HopePHL Kwaku Boateng and Jackie Williams, LA21 Lindsay Johnston, Common Ground Realtors Lucy Kerman, Drexel University Matthew Bergheiser and Alan Garry, UCD Savvas Navrosidis, Savas Pizza and Madis Coffee Steve Sebelski, Resident
PennPraxis Thank you to PennPraxis for generously hosting and reporting out on the community charette to consider the future of the former Samuel Powel Elementry School site on the 3500 block of Powelton Avenue. A report on the charette by PennPraxis is included in an appendix to this document.
Elen Neises, Executive Director, PennPraxis
Community Members and Other Partners The planning team would also like to extend a sincere thank you to all of the community members who participated in the planning process from start to finish. Powelton Village's strength is in its residents and the bonds of connection they've forged with one another, with local organizations and institutions, and with the communities that live next door. This plan is a product of those residents' passion and commitment to Powelton Village.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Contents Introduction About the Plan
2
Current Strengths and Past Successes
4
About the Community
8
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Who Lives in Powelton Village? What’s the Housing Market Like?
The Planning Process
8 12
16
The Plan Overview ※ ※
Goals for the Future Community Values That Underpin This Plan
GOAL 1: Build Up Community Assets ※ ※ ※ ※
20 21 22
24
Lancaster Avenue Parks and Community Spaces Trees and Greening The Powel School and SLAMS
26 30 34 36
GOAL 2: Care For Blocks and Homes
38
GOAL 3: Plan for New Development
44
GOAL 4: Improve Traffic Safety and Circulation
50
GOAL 5: Implement the Plan
54
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Summary of the Plan's Strategies by Type of Action
56
Appendices Report on the Powel School Community Charette
60
Additional Community Engagement Results & Materials
68
1
Introduction About the Plan There’s a lot to love about Powelton Village,
from its tree-lined streets and its historic architecture to its beautiful parks, high quality K-8 schools, and more. But the neighborhood’s true strength is in its connections to places, people, organizations, and communities. These connections elevate Powelton Village from a verdant and attractive neighborhood to a vibrant and tight-knit community. ※
The city is at Powelton’s doorstep. Powelton is perfectly located to connect with University City, Center City, and more, within a short walk or transit ride.
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Powelton is the front door to some of Philadelphia’s top institutions. The neighborhood is inextricably linked with the universities and hospitals right next door which offer world-class education, jobs, and health care within a short walk.
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Partnerships with neighboring communities, organizations, and institutions are central to success. Powelton’s community is defined by its strong relationships with a range of key partners. Working together is the way business is done in Powelton Village.
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Powelton is home to a tight-knit community of neighbors. Residents say one of the best things about Powelton Village is the strong connections between neighbors. People know each other, help each other out, and share in good times out in the neighborhood.
While these connections are truly Powelton Village’s strength, they also create unique challenges that call for planned, coordinated action. Proximity to two major universities has made Powelton a top destination for student renters, who often pay a premium to rent deteriorating properties; while Powelton remains attractive to many home-buyers, some blocks risk succumbing to a permanent state of disrepair. Meanwhile, major institutions and massive new developments in University City mean that issues like traffic and trash can be overwhelming. And all these things also
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Planning Area and PVCA RCO Boundary
Neighborhood Core
exert tremendous pressure on the real estate market, further reducing affordability within Powelton Village and bringing potential harm to Powelton’s close neighbors to the north and west.
Powelton Village is about Connections: between places, people, organizations, and communities. Everyone who is connected to Powelton has a role to play in this plan, and it will only succeed with their coordinated efforts.
A decade ago, the community published its first neighborhood plan: Directions. This plan is an update to that document that considers what’s been accomplished and what’s changed in the past ten years. Directions set the course for the future of Powelton Village. Connections aims to build from the neighborhood’s greatest strengths to accomplish the community’s goals. This plan is about harnessing the connections that make Powelton Village great to address the risks that come with the neighborhood’s unique situation. The actions in this plan advance the priorities of residents who call Powelton Village home - but they also advance the shared interests of the institutions that sit on Powelton’s edge and the communities located next door, with whom Powelton shares strong partnerships and shared priorities. Every part of this plan was crafted in conversation between residents, local institutions, business owners, property owners, developers, and more. The remainder of this section includes data and information on who lives in Powelton Village, what the housing market is like, and the community process that led to this plan. Jump ahead to the full plan on page 20. 3
Current Strengths and Past Successes
Drexel Park offers beautiful views of the city and a welcoming space for both long-term residents and students.
The Powelton Village community is committed to improving and protecting the neighborhood. These are some of the community’s biggest strengths and successes, much of which was accomplished over the past ten years.
Neighborhood Planning ※
Directions In 2011, the community worked
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Powelton Village Housing Studies
together to create Directions, Powelton Village’s first neighborhood plan. Since then, the community has made significant strides towards achieving many of the goals outlined in the plan. Since 2011, Drexel University has funded two studies of demographic change and the housing market in Powelton Village. The studies demonstrate Drexel’s commitment to working with the neighborhood and preserving what makes Powelton Village great.
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4
Strong Partnerships Partnerships are essential to Powelton
Village’s ability to make progress on its goals. The Mantua-Powelton Alliance, a partnership of four local community groups and organizations, has demonstrated that Powelton and its neighbors are strongest when they work together towards common goals. In addition, Powelton Village and Drexel University have developed a strong relationship and open lines of communication to ensure the neighborhood and the university have a positive impact on one another.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Safety ※
Drexel Police and UCD Public Safety Ambassadors The Drexel Police force was formed in 2011
and covers portions of Powelton Village, and the entirety of the neighborhood falls within University City District’s patrol area. Drexel Police have been a valued and responsive partner to the community, and UCD Ambassadors – in their highly visible black and yellow uniforms – add critical eyes to the street, with a direct line to the police and training to address a wide range of health and safety issues. ※
UCD Safety Ambassador, Source: UniversityCity.org
Regular Coordination between PVCA, Drexel University, and PPD PVCA holds regularly scheduled
meetings with both Drexel and the police department to ensure that community concerns are heard and addressed. These open lines of communication and each group’s commitment to working together have meant that many issues are dealt with quickly and effectively. Collaboration between these groups continues to be a huge benefit to the neighborhood. Madis Coffee at Lancaster Ave and Race Street opened in 2022 and residents say it is a welcome addition to the neighborhood.
“Powelton Village feels like a hidden gem in Philadelphia. I love the Victorian houses, the gardens, the neighbors who now became friends, the impromptu gatherings, the kids running and laughing on the street. It feels as if we belong to this big, busy, creative, caring, multicultural family of friends that support one another every single day. “ -- Neighborhood Resident
5
INTRODUCTION / CURRENT STRENGTHS AND PAST SUCCESSES
Community Assets ※
Top Quality Schools The Powel School and SLAMS are today
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Grocery Stores Securing a local grocery store has been a
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Iconic Parks The Tot Lot is, in some ways, the central public
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A Lively Lancaster Avenue The community has
The new home of the Powel School and SLAMS, Source: RogersArchitects.com
Lancaster Avenue
located in brand new buildings in Powelton Village, on the former University City High School site. The community made it a top priority to locate high quality public schools within the neighborhood. This has been one of the community’s most notable success stories of the past decade. major community priority in both Powelton Village and Mantua. The Mantua Civic Association worked hard to secure a grocery store in the upcoming Village Square development at 36th and Brandywine, and there is now a Giant Heirloom Market at 34th and Chestnut. space for Powelton’s community of long-term residents, while Drexel Park - developed by the university - has been a tremendous success and a welcoming space for both students and long-term residents. Both spaces are owned by Drexel University. Community members also value a range of other public spaces, such as Saunders Park and the Summer-Winter Community Garden; and the proximity of Fairmount Park and the Schuylkill River Trail make the neighborhood a main pathway for walkers, runners, and cyclists. successfully ensured that several new projects include ground floor retail spaces, including The Summit (3400 Lancaster), Paloma University City (3600 Lancaster), and ANOVA uCity Square (3700 Lancaster); however, some of these spaces remain vacant, and businesses on the corridor often do not cater to the needs of longterm residents.
Blocks and Homes
6
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Strong Lines of Communications The Powelton
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Street Cleaning Both University City District and LA21 provide
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More Dedicated Student Housing There has been
Village community and Drexel University have developed a strong relationship, anchored in open communication, regular meetings, and a commitment to acting together when issues arise. This relationship has been a huge benefit to the neighborhood and a major success of the past decade. street cleaning services in Powelton Village. Nonetheless, trash remains a major concern, and it is normal to see significant litter on the street and outside some properties. significant new development of student housing on Drexel’s campus and around the edges of the neighborhood; however, it is still cheaper for students to rent a home in the neighborhood.
UCD trash cleanup, Source: UniversityCity.org
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
New Development ※
Historic District and Neighborhood Conservation Overlay The community successfully advocated for the creation
of a Historic District in 2022 and a Neighborhood Conservation Overlay in 2017. Together, these regulations protect existing historic buildings and make sure that new construction complements the look and feel of the neighborhood. Going forward, effective enforcement will be essential. A new development that occurred before the passage of the Conservation Overlay (above) and another that finished after the overlay was passed (below).
The condominium development at Winter Street and 32nd, some residents say, brought good design and long-term residents to the neighborhood.
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The University City High School Site When the
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Effective Developer Agreements The community has
University City High School site came up for development, the community felt it was important to have a voice in the plan. PVCA organized a charette to gather residents’ input, and a range of organizations – including Mantua Civic Association, LA21, HopePHL, and PVCA – worked together to make sure the development benefits the community and closely matches the community’s recommendations. The Community Advisory Group (CAG) provides an ongoing forum for information and input on the development. successfully negotiated Community Benefits Agreements (CBAs) and other arrangements to ensure that new development benefits the community and preserves Powelton’s historic look and feel. The most successful of those agreements came out of a strong partnership between neighborhoods and non-profit organizations that make up the Mantua-Powelton Alliance. “I love the gorgeous houses, and the involved neighbors who persevered against all odds to become a local register historic district.“ -- Neighborhood Resident
7
About the Community The first public event for this plan drew many families with young children and senior residents.
Who Lives in Powelton Village? Students make up the bulk of area residents, including those who live on campus and off. The number of students in the neighborhood increased dramatically over the past decade, while the non-student population remained fairly steady. Meanwhile, the homeownership rate dropped significantly, and residents say there are fewer long-term residents than there used to be (See "Blocks and Homes" on page 6 for more).
“The neighborhood is great because of the people: those who have lived here for a long time and the new people who are here for a short time. It is age diverse with lots of young, middle-aged and older people." -- Neighborhood Resident
Figure 1. Population By College Enrollment, 2010 - 2021 Source: US Census American Community Survey
10,000 6,234
8,000 6,000
3,816
4,000 2,000
College Enrolled Population 3,169
Not Enrolled in College
2,606
8
2021
2020
2019
2018
2017
2016
2015
2014
2013
2012
2011
2010
0
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
About Census Data in this Plan The US Census data presented in this plan refers to the residents of Census Tracts 90 and 91, shown in yellow on the map to the right. These tracts cover a slightly different area from the plan's focus area, represented by PVCA's Registered Community Organization (RCO) boundaries, shaded lightly on the map. The darkest area on the map represents what is traditionally considered Powelton Village's neighborhood core, where most residents live.
Census Tracts
RCO Boundary
Neighborhood Core
The neighborhood is also home to growing numbers of families and seniors. A third of all families in the neighborhood have children under 18, and the number of families with children has increased 44 percent since 2010, according to the US Census. Many of those are families with young kids: the number of children between ages 5 and 9 has more than doubled. There are many seniors in the neighborhood as well. From 2010 to 2021, the number of residents between ages 75 and 84 increased by about 182 people, likely because long-term residents are aging into this group.
Figure 2. Age of Residents, 2010 - 2021 Source: US Census American Community Survey 5-Yr Est.
2010
2021
More Families Moving In From 2010 to 2021...
Population under 18 increased 103% from 228 to 449 Households with children under 18 increased 44% from 51 to 166. Source: US Census ACS 5-Yr Est
9
INTRODUCTION / ABOUT THE COMMUNITY
Most residents in the community identify as white; though there are growing numbers of both Asian and Black residents. Historically, the neighborhood was home to a significant Black community that still exists to the north in Mantua and to the west in West Powelton. In 1960, 65 percent of the neighborhood was Black. Today, just 20 percent of residents are Black; though that number is up from a low of 16 percent in 2010. Meanwhile, the community of Asian residents has grown slowly but steadily since at least the 1980s. Today, Asian residents make up 1 in 5 Powelton Village residents. 14,000
Figure 3. Race & Ethnicity of Residents Over Time 12,000 A Historically Diverse Community
Source: US Census10,000
Figure 4. Race8,000 and Ethnicity in Powelton Village, 1950-2020 6,000
Powelton Village long been a racially mixed community. Though the number of Black residents 4,000 has fallen over time, Powelton still sits at the edge US Census and American Community Survey; in 1950 and 1960, only the categories White, Black, and Other existed; in 1970 and 2,000 of strong historically Black communities to the north 1980, "Hispanic" is represented by "Spanish Origin"; additional 0 categories that fall into "Something else" differences exist in the and west. Powelton considers both Mantua and West 1950 1960 1970 1980 1990 2000 2010 2020 Powelton close partners, and they are committed to 14,000 White Black advancing common goals. Along with Mantua Civic Asian Hispanic or Latino 12,000 Association and several other organizations, PVCA Something Else helped found the Mantua-Powelton Alliance, which 10,000 is focused on supporting affordability, schools, and 8,000 community development in the area. 6,000 4,000 2,000 0
1950 1960 1970 1980 1990 2000 2010 2020
White
Black
Asian
Hispanic or Latino
Something Else
The Powelton Village community values their neighborhood's history of diversity and aims to nurture a welcoming and inclusive spirit that extends throughout the strategies included in this plan.
There are many higher income families in the area, and the number is rising faster than the city as a whole. The median family income in Powelton Village is about $20,000 higher than the city as a whole, and the number of households making over $100,000 a year has gone up 300 percent since 2010, compared to a 130 percent increase citywide. Powelton Village is part of the arm of high income residents that reaches out from Center City into West Philadelphia. Along with the rest of University City and Spruce Hill, Powelton is one of the few West Philadelphia neighborhoods where over half of families make over $100,000 a year.
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
What’s the difference between and household and a family in Census data? In data from the US Census: A household includes all people who occupy a housing unit. A family is a household of two or more people related by birth, marriage, or adoption.
Powelton Village is home to many students whose incomes are temporarily very low due to their school enrollment, and - in neighborhood statistics - their numbers can make the community appear less wealthy than it actually is. While the median family income in the neighborhood is $81,354, median household income is just $34,380. That is because a household can include any number of unrelated people (including student households with temporarily low incomes), while a family, as defined in US Census statistics, includes only groups of related people. Figure 5. High Income Families, 2021 Percent of Families With Annual Income Over $100,000; Source: US Census American Community Survey, 2021
Increasing Number of Households Making Over $100,000 Annually From 2010 to 2021... Powelton Village
Increased 300% From 106 to 432 Citywide
Increased 130%
Very High Median Family Income In 2021... Powelton Village
$81,354 Increased $16,252 since 2010 Citywide
$61,655 Increased $16,036 since 2010
The demographics above will continue to shift over time. While the neighborhood core cannot support much more population growth, it will likely continue to draw student renters eager for financial savings and off-campus living, and the edges of the neighborhood will see major developments and many new residents in the coming years. This plan is intended to address both trends - and more - to ensure Powelton Village remains a welcoming, tight-knit community in the heart of the city.
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INTRODUCTION / ABOUT THE COMMUNITY
What’s the Housing Market Like? Most of the data in this section is drawn from the 2020 Powelton Village Neighborhood Study. For more complete data and analysis, the study can be found at the Powelton Village Civic Association’s website, www.PoweltonVillage.org. Overall, the neighborhood is dominated by student renters, but there is a homeownership core, especially along Baring and Hamilton Streets. Data from the 2020 Powelton Village Neighborhood Study shows that owner-occupancy has steadily declined in the neighborhood since data was first available in 2010. Nonetheless, there are areas of the neighborhood that are mostly made up of homeowners.
The 2020 Powelton Village Neighborhood Study
Figure 6. Tenure of Residential Units in 2019 with 2010 Owner Occupancy Overlaid Source: Powelton Village Neighborhood Study, 2020; Interface Studio
2010 Owner Occupancy Owner Occupied in 2010 2019 Tenure Owner Occupied Single Unit Owner Occupied With Accessory Unit(s) Owner Occupied Bed & Breakfast Rental Fraternity or Sorority
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Vacant Residential Building
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Most single family properties in Powelton Village fall into one of three categories: attached homes (or rowhomes) (Left), semidetached homes (Middle), and detached homes (Right).
Most homes sell to investors, but potential homeowners are often willing to pay more than investors for quality homes in the core of the neighborhood. With the prospect of a steady flow of student renters who are willing to pay premium rents, investors are often willing to pay high prices for homes in Powelton Village. Nonetheless, owner-occupants continue to purchase properties in the neighborhood - particularly larger, Google Maps are historic semi-detached and detached single family homes. Owners much more likely to buy homes in the neighborhood core, but there are a significant number of comparable properties elsewhere in the neighborhood that could attract buyers in the future - under the right conditions.
Figure 7. Owner Occupancy: Percent of Residential Parcels Over Time
Figure 8. Residential Parcels That Sold From 20142019 By Who Bought Them
Source: Powelton Village Neighborhood Study, 2020; Interface Studio
Source: Powelton Village Neighborhood Study, 2020; Interface Studio
Buyer from 2014-2019 was likely an...
50%
40%
40%
37%
Owner Occupant
Investor
31%
30% 20% 10%
Dec 2010
Dec 2013
Dec 2019
13
INTRODUCTION / ABOUT THE COMMUNITY
Very High Home Sale Prices The Median Single Family Home Sale Price in 2022:
$494,175 Among homes that sold for more than $1,000; City of Philadelphia sale data with land use from Interface Studio; six single family homes sold in the planning area for more than $1,000 from Jan 2022 to Dec 2022
Figure 9. Zillow Home Value Index of Top Philadelphia Neighborhoods, April 2023 Estimate of typical home value; Source: Zillow Neighborhood
Zillow Home Percent Value Index, Change, April 2023 2018 2023
1
Chestnut Hill $706,501
+34%
2
Fitler Square
$699,634
+20%
3
Spruce Hill
$538,921
+23%
4
Riverfront
$521,316
+9%
5
Queen Village
$517,837
+17%
6
Graduate Hospital
$506,909
+11%
7
Crestmont Farms
$506,339
N/A
8
Northern Liberties
$481,096
+15%
9
Bella Vista
$477,086
+10%
10
Rittenhouse
$475,024
-2%
11
University City
$472,145
+17%
12
Logan Square
$471,956
+25%
13
Hawthorne
$470,181
+11%
14
Society Hill
$456,594
+18%
15
Powelton
$448,663
+14%
Citywide
$218,435
+43%
Powelton Village homes with typical architectural details and stonework.
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Powelton Village remains one of the most desirable neighborhoods for home-buyers in Philadelphia. According to Zillow, home values in Powelton rank 15th citywide among 140 neighborhoods. Realtors say that the neighborhood competes with similar areas close to the University of Pennsylvania, and parents who are looking at the Penn-Alexander School catchment often also look at Powelton Village and its high quality K-8 schools. Home values have remained fairly stable over the past five years, increasing just 14 percent. Citywide, the typical home value is much lower; however, it has risen by more than 40 percent since 2018.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Living in the neighborhood is a solid financial choice for students. Students who live off campus in a house or small apartment could save upwards of $400 a month for a private bedroom, compared to Drexel-affiliated options in 2020, according to the 2020 Powelton Village Neighborhood Study. Without lower cost student housing options, students will continue to seek rentals in the neighborhood, even when the rent is beyond what families and young professionals will pay.
Figure 10. Average Monthly Cost Per Bed for Student Housing Options in Powelton Village, 2020 Source: Powelton Village Neighborhood Study, 2020; Interface Studio
Long-Term Residents Care For Their Neighborhoods
Powelton Village residents participate in a neighborhood clean-up day. (Source: PVCA)
Residents can remember when the last owneroccupant moved out of particular blocks, and conditions have often deteriorated from there. While many renters are deeply invested in their neighborhoods, most renters in Powelton Village are students. It is often their first time living independently, and many fail to uphold basic standards of cleanliness and maintenance that long-term residents expect. Moreover, landlords of student rentals have little incentive to maintain their properties: nobody is around long enough to demand it, and students are consistently willing to pay more in rent than families and young professionals, since on-campus housing is even more expensive. 15
The Planning Process The Powelton Village Neighborhood Plan is built from the community’s voice. The planning process included residents, students, business owners, property owners, institutional representatives, and more. Results from the public engagement process inform every element of this plan. Specific results from engagement activities and quotes from community members can be found throughout the book. See Appendix 2 for full public engagement results and a copy of all activities.
Public Event 1 ※
WHERE? The Tot Lot
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WHEN? June 2023
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WHO PARTICIPATED? About 85 community members
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GOALS To learn what the community thinks is great and not so great about Powelton Village - including the locations of particular ideas or issues
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ACTIVITIES » Post-it board asking what people love about the neighborhood, what is not so great, and what could make the neighborhood even better. » Collaborative map asking people where there are great places in the neighborhood, where there are issues, and where they have a big idea for the future. » Community survey (see page 18)
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN Timeline of the planning process beginning in May 2023
Public Event 2 ※
WHERE? Metropolitan Baptist Church, 3500 Baring Street
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WHEN? September 2023
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WHO PARTICIPATED? 54 community members
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GOALS To share draft recommendations and supporting information, and to give the community a chance to deliberate together about what strategies are most important, whether anything is missing, what PVCA should focus on, and what efforts particular individuals would be interested in taking on.
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ACTIVITIES » Presentation on the planning process and draft recommendations » Small group discussions to allow for deliberation between community members » Group report-outs and comments to give everyone a chance to share their ideas » Individual comment cards and online form to provide additional opportunities for people to submit their thoughts, including those who could not attend the event
Small discussion groups at the second public event (top) and participants listening to a presentation on the plan’s recommendations (bottom)
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INTRODUCTION / THE PLANNING PROCESS
Community Survey ※
WHERE? In person at Public Event 1 and online for three weeks
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WHEN? June and July 2023
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WHO PARTICIPATED? 103 people, including 95 residents (80 homeowners), 72 residents who are guardians of children under 18, and people who have lived in the neighborhood from less than 2 years to more than 30.
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GOALS To understand community priorities for the future generally, as well as specific priorities for Lancaster Avenue, parks and public spaces, safety, future development, and more.
Advisory Committee Participants add to the collaborative map at the first public event.
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WHEN? Three times throughout the planning process
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WHO PARTICIPATED? A mix of residents, business owners, institutional representatives, the Councilperson’s office, City representatives, local developers, and others. For a full list of participants, see the Acknowledgments section at the start of this plan.
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GOALS To guide the planning process, advise on the development of recommendations, and spread the word throughout the community about the planning process. Advisory committee members are highly involved in the community or represent organizations that will be essential to implementation.
Interviews
Participants fill out surveys at the first public event
Participants at the second public event
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GOALS To reach beyond the small Advisory Committee and the broader community engagement events to have in-depth conversations about what’s going on in the community and where there might be opportunities for action
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WHO PARTICIPATED? Residents, business owners, institutional representatives, real estate agents, developers, City representatives, and others
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Powel School Charette In partnership with PVCA, PennPraxis hosted a charette about the future of the former Powel School site at Powelton Avenue and N 36th Street. Both Powelton Village and Mantua have a stake in the future of the site because of its history and the major impact that development could have. The community feels it is important to lay out a practical vision for the site’s future that advances goals shared by Powelton Village, Mantua, and other stakeholders. The results of this charette - and the broad coalition that showed up to make it happen - signal a clear expectation that the site’s future will be planned collaboratively for the benefit of the whole community.
At the Powel School charette, youth from PennPraxis’ Design To Thrive Summer Program prepared a zine to show their ideas for the Powel School site, and they spoke to the group about what is most important to them.
Small discussion groups at the Powel School charette hosted by PennPraxis and PVCA.
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WHERE? The Community Education Center
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WHEN? August 2023
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WHO PARTICIPATED? About 80 community members
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GOALS To convene the coalition of community members invested in the future of the Powel School, and to develop a community vision for the site
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ACTIVITIES » Framing presentations and projects by West Philadelphia youth in the Design To Thrive summer program » Small group discussions among community members » Report-outs from each small group
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The Plan Overview The Powelton Village Neighborhood Plan is about the connections between people, places, and communities that make the neighborhood great. The goals, values, and strategies in this plan are the result of discussion between neighbors and with the many partners who have a stake in the neighborhood's future. Together, they are designed to benefit everyone who cares about the community. ※
For residents, this plan represents a community committed to helping one another, and it offers many ways to get involved.
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For local institutions, nonprofits, and the City, this plan provides next steps to advance common goals and support the community.
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For developers, there are clear processes in this plan for advancing projects, along with statements of the values the community will aim to advance with new development.
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For neighboring communities, this plan represents a dedication to standing together and working to advance each others' goals.
The following pages contain these elements:
A Powelton Village street in Fall (Source: Vanesa Karamanian)
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Goals: The plan is organized around five goals, which are presented on the following page.
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Community Values: The plan's strategies aim to advance and uphold a range of values, eight of which are outlined on page 22.
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Strategies can be found on the following pages. They include actions that PVCA can advance on its own, those that will require coordination with partners, and those that will call for City action. For a summary of strategies organized by their implementation strategy, see the Implementation section on page 56.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Goals for the Future The strategies in this plan are organized under each of the following goals, which represent the community’s top priorities and greatest opportunities for action. GOAL 1.
Build up community assets that make the neighborhood a great place to live.
» Lancaster Avenue: Make Lancaster Avenue a commercial street that the community loves and visitors seek out. » Parks and Community Spaces: Make sure there are always high quality parks and community spaces at the heart of Powelton Village. » Trees and Greening: Green the neighborhood to beautify, cool, and soak up water. » Powel School and SLAMS: Strengthen the connection between the Powel School, SLAMS, and Powelton Village. GOAL 2.
Care for blocks and homes in areas where maintenance has been an issue, to preserve the neighborhood’s unique character.
» Day-to-Day Conditions: Improve everyday maintenance of blocks and residential properties. » Tenancy Strategies: Support existing homeowners, encourage new long-term residents, and decrease demand for student rentals. GOAL 3.
GOAL 4.
Plan ahead for new development,
to make sure it advances the community’s goals.
Improve traffic safety and circulation on the neighborhood’s streets and sidewalks.
GOAL 5.
Implement the plan by reaching inward
to empower residents and by reaching outward to work together with key partners.
From top, (1) a tree-lined residential street in Powelton Village, (2) a view of Drexel Park at sunset, (3) a historic home in the neighborhood, (4) community members sharing food at a public event, and (5) the ANOVA development on Lancaster Avenue.
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THE PLAN / GOALS AND COMMUNITY VALUES
Community Values That Underpin This Plan This list represents some of the most important things that residents value about Powelton Village and would like to prioritize for the future. The Powelton Village community values:
A Tight-Knit Community of Long-Term Residents
The Neighborhood’s Historic Character and Homes
Residents say one of the neighborhood’s strengths is the strong connections between neighbors, exemplified by the strength of the neighborhood’s civic association, PVCA. Residents want to attract new long-term residents who will care for and invest in the community, and they want to make sure all residents feel welcome, safe, and invested in the community.
Powelton Village is well-known for its Victorian architecture, and its historic district was the largest approved by the City in the last 20 years. Living in one of the neighborhood’s historic homes is a labor of love, and preserving the character they lend to the neighborhood is one of the community’s top priorities.
Clean Streets and Well-Maintained Properties
Safety and Security for Residents and Visitors
Trash and deteriorating properties have become increasing issues, especially in areas dominated by student rentals. Again and again, residents say they’ve had enough: keeping the neighborhood in good condition day-to-day is key.
Safety is the community’s top priority, according to public input gathered for this plan. Many key safety efforts are already underway (see "Current Strengths and Past Successes" on page 4), and safety strategies are weaved throughout this entire plan. From improved lighting and traffic calming to strong communication between PVCA, PPD, UCD, and Drexel University, safety is central to Powelton Village’s strategy for the future.
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Great Parks, Schools, Shops and Restaurants
Affordability For Residents Who Need It Most
Long-term residents want a neighborhood that offers everything they need for day-to-day life. Over the past decade, Powelton has made big progress. There are just a few puzzle pieces missing for the community to realize this goal.
Residents agree that communities are stronger when there is a mix of lower-cost and affordable housing options; when seniors can age in place; when families and young professionals can find a place to live; and when the Black community that historically called Powelton Village home feels welcome and supported.
Strong, Collaborative Relationships With Neighboring Institutions
Partnership Between Communities to Advance Common Goals
The world-class institutions that sit beside Powelton Village are a major asset, and they benefit from the presence of a well-kept, attractive community next door. Everyone wins when residents and institutions recognize their shared interests and work together to support each other.
Powelton Village is strongest when the community works together with its neighbors to achieve common goals. Mantua and West Powelton are both key partners, and Powelton is committed to building closer bonds, sharing skills, and working towards a common vision of success.
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GOAL 1
Build Up Community Assets Drexel Park at sunset
Powelton Village features an extensive network of assets - parks, schools, shops, and more - that serve residents’ everyday needs and draw visitors from across the city. Moreover, the neighborhood is primely located to connect residents to destinations across West Philadelphia, University City, Center City and beyond. Over the past decade, the community saw progress on two of its biggest goals: new homes were built for the neighborhood’s top-quality K-12 schools, and two grocery stores will be located nearby.1 Along with its parks and commercial corridor, Powelton has all the elements that make a neighborhood great. The assets in this section represent things that current (and prospective) long-term residents say they’re looking for in a neighborhood. Many current residents chose Powelton Village for these things, and they are enthusiastic that the neighborhood should offer even better amenities. Investments in these assets will make Powelton Village even more attractive to Philadelphians who want to set down roots and invest in their community.
1 The upcoming grocery store in the Village Square development at 36th and Brandywine is due in large part to the advocacy of Powelton’s close partner, the Mantua Civic Association. 24
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Figure 11. Map of Community Assets
(Left) The 11 Trolley traveling down Lancaster Avenue, (Middle) a tree-lined section of Hamilton Street, and (Right) the Powel School’s new home (Source: ArchitecturalRecord.com)
Residents say one of their top priorities is attracting long-term residents who are invested in the community. As buyers and renters check out neighborhoods across the city, these are some of the key things they are looking for.
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THE PLAN / GOAL 1: COMMUNITY ASSETS
Lancaster Avenue Lancaster Avenue is an easily accessible and attractive destination for multiple diverse communities. It is the nearest walkable shopping and restaurant district from the Schuylkill Yards development; for residents of University City, Powelton Village, Mantua, and West Powelton; and for students, faculty, and staff at multiple major universities and hospitals.
(Top left and middle) Coco’s Cookies and Creamery and Dr Cycles are two established local businesses that residents love. (Bottom) The ANOVA building made sure to provide retail space on its ground floor; however, it is currently entirely vacant.
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"People want to gather here. But there are no decent sit-down restaurants … no second hand shops … no beer gardens, and no places to buy gifts." -- Neighborhood Resident "Everything seems targeted at college students." -- Neighborhood Resident
A bench on Lancaster Ave provided by University City District (UCD). UCD, along with LA21, HopePHL, and others, aim to improve the corridor for residents and business owners.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Improving Lancaster Avenue was the number two priority among residents who took the community survey, after improving safety. Residents say they love the corridor, but there are too few businesses tailored to their needs.
STOREFRONTS Service / Office Take-out / Cafe Retail Community Restaurants Bars Food Markets Vacant*
19 18 11 6 3 3 3 19
23% 22% 13% 7% 4% 4% 4% 23%
Two top priority issues arose during this planning process:
* The ANOVA building was counted as one storefront
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Too few neighborhood-serving businesses: Among sixty-three active storefronts or community spaces from 34th Street to Spring Garden, there are just three full-service restaurants. Meanwhile there are eighteen take-out and cafe locations, mostly aimed at the student population.
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Gaps in the experience: There are long gaps in the experience of walking Lancaster that may disrupt the flow of patrons westward. Less than half of building frontage length is made up of active storefronts, and 20 percent is vacant. The long gap from 37th Street to 38th Street includes major vacancies and the widest street crossings along this section of Lancaster, which can feel unsafe.
Figure 12. Map of Building Frontage Activity on Lancaster Avenue
Figure 13. Map of Storefront Business Types and Vacancy
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THE PLAN / GOAL 1: COMMUNITY ASSETS
LA21 is the Official “Corridor Manager” for Lancaster Ave Working to improve Lancaster Avenue is a key goal for multiple organizations, including UCD, HopePHL, and others. With funding from the Commerce Department, LA21 works to improve Lancaster Avenue by providing assistance to businesses, helping to establish new businesses, and keeping the corridor safe, clean, and beautiful. LA21 provides a range of programs and services to help business owners, including the following. Local businesses should reach out for any and all needs along the corridor. ※
PHL Start-up Program for residents interested in starting a new business
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Scale Up Your Business Program for businesses seeking to expand
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Technical Assistance Program for businesses who need help with specific technical issues, such as marketing, finances, e-commerce, and more
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The LA-ERIC Center (The Lancaster Avenue Entrepreneurship Referral & Information Center): a meeting, event, and educational space focused on helping entrepreneurs in West Philadelphia
Check out www.LA21Philly.org for more LA21 hosts events (Top left and below), business development (Middle left) and installs public space improvements (Bottom left), among other things. (Flyers and photo below from LA21Philly.org)
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Lancaster Avenue
Community Priority Implementation Already Ongoing
Lancaster Avenue is a priority for the Powelton Village community, but this is not a comprehensive plan for the corridor. This section includes select ideas for action focused on the eastern section of the corridor, focused on the relationship between the corridor and Powelton Village. 1.
1.1 Continue to bring new events and promotions to the corridor to draw in visitors, support businesses, and build Lancaster’s reputation.
Partners: LA21, HopePHL, Wexford, PVCA
The corridor hosts a range of exciting events, but there may be an opportunity to either elevate an existing event or craft a new one that attracts people from across the city.
1.2
Reduce gaps in the streetscape that deter people
from traveling further down Lancaster with art, design, and programming along sidewalks, in vacant storefronts, and on underutilized properties.
Partners: LA21, PVCA, CEC2
» Vacant storefront installations can make empty portions of the street feel more welcoming » Public art (temporary or permanent) can be effective along sidewalks or in open spaces, such as the yard in front of the Community Education Center. » Occasional programs and events in open spaces can familiarize people who areas further down the corridor that they might not otherwise know
1.3
Engage commercial property owners with vacancies
about ways to fill their storefronts and bring in more businesses that long-term residents want. Discuss business development and tenancy strategies that support community goals for the corridor.
Partners: LA21, HopePHL, UCD, Wexford, PVCA
Organizations such as LA21, HopePHL, and UCD; developers such as Wexford; and others have experience attracting and developing new commercial tenants that current and prospective long-term residents want. They may have expertise and insights that can help commercial property owners strategize around vacant spaces.
1.4 Continue to spread the word about business support
Partners: LA21
1.5 Continue corridor cleaning, and consider expansion of
Partners: LA21
services with individualized outreach to businesses.
the corridor cleaning area to include adjacent residential areas impacted by Lancaster Ave.
LA21’s corridor cleaning efforts are essential to the corridor and should continue. Elsewhere in Philadelphia, some corridors have expanded their cleaning areas to include adjacent residential areas that are impacted by commercial trash. This could be an option here, too.
1.6 Continue to work with business owners to ensure safety and security on Lancaster Ave.
LA21 and its partners continue to work closely with business owners to address safety issues on the corridor. They should continue to engage businesses to identify safety issues, then strategize with partners like UCD, Drexel University, and the police department to respond.
Partners: LA21, UCD, Drexel University, PPD
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THE PLAN / GOAL 1: COMMUNITY ASSETS
Parks and Community Spaces Powelton Village’s parks provide the stage where community is built. Drexel Park and the Tot Lot are the neighborhood’s core public spaces. They provide essential places for residents to gather, play, and unwind; and they each play a unique role in the community. Looking to the future, Drexel Park and the Tot Lot may call for different strategies to ensure their maintenance, improvement, and programming. It is time to start talking about what those strategies might be, so the community can be sure both these parks remain indispensable parts of the neighborhood.
“The Tot Lot is a huge benefit … If that little plot did not exist, it would change the dynamic of the neighborhood considerably.” -- Neighborhood Resident “The conditions of the Tot Lot are not ideal for children to play and physically develop.” -- Neighborhood Resident ““The playground … is outdated and can use a face-lift for safety and aesthetics.” -- Neighborhood Resident
The Tot Lot has become a meaningful space for long-term residents - especially families with young children - who have contributed to its care and maintenance, along with Drexel University. Residents say it is an indispensable part of the neighborhood, but that its condition is deteriorating. (Photo source: Vanesa Karamanian)
““I like Drexel park, Saunders Park, the Tot Lot, and the little spot by CoCo’s Creamery. We could take more advantage of them with events.” -- Neighborhood Resident
Drexel Park is a beautifully designed and well-maintained space that has succeeded at bringing together long-term residents, students, and visitors in shared space. Residents are grateful for this iconic space, but they feel that it could support more organized activities and programs that bring people together.
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Figure 14. Map of Parks and their Assets There are many public spaces in the area that residents love, including Saunders Park, Summer-Winter Community Garden, and more.
There are some park and public space amenities that are missing from Powelton Village - or that are located only at the former Powel School, which could potentially be developed in the future. These are just a few examples. A full account should be compiled as a part of any future public space planning. ※ ※
Sports Courts [Powel School] Pool and/or Sprayground
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Age Differentiated Playground Murals / Public Art
The neighborhood is home to several exciting annual events, but there are relatively few regularly scheduled park programs. Drexel Park has long been home to the neighborhood’s Fourth of July celebration, and each year HopePHL hosts the Lancaster Avenue Jazz Festival at Saunders Park and along Lancaster Avenue. The Tot Lot is home to weekly, informal gatherings of parents and their kids, uCity Square has begun to host a range of exciting events that draw Powelton Village residents, and - in the past - there have been movie nights and other events at Drexel Park; however, there are few other examples of regular programming in the area’s parks. 31
THE PLAN / GOAL 1: COMMUNITY ASSETS
Ownership of public spaces is largely private in Powelton Village. While there are a fair number of public spaces in the area, none of them are City-owned. Every park located in the neighborhood is owned either by an institution or a private company. The strategies in this section apply primarily to the Tot Lot and Drexel Park, since they are the primary neighborhood parks that residents use. Nonetheless, some of these ideas can and should be applied to other parks in the area - particularly ideas around increased events and activities. Additionally, residents care deeply about nearby public spaces - especially Saunders Park - and hope to be included in any efforts to improve them.
What Could Improve Powelton’s Parks? Examples from Other Philadelphia Neighborhoods Programming and events are one way to bring life to parks and build a stronger community. Some examples include small, local events like Bardascino Park's music series (Left), larger events like Cedar Park Jazz in West Philadelphia (Middle), and markets like the Clark Park Farmer's Market (Right).
Source: Google Maps user Shuang Liu
Physical improvements can include temporary and permanent decorations and lighting, like in Cianfrani Park (Left) or recreational improvements like age-differentiated playgrounds at Ralph Brooks Park (Middle). Additionally, it can be help to cultivate a formal volunteer base and calendar, like at Bardascino Park (Right).
Source: Google Maps user Barb Hauck-Mah
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Source: Google Maps user Lindsay D
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Parks and Community Spaces
Community Priority Implementation Already Ongoing
1.7 Develop a full calendar of park programming and
events to build community and keep parks active. Partner with community organizations & passionate neighbors.
Partners: PVCA, UCD, Drexel University, Other Partners
Programming strategies may differ by site: » Larger programs hosted by high capacity partners (such as UCD) may be appropriate at Drexel Park, which should continue to bring together a mix of long-term residents, students, and visitors. Some ideas include a Farmer’s Market, movie nights, craft fairs, and performances by established artists or organizations. » Smaller programs hosted by passionate neighbors could fit well at the Tot Lot, which is primarily a resource for local long-term residents and families with young children. Many small parks across Philadelphia host events including performances by local musicians, community dinners, yoga in the park, small sports leagues (e.g. horseshoes, bocci).
1.8 Develop a maintenance, improvement, and fundraising
plan for the Tot Lot to ensure high quality park conditions and
Partners: PVCA, Drexel University
enhance the park’s central role in the community.
» Make it a priority to maintain what’s already in the park. Residents say this is the most important thing. » Invest in lower-cost improvements. Simple changes can make a big difference. Consider automatic string lights, seasonal decorations or landscaping, a community bulletin board, a Little Free Library, a kids “toy library”, and other ideas from community members. » Consider transformative redesign to bring new life and new amenities to the site. The park was last renovated over 20 years ago, and some assets are reaching the end of their usable life. Needed replacements offer an opportunity to reimagine how the site can serve the community - especially if recreational spaces at the former Powel School are lost. » Raise funds annually and cultivate a volunteer base like many other neighborhood parks across Philadelphia. Friends groups commonly organize cleanups, repairs, and upgrades. » Consider options to improve management and ensure preservation, including whether it would be beneficial to transfer ownership to the community. The Tot Lot is owned by Drexel University. This arrangement has benefits and drawbacks. The community and Drexel should discuss how this arrangement could better serve both parties - or if it is time for the community to take ownership of the site. » Within PVCA, formalize the Tot Lot Committee Chair as a board level position, and consider how to elevate public space issues more broadly within the organization.
1.9
Aim to fill gaps in the community space network and in programming through partnerships, community action, and
Partners: PVCA, Other Partners
future developer agreements.
The neighborhood is missing certain public assets, and some of its existing assets are located only at the former Powel School, which may change in the coming years. The following are a few examples of assets that or missing or that could be lost: » Sports Courts [Basketball courts are located at the former Powel School] » Pool and/or Sprayground » Age Differentiated Playgrounds » Murals / Public Art / Monuments The community should work with developers, neighboring communities, and other partners to fill gaps in the public space. There may be an opportunity related to future development of the Powel School site. In addition, the community has a deep connection with Saunders Park, which is owned by Presbyterian Medical Center. As plans for the future of that space begin to take shape, residents hope that Powelton Village will be included.
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THE PLAN / GOAL 1: COMMUNITY ASSETS
Trees and Greening Powelton Village is known for its beautiful tree-lined streets and green yards. Among nearby neighborhoods, Powelton has one of the most intact tree canopies. These trees cool the neighborhood on hot summer days, reduce utility bills, improve health and wellbeing, and contribute to the neighborhood’s distinctive character. Nonetheless, there are major gaps in the tree canopy, and many of Powelton’s existing trees are aging. The eastern section of the neighborhood is home to major street sections that lack trees, and these sections are both hotter and less attractive. To maintain and expand the neighborhood’s tree canopy, the community must be proactive with tree planting and care.
Figure 15. Map of Street Trees and Major Gaps in the Tree Canopy Source of tree data: OpenDataPhilly
Street Trees Gaps in the Street Trees
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One key barrier to expanding the tree canopy is coordination with rental property owners who do not live in the community. Currently, property owners must personally request a tree, and the property owner is responsible for tree care. But the community and its partners are ready to help: they have the capacity to plant and care for new trees. Stronger communication with rental property owners - or regulatory changes - could help get new roots in the ground.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Trees and Greening
Community Priority Implementation Already Ongoing
1.10 Fill gaps in the neighborhood’s tree canopy and increase the amount of vegetation. Ensure proper care for new trees.
» Work with partners to establish a complete process for planting and caring for new street trees, including watering and care for up to two years. Drexel may be able to help water trees using their existing staff and equipment. » Engage rental property owners around tree planting: lay out the benefits of street trees, and offer full support for their planting and care.
Partners: PVCA, Drexel University, UCGreen, TreePhilly, neighborhood property owners, Philadelphia Water Department, Council- person’s office
» Explore whether legislative action could implement an “opt out” system for tree plantings, where street tree plantings would be allowed unless a property owner opts-out, rather than the current “opt-in” system. » Work with the Water Department to plan Green Stormwater Infrastructure (GSI) throughout the neighborhood.
1.11 Develop a long-term maintenance plan for street trees, with a 2- or 3-year schedule to trim growing trees and remove dead or broken branches.
Partners: PVCA, UCGreen
The Water Department is here to help
The Philadelphia Water Department makes significant investments in trees, rain gardens, and public spaces across the city to help soak up stormwater, and Powelton Village is on their radar. Over the next few years, working directly with the Water Department could help make progress on the community’s greening goals. Tree trenches (Above) are one of the investments that the Water Department makes. (Image source: Philadelphia Water Department) 35
THE PLAN / GOAL 1: COMMUNITY ASSETS
The Powel School and SLAMS One of the community’s top priorities over the past decade was to make sure the neighborhood is home to high quality K-8 schools. Today, both the Powel School (K-4) and SLAMS (5-8) are located in beautiful new buildings in the neighborhood that students can easily walk to. Many community members and organizations work hard to support the schools’ success. Multiple PVCA board members are parents of Powel or SLAMS students; they act as liaisons and advocates with and for the community’s schools. In addition, the Mantua-Powelton Alliance provides grants to school teachers in the area. Many residents recognize that high quality schools help advance one of the neighborhood’s core goals: to foster a community of long-term residents who care about the community. Looking to the future, the community should look for new ways to help the schools succeed and deepen their connection with the neighborhood.
The new home of the Powel School and SLAMS. (Source: RogersArchitects.com)
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The neighborhood’s Walking School Bus escorts kids to school each morning. (Source: PVCA)
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for the Powel School and SLAMS
Community Priority Implementation Already Ongoing
1.12 Pursue closer collaboration between the community and schools, especially parent associations like the Powel Home & School Association.
Partners: PVCA, Powel School, SLAMS, Parent Associations
» Formalize regular meetings between PVCA and parents associations, such as the Powel Home & School Association, and/or school administration, to continue exploring how the community can better support local schools. » Areas of collaboration could include, among others: traffic calming, landscaping, promotions, fundraising, programming and events, and more.
1.13 Continue to promote safer routes to schools, including
Partners: PVCA
support for the neighborhood’s Walking School Bus and advocacy for design interventions along busy streets. » Ensure that the Walking School Bus is successful: talk to organizers about what they need, spread the word to local parents, and actively recruit volunteers, supplies, or funds (if needed). » Make sure that advocacy related to routes to schools is integrated into PVCA’s larger traffic calming strategy.
1.14 Support the Mantua-Powelton Alliance’s grants to
teachers, and spread the word at the start of each school year to Powel School and SLAMS teachers.
Partners: PVCA, Mantua-Powelton Alliance
2.
Opportunity at the Former Powel School Site The former Powel School site is located in the heart of the neighborhood, is a key asset that residents care deeply about. For more about the former Powel School site, see the section titled "New Development" on page 7, as well as "APPENDIX 2" on page 68, which summarizes the outcome of the community August 2023 charette hosted by PennPraxis on the future of the site. The former Powel School site (Photo source: Google Maps)
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GOAL 2
Care For Blocks and Homes Historic structures on Powel Avenue maintain their beautify despite some signs of deteriorating conditions.
Powelton Village residents love their neighborhood, and it is a fitting front door to the institutions that sit at its borders. There are many residential neighborhoods that sit beside university campuses; and, in the best of these, the two work together to ensure the neighborhood is welcoming and well-maintained for residents, students, and visitors. Community members benefit from the proximity and investment of worldclass institutions, and universities benefit from the care and long-term maintenance that residents ensure. In Powelton, the community and institutions have worked together to promote such a relationship, but there are sections of the neighborhood where conditions have deteriorated - and there is reason to fear they could get worse. In some cities, the neighborhood located next to a major university is entirely made up of student rentals that, due to their private ownership, lack the university’s housing standards and oversight. Without those standards - and without long-term residents who are invested in the community - a carousel of short-term student renters fail to demand (or uphold) basic conditions. Landlords have little incentive to maintain these properties: there is a never-ending pool of new renters each year who will pay more than any family or young professional, since the cost of living on campus is even higher. The cycle of decline is selfreinforcing: nobody is around long enough to demand improvements, conditions deteriorate, and the neighborhood becomes even less attractive to long-term residents who might work to improve conditions.
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“The cost of maintaining historic houses is high, often putting pressure on owners to sell to developers who in turn attempt to maximize ROI by either demolishing to increase permitted square footage or subdivide property into numerous apartment units.” -- Neighborhood Resident “There are absentee landlords who don't take care of properties as well as local ones, and tenants who don't respect their neighbors.” -- Neighborhood Resident
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Common Issues on Poorly Maintained Blocks ※
Deteriorating Homes, including deteriorating brick, sagging porches, materials that have been replaces with unpainted or poor quality wood, and broken windows
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Trash and cleanliness, including poorly maintained trash cans or failure to put out trash in an orderly way, as well as piles or trash along the sidewalk or in the street
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Overgrown trees and vegetation that block sight lines and make the sidewalk feel unsafe
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A lack of street trees or paved-over yards
Little or no exterior lighting, including a lack of street-side lighting or porch lighting that makes the street feel unsafe
The Downward Spiral of Deteriorating Blocks Block conditions are related to tenant and landlord behavior, but they are also related to real estate market dynamics that make it hard for long-term residents to live in areas dominated by student renters. The strategies in this section aim to address both dayto-day conditions and tenancy.
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THE PLAN / GOAL 2: BLOCKS AND HOMES
Parts of Powelton Village are at risk, and improving block conditions is one of neighborhood residents’ top priorities. A range of issues appear on select “problem blocks” - particularly in the southeastern section of the neighborhood, which is mostly made up of student rentals. In the community survey, the second most important priority was “keeping streets and sidewalks clean” and the fifth was “maintaining building conditions and historic character.” Residents worry that historic rental properties will continue to deteriorate, and they deal with extreme levels of trash on a daily basis. It is in the best interest of both residents and neighboring institutions to improve block conditions and work towards a balance of student renters and long-term residents. Poor conditions negatively affect residents’ lives every day, and they reflect poorly on the institutions who call Powelton Village their front door. If action is not taken, conditions can get worse. Working together, the community, local institutions, and nonprofit partners can improve conditions day-to-day and seed a more sustainable balance of student renters and long-term residents. Deteriorating structures, repairs made with poor materials, overgrown yards, trash, and more are common issues on some blocks. These photos are from regular Summer days and not during student move-in or -out periods.
Students bring life and energy to Powelton Village, and long term residents bring passion, investment, and care. It is important that the first group does not overwhelm the second so the neighborhood remains a vibrant, beautiful place.
“Some of the rental units ... have tenants that don't properly put out their trash. No garbage cans or poor bagging, which adds to litter." -- Neighborhood Resident
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Residents strongly support lower-cost and affordable housing Powelton Village residents strongly support strategies to preserve or increase the amount of lower cost housing for long-term residents. Residents agree that long-term residents bring attention and care to their blocks, and the neighborhood is more vibrant and welcoming when there are housing options at a range of prices. Many feel that a decrease in affordability has made the neighborhood less diverse.
“There are many neighbors committed to supporting community, its diversity, and safety.” -- Neighborhood Resident “The lack of affordable housing for long-term residents and families means vibrant diversity is falling off a cliff.” -- Neighborhood Resident
Lower cost housing can make the neighborhood a possibility for families, young professionals, and seniors who want to age in place. And if those opportunities can be located on blocks that are dominated by short-term student rentals, they may help reverse those blocks’ deterioration. There may be opportunities to work with Drexel University and its existing properties (See the section titled "Plan for New Development" on page 44 for more details), as well as with neighboring community groups and nonprofits, to increase lower-cost and affordable housing in or near the neighborhood.
A “Carrot then Stick” Approach to Rental Property Conditions Compromise is an important part of community progress, but rental property maintenance is non-negotiable. If PVCA, local institutions, and rental property owners work together, they may be able to help each other achieve better conditions. It is important to build relationships, establish open lines of communication, and pursue good faith efforts to work together. However, collaboration will only work if all parties come to the table. PVCA and its partners should be clear that, if efforts at working together fail and rental property conditions only get worse, they will put weight behind punitive efforts to enforce better conditions. As a result of this planning process, PVCA has applied for a grant from the Mantua-Powelton Alliance to provide trash enclosures to properties in the neighborhood. The community is interested in ways like this that it can support improved conditions on rental properties.
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THE PLAN / GOAL 2: BLOCKS AND HOMES
Strategies for Block Conditions
Community Priority Implementation Already Ongoing
The strategies in this section focus on day-to-day block conditions, including trash on the street, trash and disorder on properties, lighting, tree trimming, and more.
2.1 Build relationships with rental property owners and provide them with resources and support to improve
property conditions. Pursue outreach, establish open lines of communication, set expectations, and help meet them.
Partners: PVCA, Drexel University, City of Philadelphia
» Engage in outreach to build relationships between PVCA and rental property owners. Compile a directory of rental property owners through public sources. Consider inviting landlords to meet-and-greet events or personal outreach. » Share information and resources with rental property owners to help them maintain their properties, including the City’s Rental Improvement Fund, which offers forgivable loans for small landlords. » Explore design solutions that will improve day-to-day rental property conditions, such as trash enclosures where rental properties can keep their trashcans. » Seek additional ways to improve maintenance and preservation of rental properties, including those that are owned by major institutions.
2.2 Boost the effectiveness City code violations and
University rules around student behavior with (1) more proactive enforcement and (2) increased consequences.
Partners: PVCA, Drexel University, City of Philadelphia
» Work with Drexel Police to increase proactive issuing of Code Violations. » Advocate for changes to the City’s code violation system to increase its effectiveness » Work with Drexel University to implement the “Drexel Approved Housing” system agreed to in the university’s CBA with PVCA - or a similar system to incentivize improved student rental property conditions. Look to the University of Pennsylvania and other schools for viable models. One option is to use the Drexel Off-Campus Housing Website to incentivize improved conditions: alert landlords that their properties may be removed from the website if they receive repeated violations. » Continue working with Drexel University to improve communication with students about expectations for living off campus and the consequences of harmful behavior. Discuss how and when in students’ time at the school these expectations can best be communicated, including in classes, orientations, on the University website, and more.
2.3
Work with partners to expand their trash pick-up capacity, and consider supplemental cleaning strategies.
Partners: PVCA, UCD, LA21
» Advocate to get partners the resources and support they need to expand their trash pick-up » Explore expanding LA21’s corridor cleaning zone to include adjacent residential areas » Consider community-led cleaning efforts supported by local fundraising. One local example is the Bella Vista Neighborhood Association’s “Litter Free Bella Vista” program.
2.4 Continue close collaboration between the community, Drexel University, the police department, and UCD to
make sure issues are addressed effectively and the neighborhood feels safe day-to-day. Collaboration between PVCA and Drexel University, the police department, and UCD have been major successes over the past decade. It is important to continue open lines or communication and quick response times when issues are raised.
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Partners: PVCA, Drexel University, PPD, UCD
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Tenancy
Community Priority Implementation Already Ongoing
Strategies in this section focus on preserving and increasing the number of long-term residents in the neighborhood, as well as on reducing demand for poor condition student rentals.
2.5 Pursue development of lower-cost and/or affordable
Partners: PVCA
housing for families, young professionals, and seniors, including condos and affordable homeownership properties. » Consider variances to allow condos and/or affordable housing. » Work with Drexel University to evaluate their existing properties in the neighborhood, and seek opportunities to use those properties to stabilize residential blocks. Properties could be converted to private homeownership and/or condominiums, possibly with deed restrictions.
2.6 Connect Seniors and low income homeowners and
renters with resources to make sure they can stay in their
Partners: PVCA, Drexel University
homes. Engage in targeted outreach to these groups.
» Compile and share information about programs and resources for renters and homeowners who may need financial assistance, in an accessible, easy-to-read format » Explore an expansion of Drexel’s multi-generational housing program that places students in the homes of aging homeowners, to provide supplemental income and opportunities for multi-generational engagement
2.7 Develop and distribute guides and informational packets to homeowners and renters to welcome new residents to the neighborhood and help navigate regulations.
Partners: PVCA, University City Historical Society
» Develop resource guides for homeowners to help them navigate Historic District and Conservation Overlay regulations. » Develop a “Community Welcome Packet” for new residents, to extend a friendly welcome into the community. Communicate expectations with new student renters. » Share a list of trusted / preferred contractors who have experience working in historic homes. Pull from resident experiences or from other trusted sources, and share information with residents. Potentially partner with UCHS to distribute their list.
2.8
Develop relationships with rental property owners, real estate agents, and contractors to increase the flow of
Partners: PVCA
homeowners into the neighborhood when properties go for sale. Residents say that many tell each other when they are planning to sell, so neighbors can share the information within their networks first. This is one way the community seeks to prevent properties from flipping to student rentals. A similar strategy may be possible when rental property owners want to sell. The community can additionally share listings with real estate agents whose client base might be interested in Powelton Village - and by ensuring prospective buyers know where to look for contractors with experience in the area’s historic homes.
2.9
Pursue development of lower-cost student housing options to reduce student demand for neighborhood rentals.
Partners: PVCA, Drexel University
Students who live in the neighborhood have decided that it is more important to save money than it is to have the wide range of amenities provided by on- and off-campus student housing. One strategy to reduce student demand for neighborhood rentals is to provide lower cost student housing options - potentially without amenities that students are willing to give up.
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GOAL 3
Plan for New Development While few empty parcels remain in Powelton Village, there are still many opportunities for new development, and the community should have a voice in how that development takes shape. Development opportunities include massive sites with the potential for huge impact (such as the Amtrak rail yards), sites of deep importance to neighborhood history or community goals (such as the former Powel School and the LIHTC affordable housing property at 32nd and Baring), and a number of smaller parcels sprinkled throughout the neighborhood.
Vue32 (Above), the ANOVA uCity Square (Bottom left), and the Paloma University City (Bottom right) all received community support due in part to agreements that delivered on neighborhood priorities.
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The community has made significant strides towards protecting the neighborhood’s distinctive character. The Historic District and Neighborhood Conservation Overlay, respectively, ensure historic structures will be preserved and that new construction will fit into the neighborhood. Previously, residents say they watched as beautiful buildings were torn down and replaced with cheap, featureless construction. Now the community now has the tools it needs to preserve the look and feel of the neighborhood.
"I think it's slowed down some of the wild west, wreck it first-pay fines later approach to development that seemed ubiquitous beforehand. Though ... I worry about impediments to responsible development of affordable housing." -- Neighborhood Resident
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Some development opportunities “We need affordable longmay warrant density beyond what term residential housing current zoning allows. Density can density … and diversity for this be both an avenue to achieving the neighborhood to be a thriving, neighborhood’s goals and a goal in dynamic place.” and of itself. The community and -- Neighborhood Resident past developers have demonstrated that both groups can benefit when they work together to shape denser development: among other examples, negotiations with the Brandywine Realty Trust led the community to support the Schuylkill Yards project and receive funds for the MantuaPowelton Alliance to support affordable housing, schools, and community building in the area. Moreover, density can help accomplish some of Powelton’s goals outright: the community is committed to encouraging more long-term residents to move to the neighborhood - especially families, young professionals, and seniors who want to age in place - and condominium development, in particular, could help accomplish that goal. Major institutions and entities like SEPTA and Amtrak also have the potential to impact Powelton Village in major ways. The community should be involved in these organizations’ master planning efforts to ensure those plans can proceed without friction or unintended consequences.
How Can the Community Influence Future Development through Zoning Variances? The Powelton Village Civic Association (PVCA) is the major Registered Community Organization, or RCO, in Powelton Village. RCOs have several responsibilities, one of which is to review developers’ requests for zoning variances.
A PVCA Registered Community Organization (RCO) meeting)
The zoning code sets rules around what developers can build in a particular place, including things like a building’s size, height, uses, and how it looks. There is also a process by which developers can request permission to build a structure that does not fit the zoning rules: something bigger, with a different use, or that looks different from what the zoning code requires.
When developers request a “zoning variance,” the local RCO can choose to either support or oppose it. In order to gain the community’s support, developers will often agree to changes to their development plans, or they may agree to provide other benefits to the community, such as funding for parks, streets, housing, local job training, and more. While an RCO’s support or opposition to a zoning variance is only a recommendation (the Zoning Board of Adjustment has the final say), City officials take the community’s position very seriously, and a lack of community support can tank a development proposal.
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THE PLAN / GOAL 3: NEW DEVELOPMENT
Figure 16. Map of Significant Developments Sites and Other Opportunities
(Top) The vision for the Amtrak rail yards from the north (Source: 30th Street Station District Plan), and (Bottom) the former Powel School on Powelton Ave between 35th and 36th (Google Street View).
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Development sites of the most significant size or importance ※
The former Powel School: The site is deeply important to many residents of Powelton Village, Mantua, and beyond; and it represents a major development opportunity, if the School District decides to sell it. Many community members have children who attended the former Powel School, or they went to school there themselves. Due to its central location, deep connections, and potential impact, it is essential that the community’s voice take center stage in future plans.
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The Amtrak Rail Yards: Comprising approximately 90 acres of developable area, the rail yards will accommodate thousands of new residents and employees, tall buildings, and significant new open spaces. This new neighborhood will connect seamlessly with Powelton Village. Residents here and in vulnerable neighboring communities will experience both the benefits of new open spaces and amenities, as well as the impacts of new traffic, new residents and employees, and potential displacement. It is essential that plans for this site are created in close partnership with Powelton Village and neighboring communities.
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Affordable housing (LIHTC) property at 31st and Baring: It is very important to the community to preserve and expand affordable housing in and around Powelton Village. To that end, the community hopes to be involved in future planning as the Low Income Housing Tax Credits for this property expire in the near future.
Select sites that may accommodate density beyond existing zoning By listing the sites below, the community does not agree that density is definitely warranted; however, due to their location and size, it is possible that they could accommodate larger projects. There may also be additional properties throughout the neighborhood that fall into this category. See page 49 for pictures of these sites. ※ ※
Former Catalyst for Change Church, 38th and Baring 32nd & Baring Streets, SW Corner (Vacant land)
Select Drexel-owned properties that could contribute to neighborhood goals Drexel University owns many properties throughout the neighborhood. Some are central community spaces and beautiful architectural gems, while others are underutilized or in poor condition. The community and Drexel University should consider together how Drexel’s properties can play a role in advancing common goals from throughout this plan. ※ ※ ※ ※ ※ ※ ※ ※
3201 Winter St 3205 Summer St 3200 Powelton Ave 314 N 32nd St 3410 Race St 3419 Race St Drexel Smart House, 3425 Race St Drexel Lot D, 35th between Race and Powelton
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3210-20 Spring Garden St 225 N 32nd St 3608-16 Powelton Ave 3414 Hamilton St 3414 Powelton Ave Myers Hall, 3301 Race St Parking lot, 36th St and Filbert, NE Corner Parking lot, Natrona St btw. Powelton and Race
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THE PLAN / GOAL 3: NEW DEVELOPMENT
Strategies for New Development
Community Priority Implementation Already Ongoing
The first three strategies in this section outline the community’s approach to three different type of new development: 1. Development on parcels of the most significant size or importance, where the most rigorous community process is called for; 2. Development that requires a zoning variance on regular parcels throughout the neighborhood; and, 3. Development that follows existing codes (i.e. “as-of-right” development). The final recommendation in this section addresses institutional planning processes, which can result in large new projects with a major impact on the community. 3.
3.1
On parcels of significant size or importance, development proposals must follow the most rigorous community-driven process to secure community support.
Partners: PVCA, Mantua-Powelton Alliance and other partners
Powelton Village will act in partnership with neighboring communities to ensure that major developments advance common goals. Serious consideration will be given to proposals’ impact, form, and community benefit. Powelton Village residents expect to have a meaningful role in planning projects in around their neighborhood, especially those that are located on highly important, visible or large sites. Such projects have the potential to increase real estate prices, traffic, trash, and other burdens on long-term residents; and they could also bring significant benefits that residents want. Their impacts may reach beyond the borders of the neighborhood, to Powelton’s friends and neighbors in nearby communities. To secure community support, the first step is a clear public process crafted in partnership with PVCA and its partners. For larger proposals, the Mantua-Powelton Alliance has demonstrated a willingness to work with developers in good faith to advance projects in a way that will positively impact the community. The community should continue to pursue Community Benefits Agreements (CBAs) in partnership with adjacent communities to ensure major new developments benefit the community. Major sites that require this level or planning and coordination may include, among others, the former Powel School site, the LIHTC property at 32nd and Baring, and the AMTRAK rail yard.
3.2
On regular parcels throughout the neighborhood, density beyond current zoning should be considered in appropriate cases, with (1) a community process that engages local residents; (2) consideration for the site’s scale, visibility, and adjacency to other community assets; and (3) consideration of community benefits.
For small projects that require a zoning variance within the neighborhood, PVCA and its Zoning Committee has developed processes to work with developers towards common goals. The PVCA Zoning Committee provides developers with a scoring worksheet as a first step in assessing their proposal. Additionally, the committee has distributes surveys to residents who live nearby development sites to assess the benefits and trade-offs they are interested in. Both of these strategies should be continued and refined to reflect the criteria laid out in this recommendation. For small projects within the neighborhood, PVCA and its Zoning Committee has developed processes to work with developers towards common goals.
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Partners: PVCA
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Former Catalyst for Change Church
3.3
32nd & Baring Streets, SW Corner
When projects follow existing codes, ensure an easy development process. Monitor new proposals and
Partners: PVCA
renovations to make sure they comply with the Historic District, Neighborhood Conservation Overlay, and other regulations. Outside of the zoning variance process, the community supports projects that follow existing codes. Neighbors worked hard to secure Powelton’s historic designation and Neighborhood Conservation Overlay, and those codes represent their community’s vision for the future look and feel of the neighborhood.
3.4
Ensure that local institutions, agencies, and community groups include each other in their long-term planning processes when those plans will have a broad community
Partners: PVCA, Local Institutions, City and non-City agencies
impact.
PVCA should be organizations’ front door for engaging with the local community around their master planning efforts. It is in institutions best interest that Powelton Village remain home to a invested community of long-term residents, and that will require working together in good faith to create common ground and common goals. Presbyterian Hospital currently does not have a master plan, and it is essential that the community be involved in any process to produce one. Residents of Powelton Village consistently mention both opportunities and issues that require close collaboration with institutions, including helicopter sound issues, traffic planning, park and public space planning, and more. 4.
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GOAL 4
Improve Traffic Safety and Circulation The intersection of 38th Street and Lancaster and the area nearby, above, was mentioned by many residents as a safety concern
Traffic safety is one of the few top neighborhood priorities around which little progress has been made over the past decade. Slowing down traffic and improving pedestrian and bike safety ranked number six among the residents’ priorities in the community survey. Residents say the traffic is out of control, especially around rush hour when cars barrel through the neighborhood between the highway and the major institutions to the south. The issue will only get worse. Projections from DVRPC, the regional planning organization, indicate that, if development in the area continues pace, nearly every neighborhood street will be at or above capacity during the morning or evening commutes. As commercial and residential towers rise in University City, it is easy to see how this neighborhood - built for single family homes and small apartments - is nearing the limit of how much car traffic it can handle. Residents say the situation is already dangerous today.
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“Traffic is out of control." -- Neighborhood Resident “People drive fast through narrow residential streets.” -- Neighborhood Resident “Most areas feel less than safe on a bike.” -- Neighborhood Resident
From the DVRPC 2022 “University City Multimodal Capacity Study” “[With currently planned new development,] capacity constraints [on local roads will] … lead to significant congestion and potential gridlock. … New development … will require either significant upgrades to infrastructure or significant changes to traveler behavior, and likely both."
Figure 17. Map of Resident Traffic Safety Concerns
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Data collected at the first public event for this plan
Resident Traffic Safety Concern
Figure 18. Map of 2045 Projected Traffic Issues with DVRPC’s “High Development” Scenario Source: “University City Multimodal Capacity Study,” DVRPC, June 2022; summary of AM and PM peak traffic projections under the “high development” scenario”
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THE PLAN / GOAL 4: TRAFFIC SAFETY AND CIRCULATION
The community needs short-term relief and long-term traffic planning. The issues described by DVRPC cannot be tackled by one civic organization or another, one developer or another. They must be addressed in a coordinated and comprehensive way, across multiple communities. But residents should not have to wait for relief: the connections that make Powelton Village perfectly located are already choked with fast-moving cars. In the short-term, there are simple fixes that can increase safety and improve circulation.
A Few Ideas for Short-term Traffic Safety Interventions
Speed Humps
Speed Limit Signage
Four Way Stop Signs
Traffic Cameras
Road Narrowing
Removing Traffic Lanes
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Traffic Calming and Circulation
Community Priority Implementation Already Ongoing
4.1 Pursue a coordinated plan for traffic calming and
circulation across multiple communities and roads, prioritizing the safety of pedestrians and bicyclists.
» Pursue an overarching traffic study / strategy for the entire area to increase transit ridership, reduce traffic spillover into residential neighborhoods, slow automobile traffic, increase bicycle safety, improve accessibility, and improve pedestrian connections. » Make sure that new development proposals consider traffic and transit impacts across the entire area, with consideration for other development proposals nearby, so that projected impacts are realistic and strategies take the full context into account
Partners: City of Philadelphia, Council-person’s office, UCD, LA21, PVCA, adjacent communities, institutions
Key locations of concern include: » The Spring Garden Street Bridge » 38th Street and Lancaster Avenue » Internal neighborhood streets, including Hamilton, Baring, 33rd, 34th, and 38th
4.2 In the short term, implement traffic calming measures along neighborhood through-streets that experience
excessive speeding and/or significant traffic volumes, especially along routes to schools and other major pedestrian destinations. » Select internal neighborhood streets to propose City traffic calming and safety studies. Consider coordinating with adjacent community organizations who may have already begun this process or may be interested in it for shared streets. » Permanently implement the previous City-run pilot to reduce 34th Street one lane » Pursue traffic calming along Lancaster in partnership between PVCA, LA21, and schools. » Work with Drexel University to pursue traffic calming on campus streets.
4.3 Extend and improve the West Bank Greenway to make it
a more welcoming trail with useful connections to Market Street and beyond. Pursue collaboration between neighboring communities and organizations to:
Partners: PVCA, City of Philadelphia, Council-person’s office, LA21, local schools, adjacent community organizations, Drexel University
Partners: PVCA, Schuylkill River Greenways, Drexel University, UCD, LA21, Crosstown Coalition
» Extend the greenway from Powelton Ave to Market Street » Replace deteriorated fencing and maintain landscaping, trees, and vegetation along the trail » Establish consistent conditions and design elements along the whole trail, including wayfinding signage, paint, amenities, and other treatments. » Install ADA accessible crosswalks at intersections along 31st Street where they are missing particularly at 31st St and Hamilton. Consider a crossing at 31st and Powelton, as well. 5.
The West Bank Greenway, shown here at Hamilton and Baring, is a valuable connection that was designed to connect Fairmount Park and the Philadelphia Zoo in the north all the way to Bartram's Garden in the south. Today, there is one major gap in the greenway that sits within Powelton Village, from Powelton Avenue to Market Street. Additionally, the greenway lacks features that could attract more usership and attention, such as wayfinding signage, paint, ADA crossings, consistent landscaping / maintenance, and more. (Photo source: Google Maps)
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GOAL 5
Implement the Plan by Reaching Inward and Outward The Powel School charette hosted by PennPraxis (above) brought out a cross-section of residents of Powelton Village, Mantua, and elsewhere
The Powelton Village community is strongest when it invites active participation from all residents and when it works together with its partners to achieve common goals. The first key to implementation is reaching "Powelton Village has active, inward. As an all-volunteer organization, caring, welcoming neighbors, PVCA’s capacity to pursue the strategies and a sense of community that in this plan depends on the interests and cares.” commitment of its members. Empowering -- Neighborhood Resident more residents to take leadership roles and pursue their own passions will ensure there is always momentum behind PVCA’s efforts - and that the hard-working, dedicated residents who have led past efforts avoid burnout. A truly welcoming, inclusive approach will not simply invite more residents in, but it will actively address the barriers that prevent certain residents from participating. It’s hard work, and PVCA members are committed. Taking the next step will require intentional decision-making and sustained effort. The second key is to reach outward. PVCA has demonstrated that it is small but mighty - a skilled and determined advocate for the neighborhood - and partnerships are the bedrock of the success. The community has worked hard to establish strong relationships with the organizations and institutions that share the neighborhood. These relationships are based on open communication, a dedication to finding common ground, and a willingness to work together; and they will continue to be essential. The Powelton Village community has also prioritized strong partnership with its friends and neighbors in adjacent communities. By supporting each other’s goals and speaking with one voice, Powelton Village and its partners can achieve far more than they each could alone. Moving forward, these partnerships should remain a top priority.
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Strategies for Implementing the Plan
Community Priority Implementation Already Ongoing
5.1 Continue to invite more neighbors to participate in
Partners: PVCA
community groups, decision-making, and activities.
Make participation more welcoming and accessible. Make sure there is a place for everyone - and a way for them to elevate their interests within the community. Find ways to give more residents the power to implement parts of this plan: to lead their own efforts, programs, and projects to improve the community for all. Formulate a strategy for residents who may not know how to participate, do not feel welcome, or whose situations make participation challenging. Define target groups and perform targeted outreach. Elevate interested members of underrepresented groups within the organization and empower them to implement changes to make participation accessible and welcoming. Some key groups may include: » Low income residents » Black residents » Renters » Families with children » Young professionals
5.2 Prioritize strong partnerships between Powelton Village
residents, institutions, the City, and - especially - with neighboring communities and community organizations.
Partners: See strategy notes
This recommendation relates to a range of partners, including PVCA, Mantua-Powelton Alliance and other local partners, Drexel University, University of Pennsylvania, Presbyterian Medical Center, SLAMS, Powel School, City of Philadelphia, School District of Philadelphia, SEPTA, Amtrak, and more.
Powelton Village community event for the Fourth of July at the Tot Lot (Source: Blaise Tobia)
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THE PLAN / GOAL 5: IMPLEMENT THE PLAN
Summary of the Plan's Strategies by Type of Action In this section, strategies from Goals 1 through 4 are summarized and split into four implementation categories:
PVCA Action
Partnerships
Where can PVCA take action itself, without significant outside assistance?
What strategies will require multiple partners working together to make progress?
City Action
Community Positions
Where is legislation or other City action needed?
What stances / positions does the community want to express?
GOAL 1: Build Up Community Assets
PVCA Action
Partnerships
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PARKS
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LANCASTER AVE
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GREENING
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PARKS
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GREENING
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SCHOOLS
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» 1.7 Tot Lot programming and events calendar » 1.8 Tot Lot maintenance, improvement, and fundraising plan » 1.10 Locate suitable spots for new trees » 1.10 Engage property owners around tree planting » 1.11 Develop long-term maintenance plan to care for new and older trees
SCHOOLS
» 1.13 Support and promote Walking School Bus » 1.14 Promote Mantua-Powelton Alliance grants for teachers annually
» » » »
1.1 Bring in new events and promotions 1.2 Streetscape design to reduce gaps 1.3 Engage landlords with vacancy 1.4-6 Safety, cleaning, and business support
» 1.7 Drexel Park programming and events, including possible farmer’s market and regular community activities » 1.8 Tot Lot management structure and implementation of improvements » 1.10 Provide and water new trees » 1.12 Meet with administration and/or parent association to discuss areas of collaboration, including safe routes to schools
City Action
Community Positions
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LANCASTER AVE
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PARKS
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GREENING
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SCHOOLS
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» 1.5 If partners are interested, consider expanding LA21 cleaning area » 1.10 Explore “opt-out” legislation to accelerate tree planting
» 1.9 There are gaps in the public space network that new development at the Powel School and elsewhere should help address » 1.13 Kids should be able to walk to school safely, without worrying about dangerous traffic
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
GOAL 2: Care for Blocks and Homes
PVCA Action
Partnerships
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IMPROVE DAY-TO-DAY CONDITIONS
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DAY-TO-DAY CONDITIONS
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PURSUE TENANCY STRATEGIES
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TENANCY STRATEGIES
» 2.1 Build relationships with landlords, share goals, information, resources » 2.6 Compile and share resources for seniors and low-income homeowners » 2.7 Guides / informational packets for homeowners and renters to (1) welcome residents/students to neighborhood, (2) help navigate Historic District regulations, and (3) share trusted contractors
City Action ※
IMPROVE DAY-TO-DAY CONDITIONS
» 2.2 Consider changes to the City’s code violation system to make citations more effective at changing landlord behavior
» 2.1 Improve institutional-owned properties » 2.2 Increase proactive issuing of Code Violations » 2.2 Consider “Drexel Approved Housing” system or similar incentive to improve properties » 2.2 Use Drexel Off-Campus Housing Website to incentivize rental property improvement » 2.2 Communicate expectations to students » 2.3 Help expand partners’ trash pick-up capacity » 2.4 Continue close collaboration and open communication » 2.5 Develop lower-cost or affordable housing, especially for seniors, families, professions » 2.5 Evaluate Drexel-owned properties for opportunities to contribute to goals » 2.5 Explore expansion of multi-generational housing program in Powelton Village
Community Positions ※
TENANCY STRATEGIES
» Support lower-cost or affordable housing development / conversions » Support development of lower cost student housing options on- or off-campus
GOAL 3: Plan for New Development
PVCA Action ※ ※
3.1-3 Clarify processes that developers should
follow 3.1-3 Refine tools for engaging residents about proposals
Partnerships ※
3.4 Ensure meaningful partnership and
participation in institutional, agency, and community planning processes
Community Positions ※
3.1-4 Advance community values, including: » Partnership Between Communities » New Community Spaces and Benefits » Lower-Cost and/or Affordable Housing » Aging in Place » Growing a Community of Long-term Engaged Residents 57
THE PLAN / GOAL 5: IMPLEMENT THE PLAN
GOAL 4: Improve Traffic Safety and Circulation
PVCA Action ※
4.2 Propose traffic calming study to the City for
short-term measures to improve safety
Partnerships ※ ※ ※
4.2 Strategize around Lancaster Avenue traffic
calming 4.2 Campus street traffic calming 4.3 West Bank Greenway extension and improvement
» Complete section between Powelton Ave and Market, formalize sections through campus » Introduce signage, paint, and other design » ADA accessibility along 31st Street
City Action ※
※
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4.1 Pursue a coordinated plan for traffic
calming and circulation across multiple communities and roads 4.2 Implement short-term traffic calming measures, possibly by means of a traffic calming study to be formally proposed by community organization(s) 4.2 Permanently implement a single lane on 34th Street
Community Positions ※
4.1 The traffic safety and circulation
issues that the this area of Philadelphia faces require coordinated action across multiple communities, roads, and modes of transportation.
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
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APPENDIX 1
Report on the Powel School Community Charette
Charette participants split into small discussion groups at the Community Education Center in Powelton Village (Photo source: Josh Mosley)
The following report was authored by PennPraxis for the Powelton Village Civic Association (PVCA) to summarize the outcome of a charette led by PennPraxis to discuss the future of the former Samuel Powel School Elementary School site, located on the 3500 block of Powelton Avenue in Powelton Village.
On August 1, 2023, over 90 community members came together to discuss possible visions for
reuse of the former Powel School site and building. The invitations they received or posters they saw read: “Community Vision Conversation: What would you like to see where the Powel School used to be?” The school property is an entire publicly-owned block in the center of Powelton Village, and a place of importance to neighboring residents as well as many former students and their families from Mantua and other West Philadelphia neighborhoods. The purpose of the meeting was to explore community priorities for the future reuse or redevelopment of the former Powel School site through an open-ended, participatory community conversation, to document community priorities so they could be shaped into principles for future development to ensure that the School District of Philadelphia does not sell the site without first hearing from the community. PennPraxis was asked by the Powelton Village Civic Association to organize and document the conversation so it could be included in the neighborhood plan the PVCA is developing with Interface Studio. Given the importance of schools as community assets for youth and families, PennPraxis reached out to teenagers, parents of school-aged children, and public school teachers, as well as leaders of registered community organizations, elected officials, community leaders, and local business people. The PVCA reached out to residents and heads of neighboring RCOs. 60
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
The Site In Brief... » The former Powel School is a full city block (the 3500 block) of Powelton Avenue. » The site is currently zoned for Single-Family Residential Use up to 3 stories in height. » In the future, the zoning may be changed to accommodate something denser or different uses. » The City of Philadelphia’s property search system shows the assessed value of the block is $8 million-» $1,041,105 for the land and $6,967,395 for the building. The site has a total area of roughly 55,000 sq ft.
Meeting participants were provided with information about the site including the points above, as well as photographs and contextual maps.
West Philadelphia high school students who participated in PennPraxis' summer design program presented ideas for the site (Photo Source: Deb McCarty)
PennPraxis prepared materials to shape conversation including one panel of background information on the 55,000 square foot site, noting that while the former school site is zoned for Single-Family Residential Use of up to 3 stories in height, the zoning could be changed to accommodate denser housing or other uses. Also included in the background information were the recommendations of a 2017 task force of the Powelton Village Civic Association that looked at possible uses for the school site. Materials noted that the City of Philadelphia’s property search system indicates that the assessed value of the block is $8 million. To offer participants some reference points on a range of development types that might be considered appropriate for a site of this size and type, Praxis created panels of images and information about 3 residential mixed use developments, including one in Mantua that was shaped by significant community engagement, and 4 non-residential mixed use developments. Praxis also developed a list of potential uses and some possible principles to guide reuse. At the end of the meeting, participants indicated their priorities by placing stickers on items in the list and the development examples. As a conversation starter, young people in PennPraxis’ summer design program for West Philadelphia high school students presented their thoughts on possible reuses of the site. Prior to the meeting, they had visited the site several times, talked with some neighbors and graduates of Powel, and developed drawings, models and programming ideas for the site with the support of their teachers. The aim was to offer public school youth voice in decision-making about the future of closed school sites and to give adults an opportunity to consider what young people in West Philadelphia think is most needed and appropriate for public places like this. Following the youth presentations, small group conversations were facilitated and documented by PennPraxis and Interface Studio staff, PVCA and community members, and a graduate of Powel School. Surveys provided another way for people to share their thoughts, including people who missed the meeting.
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APPENDIX 1: REPORT ON THE POWEL SCHOOL COMMUNITY CHARETTE
A synthesis of the conversations, the recording of participant priorities with stickers and the survey results are provided below. The meeting materials are included at the end of this report.
Priority #1: Open Space space was the top priority of participants in the meeting. Many Former Powel School SiteOpen Information people talked about the importance of the former Powel School’s open Mantua
Powelton Village
space as the place where Land children uses have played, and learned to ride a bike and roller skate since 1960. The schoolyard was a place where children, teachers and parents came together for announcements and community in the morning and afternoon, and an after-school gathering space that many parents worked to improve and steward over the years. It has history. Meeting participants prioritized a green, gathering space, and a large number of people clapped for and talked about their interest in the principle that public land should remain public; it should not be sold to a developer for private purposes. Others felt the site was large enough for public open space and private dwellings to coexist. Residents of neighboring communities, particularly youth, suggested that this location in Powelton Village could offer a needed safe space. A community pool and other intergenerational recreation facilities that complement what is already available in the area were very popular.
Saunders Park
Site location and map of land uses in the area, Interface Studio “In my role as a City Council staffer, I hear all the time the Andrew: The former Powel School is a full city block (the 3500 block) of Powelton Avenue. same need expressed here tonight for dedicated and welcoming The site is currently zoned for Single-Family Residential Use up to 3 stories in height. In the future, the zoning may be changed to accommodate something denser or different uses. gathering place, and we would definitely support community The City of Philadelphia’s property search system shows the assessed value of the block is $8 million-A labeled the Powel School up thissqsite to be that space.” $1,041,105 for the image land andof $6,967,395 for the building. The site has a total opening area of roughly 55,000 ft. site from above was displayed at the
2023meeting. photo of the former Powel School, PennPraxis METROPOLITAN BAPTIST CHURCH AND PARKING
Pearl Street MATURE TREES
SCHOOL LIBRARY
TEMPORARY BUILDING
C) THE OUTPOST
MAIN SCHOOL BUILDING (BUILT 1960)
“TOT LOT” PLAY AREA AND GREEN SPACE
VEGETABLE GARDEN BUILT BY SCHOOL COMMUNITY WITH TINY WPA
FORMER SCHOOLYARD (NOW PARKING)
LOBBY WHERE VOTING BOOTHS ARE SET UP ON ELECTION DAYS
PUBLIC PLAYGROUND MATURE TREES
RAIN GARDEN
ENTRANCE COURTYARD
35th Street
DREXEL SECURITY & ACADEMIC PROPERTIES
36th Street
TEMPORARY BUILDING
WIDE SIDEWALK WITH TREES
Powelton Avenue
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THE POWELTON APARTMENTS, NATIONAL REGISTER OF HISTORIC PLACES Provide underground parking for residents beneath new residential construction
Residential construction to provide a combination of senior and mixed income housing options
2017 Proposal for the Powel School Site
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Small group discussions at the charette (Photo source:Josh Mosley)
Priority #2: Educational uses Education was a close second in the group’s priorities. A significant group expressed interest in the principle that public school sites should continue to serve educational purposes. People had diverse ideas about what education could mean. Arts education, and shared art and maker facilities, perhaps including art studios, were the top preference in voting. Examples of mixed use developments that combined the arts with other uses—the Bok building, Taller Puertorriqueño and SESC—also received votes and interest in conversation. There was also strong interest in pre-kindergarten, Head Start, quality day care, a new school or a backup school building. Just behind these priorities in the voting was sports and recreation facilities, but these came through very strongly in the small table conversations about both education and open space. Adaptive reuse of the existing school building and grounds lends itself to a mix of education and recreation facilities. People expressed the opinion that it would be wonderful if there were more to do in the neighborhood, and more ways and places to build community. Others keyed into indigenous and other the local histories that could be celebrated in a cultural and educational reuse. Elaine, mother of a graduate of Powel School: “I believe the building should be repurposed for community functions, offering education from K-12 and adult programs. We should focus on providing services beyond just the school district, with an emphasis on arts, a multipurpose area, an auditorium, and spaces for community gatherings, similar to the Vaux school.” Elizabeth, Saunders Park resident: “My 3 kids and 4 grandkids went to Powel and the after school programs there. I prioritize day care now that the Walnut Center on the former University City High School site is gone… Don’t level the building. Powel School helped my family be an international house.”
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APPENDIX 1: REPORT ON THE POWEL SCHOOL COMMUNITY CHARETTE
Priority #3: Dwellings New residential development ranked third among participants’ priorities, and there was a strong preference for affordable apartments or homes, and senior housing and services to support aging in place. People expressed interest in a mix of sizes including family dwellings and affordable starter dwellings, as well as opportunities for homeownership in a neighborhood with a high percentage of renters. Many people saw the potential to connect opportunities to maintain the ties of neighborhood elders to their community with other intergenerational recreation and education programming. Others focused on the displacement of residents of all ages due to rising rents and taxes and the opportunity to create an exemplary affordable housing development in a time of development pressure. There was little support for market rate or luxury housing, particularly rental units. Babs, long term resident of Mantua: “I am supportive of urban density, and the kind of community it builds (where everyone knows each other). We should be supportive of senior housing for aging population. I would also love to see an open public space.” Vivian, resident of the area: “I think we should explore opportunities that benefit all generations, like activities for older adults, agecentered programs, cross-age interactions, and actual learning. Sports and games can also be incorporated to promote crossclass engagement and entrepreneurship within the neighborhood.” Survey response: “It would be a great site to add affordable housing units in a neighborhood in need of affordable housing. This mixed with wellness activities could provide a much needed space for community, especially people getting priced out of the neighborhood.”
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Priority #4: Businesses Adaptive reuse of the existing school building to create retail and other business spaces ranked fourth among participants’ priorities, in part because of the sense that commercial spaces were available and underutilized nearby. The Bok building example of school conversion for small entrepreneurs was, however, of interest to a number of people, meriting investigation of conversions of less spectacular school and library buildings to a mix of commercial, recreational, event, and educational uses. Mantua residents expressed strong desire for adaptive reuse to support Black entrepreneurship. Grocery, produce market, and café businesses appeared to be of less interest compared with the recommendations of the 2017 task force.
A small group discussion at the charette (Photo source:Josh Mosley)
Survey response: “This is a publicly owned property that has been a community gathering spot and asset for more than 60 years. If sold, a portion of the site should be maintained for public enjoyment… be it a restaurant with outdoor space, open plaza, or educational component… [A]dditional development on the site is not a bad thing.”
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APPENDIX 1: REPORT ON THE POWEL SCHOOL COMMUNITY CHARETTE
Some Examples of Residential Mixed Use Projects 1. Village Square, Mantua Affordable housing + homeownership opportunities + workforce housing + commercial + arts
2. San Joaquin Village Housing, Santa Barbara Residential centered around courtyard + cafe
Image: WRT + Lomax
Village Square is a multi-family development at 3611 Haverford Avenue being developed by the Mount Vernon Community Development Corporation and Lomax Real Estate Partners. The project will include several buildings ranging from 3 to 6 stories that offer a mix of rental and condominium units (166 units as of May 2022), a supermarket, and planted areas. The cost of the development is estimated at $60 million. At one time, the plan for Village Square included the Dupree art studio, a coffee shop, and Black-owned WURD Radio. The Philadelphia Inquirer reported, “Eighty of the housing units are flagged as workforce housing with sale prices capped at $230,000, and 32 apartments will feature affordable rent.”
Kevin Daly Architects, completed 2017
3. Vista Breeze Senior Housing, Miami
Residential + common spaces on ground floor + green spaces on many levels
Images: Brooks + Scarpa Images: WRT and Lomax
Presentation Boards from the Charette The content on this page and the next were included on two large-format presentation boards at the charette. A third board outlined possible priorities for the site that participants voted on. 66
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Some Examples of Non -Residential Mixed Use Projects 4. Taller Puertorriqueno, North Philadelphia Arts programs for youth and elders + gallery + bookstore + shop to sell artisan work
6. Kardinal Hall, Charlottesville
Adaptive reuse to create industry and jobs + restaurant + social space
Model: Sitio Architects
7. Bok Technical School Reuse, South Philadelphia Creative workspace + small business incubator + cafes + events + play
Amazulu Collections, one of many small businesses in Bok
5. SESC Pompeia, Sao Paulo Transformation of a former factory into a community hub with food + afterschool + library + cultural spaces + recreation in 2 new buildings
Artist Nazeer Sabree in his studio at Bok
Architect Lina Bo Bardi
Event in the Bok school auditorium
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APPENDIX 2
Additional Community Engagement Results & Materials
Participants at the first public event for this plan.
Public Event 1 and Community Survey Results What's Great About Powelton Village? ※ ※
Residents love the tight-knit community, the green spaces and street trees, and the historic architecture. The neighborhood’s location is also seen as a major asset. Select quotes from the community survey
“Active, caring, welcoming neighbors, sense of community that cares.” “Location is very convenient to everything in the city.” “Gorgeous houses, involved neighbors who persevered against all odds to become a local register historic district.” “Easy access to public transportation.” “Tree-lined streets in much of the neighborhood.” “The people: who have lived here for a long time and the new people who are here for a short time. It is age diverse with lots of young, middle-aged and older people"
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“The architecture and the layout of the streets that allow you to enjoy the space [with] wide sidewalks, houses set back.” “Many neighbors committed to supporting community, its diversity, and safety.” “The view from Drexel Park.” “Powelton Village feels like a hidden gem in Philadelphia. I love the Victorian houses, the gardens, the neighbors who now became friends, the impromptu gatherings, the kids running and laughing on the street. It feels as if we belong to this big, busy, creative, caring, multicultural family of friends that support one another every single day."
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
What Is Not So Great About the Neighborhood? ※ ※ ※
Safety and property maintenance were frequently cited as top issues. Residents are concerned about housing affordability and its effects on neighborhood diversity and vibrancy. Many residents also want a thriving Lancaster Avenue commercial corridor that serves all ages.
Select quotes from the community survey
“We haven't found the means to check the displacement effects of the universities. ” “There is still too much unoccupied commercial space on Lancaster Ave.” “Seemingly antagonistic relationship with Drexel [and] developers.” “Cost of maintaining historic houses is high, often putting pressure on owners to sell to developers who in turn attempt to maximize ROI by either demolishing to increase permitted square footage or subdivide property into numerous apartment units.” “Lack of affordable housing for long-term residents and families which means vibrant diversity is falling off a cliff.”
“Lack of restaurants, cafes and shopping/ commerce in general for grown-ups and families. Everything seems targeted at college students which means a lot that is mediocre and overpriced.” “Increased traffic/speeding in recent years.” “Absentee landlords who don't take care of properties as well as local ones, tenants who don't respect their neighbors.” “Occasional crime, not feeling safe to walk late at night.” “Powelton benefits from many green spaces, but they aren't always maintained as well as they could be.”
Top Priorities For Action from the Community Survey Respondents were asked to select their three top priorities for action from thirteen options. These results represent the number of respondents who selected each option. Note that many of the lower-scoring options were cited by residents as key to accomplishing higher ranking priorities. For example, many said that affordability, trees, good schools, great parks, and events are important for maintaining a community of long-term residents.
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APPENDIX 2: ADDITIONAL COMMUNITY ENGAGEMENT RESULTS & MATERIALS
Input on Local Businesses ※ ※ ※
Residents want Lancaster Avenue to become thriving business corridor There aren’t enough businesses for families or non-students Some would like to see more businesses that serve daily needs, like a grocery store or pharmacy.
Select quotes from the community survey
“We should try to get all of the businesses in Powelton Village to join PVCA and feel more connected to the residents.” Figure 19. Map of Public Input on Local Businesses
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“Loss of restaurants over time have also made neighborhood a bit of a desert, mainly convenience stores.”
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Input on Parks and Greening ※ ※ ※
Existing green spaces need to be better maintained, especially the Tot Lot Many residents would like to see more green spaces and amenities Other communities have more programming and events in parks.
Select quotes from the community survey
“Maintaining Drexel Park in its current footprint is important. Seek to have all of the current park off limits to development.”
“Powelton benefits from many green spaces, but they aren't always maintained as well as they could be.” “Limb up and keep the street trees pruned and tree pits clean.
Figure 20. Map of Public Input on Parks and Greening
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APPENDIX 2: ADDITIONAL COMMUNITY ENGAGEMENT RESULTS & MATERIALS
Input on Housing and Property Maintenance ※ ※
Residents say trash is a major problem throughout the neighborhood There is a lack of consistent property maintenance, especially for rental buildings
Select quotes from the community survey
“Some of the rental units especially on Lancaster have tenants that don't properly put out their trash, no garbage cans or poor bagging which adds to litter."
“The pizza shops do a REALLY bad job at maintaining trash...Who wants to eat at a place where you have to wade through trash in order to get to the front door?”
Figure 21. Map of Public Input on Housing and Property Maintenance
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Input on Safety and Traffic ※ ※ ※ ※
There are many dangerous intersections, especially on Lancaster Avenue Speeding is a problem; cars do not stop/yield for pedestrians Poor street lighting was mentioned several times Some residents say that crime is increasing
Select quotes from the community survey
“At night, especially when the students aren't around, Powelton as a whole often feels rather empty and unsafe. … more lighting would be great.”
“Most areas feel less than safe on a bike.”
Figure 22. Map of Public Input on Safety and Traffic
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APPENDIX 2: ADDITIONAL COMMUNITY ENGAGEMENT RESULTS & MATERIALS
Who Took the Survey? ※ ※ ※ ※
The largest segment of survey-takers lives along Hamilton Street. There were fewer survey to the east and south. The vast majority of survey-takers are homeowners, despite the fact that most neighborhood residents are renters. About a quarter of survey-takers are parents of children under 18 Survey takers have lived in the neighborhood for a range of time periods
Figure 23. Map of Survey Respondents Approximate Home Locations Nearest Intersections to Respondents' Homes by Total Respondents
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Public Event 1 Activities The following activities were used at the first public event, along with the community survey, which appears on the following page.
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APPENDIX 2: ADDITIONAL COMMUNITY ENGAGEMENT RESULTS & MATERIALS
Powelton Village Neighborhood Plan Sur vey We are committed to your privacy.
First, Tell Us A Little About Yourself: 1. What’s your relationship with
Powelton Village? Check one or more: o o o o o
2. What is the nearest
I live here I work here I own a business here I develop or manage property here I spend time in the area
intersection to your home?
1. Everything you write here is completely anonymous. 2. You do not have to give your name or contact info. 3. You can skip any questions you don’t want to answer.
If You Live In The Community... 3. About how
many years have you lived here?
4. What’s GREAT about living in the neighborhood?
5. What’s NOT SO GREAT about living in the neighborhood?
Now, Let’s Think About The Future! 6. What are the three most important things to improve the quality of life in the community? Check off ONLY THREE items that matter most to you.
Keep streets and sidewalks clean
Improve local parks and public spaces
Plant more trees to green and cool the neighborhood
Slow down traffic and improve pedestrian & bike safety
Maintain buildings’ condition and historic character
Encourage affordable and senior-friendly housing options
Maintain an engaged community of long-term residents
Ensure that there is adequate parking
Host more fun public events and programs
Make sure the neighborhood feels safe for everyone
Strengthen the community’s connection to local schools
Make Lancaster Ave a better commercial street
7. Please explain your answers, or tell us if you have something else in mind.
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CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
8. What is most important to improve Lancaster Avenue? Check what matters most to you.
Better lighting
More stores that I want to shop at
More sit-down restaurants
More events, Nicer places to like street fairs or sit and hang out farmer’s markets
Cleaner streets and sidewalks
9. Please explain your answer, or tell us if you have something else in mind. 10. Which businesses in the area are GREAT?
11. Are there any businesses that are a problem?
11. What is most important to improve parks in the neighborhood? Check what matters most to you.
Fix things that are already there
Bring in totally new amenities and improvements
Better day-to-day maintenance and landscaping
More programming and activities
More parks and open spaces
12. Please explain your answer, or tell us if you have something else in mind.
13. Are there specific blocks, intersections, or locations that feel unsafe? 14. Have the Historic District and the Neighborhood Conservation Overlay impacted the neighborhood? o o o o o
They have been positive They have been negative They’ve had no impact I don’t know what impact they’ve had I have never heard of them
Why do you think that?
15. What’s the number one thing that would make Powelton Village even better in the coming years?
Lastly, Please Tell Us a Bit More About Yourself 16. What is your current living situation? o o o o
I rent my home or live with someone who does I own my home or live with someone who does Something else (Please tell us) I prefer not to say
17. What is your age?
18. Are you a parent, guardian, or care giver for any children under 18 years of age? o Yes
o
No
o
I prefer not to say
19. Are you interested in receiving more
information about this plan and other things going on in the neighborhood? Sign up for the PVCA email list here:
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APPENDIX 2: ADDITIONAL COMMUNITY ENGAGEMENT RESULTS & MATERIALS
Public Event 2 At the second public event, draft strategies were presented, and input was gathered through small group discussions. Each group reported out on their discussion and provided notes summarizing what was said. Below are the notes provided by each table. Groups were asked to focus on four questions; though not all groups covered each: 1. 2. 3. 4.
What goals or recommendations are most important to you? Is anything missing? What should PVCA prioritize, as a volunteer-run organization with limited capacity? How can you (or people you know) be a part of implementing the plan?
The following notes have been edited for clarity.
Table 1 Summary Notes What's Most Important?
» Litter and trash » Concerns with zoning on Lancaster - Not residential » Need to stress home ownership / lack of elderly housing
» Preserving owner-occupied properties. Outside owners and developers don't care for the community » Trash is an absentee owner issue. We need to get landlords on board. » Developers are not greening their properties » Crime and neighborhood safety » Drexel police coverage is limited - can they expand? » Development of the Powel School site » Community engagement needs to improve » The Tot Lot is a learning place as well as for play - we ned green space » Farmers Market at Drexel Park
What's Missing?
» Medical helicopter noise is a major problem » Tree maintenance approach should include discussion with PWD » Regulatory agencies like L&I are not doing their job need to collect fines » How do we reconcile the need for low cost affordable housing with developers who are effectively cleating it versus homeownership? » How much input do we have on the SEPTA plan? » Parkway events can block up the neighborhood
What Should PVCA Prioritize?
» Promote our priorities to the councilperson
Other Notes
» Need a better understanding of macro traffic planning
Table 2 Summary Notes What's Most Important?
» Community Assets » Blocks and Homes - there is a great disparity in care » Parks, landscaping, and trees
» Farmers Market » Tot Lot could look better, could have a better plan » Site development » Gaps in Lancaster Avenue » Events / programming » Affordability of spaces for business owners » The trash is unconscionable » Fines for landlords should be progressive » Affordability » Accessibility around the city - the neighborhood is close to hospitals and other destinations
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» Safety
What's Missing?
» Spring Garden Bridge is dangerous » The neighborhood needs to be proactive and protective - using zoning
What Should PVCA Prioritize?
» Trash » Neighborhood amenities
» Shops / access to fresh food » Clean, green, and safe
CONNECTIONS: THE POWELTON VILLAGE NEIGHBORHOOD PLAN
Table 3 Summary Notes What's Most Important?
» Traffic / car mitigation is important » Lancaster Avenue » Make it easier to work with PVCA » Develop strong collaborative relationship with Penn Presby
» Concern with noise on Lancaster » Community Welcome Packet with a toolkit / FAQ for renters » Non-automobile navigation of the neighborhood » Parks and community spaces, tree planting » Quality of life issues - tougher fines for 311 » Make public transportation safer » Next train signage
What's Missing?
» The hospital has the ability / potential to create economic impact. Does Penn Presby know about LA21? » Bike network and the Spring Garden Street pedestrian bridge » Transparency with building plans » Take out unneeded pavement - close 34th Street and narrow 38th Street » Not everything needs to be built out » Community connection to GEC
What Should PVCA Prioritize? » Relationship building » Trash » Bike lanes » Trees » Community
» Find ways of transforming blocks » A strong mix of housing types
Table 4 Summary Notes What's Most Important?
» Support the development of lower-cost and/or affordable housing » Add incentives to stay in the area » Lack of neighborhood retail for non-students (e.g. a grocery store, restaurants) » It's important to advance affordability, activism, inclusion; goals need to be ambitious
What's Missing?
» Acknowledge already existing programs and structures that are currently in the community (e.g. the porch sale) » Preserve the history of the area » Plan needs to connect / combine / coordinate activities for students and residents (e.g. the art, civic activities, clean ups, 4th of July, Christmas party)
Table 5 Summary Notes What's Most Important?
» Neighbors need to clean up their trash » Aging in place facilities
What's Missing?
» Shared list of trusted service providers
» "You don't lose money renting to old people" » Affordable housing with accessible housing » List of families who want to move to PV » Property managers are not taking care of alleys or allowing neighbors to do so » Community assets » A shared real estate asset that can be owned by the community » A pool » 37th and Powelton - too fast, needs a stop sign » Church at 38th and Baring - don't tear it down
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