Allegheny West Neighborhood Revitalization Plan by Tong Wu

Allegheny West A Neighborhood Revitalization Plan Ethan Genyk, Lufeng Lin, Kerri May, William Smith, Fay Walker, Tong Wu CPLN 600: Spring 2018 Workshop

Contents

Part A: Introduction 1. Preface 2. The Neighborhood Part B: Existing Conditions 3. People & Politics 4. Built & Natural Environment 5. Economy & Investment Part C: Plan Development Process 6. SDOC & Goals 7. Alternatives Part D: The Plan 8. Connect 9. Rise 10. Flourish 11. Conclusion 12. Acknowledgements

Preface As rail developed in Philadelphia, industry developed alongside and Allegheny West formed at the junction of three rail lines. The neighborhood quickly grew into a major industrial hub and was home to large immigrant populations. Allegheny West was particularly hit hard by deindustrialization that swept the country in the mid-twentieth century. The neighborhood lost jobs, residents, and outside investment in quick succession. Moreover, residents are aging and their houses are aging around them, and the neighborhood continues to be marked by disinvestment. However, the neighborhood is home to some of the best preserved row homes in Philadelphia, as well as unique formerly industrial buildings, and vacant green space. These strong bones provide the neighborhood with unique assets and opportunities. This past January marked the first time in a generation that the city has come up with a plan for the neighborhood. Given this milestone, what are steps that can be taken to restore the community to the thriving hub that residents remember it as?

2. The Neighborhood A neighborhood of many names...

2. The Neighborhood

Chapter 2 Overview For the purposes of this report, the plan will be referring to the neighborhood of Allegheny West in its entirety, but will also highlight some of the key distinctions between these neighborhoods. This includes the neighborhood historically known as Swampoodle, as well as the Paradise and Hunting Park West neighborhoods.

2.1 Study Area 2.2 Neighborhood at a Glance 2.3 History

Allegheny West Study Area Neighborhoods: Swampoodle, Paradise, Hunting Park West Area: 1.6 square miles

Location & Boundaries Allegheny West is located in North Philadelphia, north of the Strawberry Mansion neighborhood, south of East Falls and Tioga/Nicetown neighborhoods, and west of the Fairhill neighborhood. Allegheny West is bounded by Mt. Peace Cemetery to the west, Lehigh Avenue to the south, Broad Street to the east, and Route One and Allegheny Avenue to the north.

Composition The neighborhood is comprised of census tracts 170, 171, 172.01, 172.02, and 173. Allegheny West is in fact comprised of three overlapping smaller neighborhoods; Allegheny West, or what was once referred to as Swampoodle, Paradise, and Hunting Park West. Each of these neighborhoods all have distinct residents, buildings, and identities. Swampoodle and Paradise are within the Planning Commissionâ&#x20AC;&#x2122;s plan area for Allegheny West, however Hunting Park is not. This area does, however, share many of the same census tracts as Allegheny West and Paradise.1 6

2. The Neighborhood

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Allegheny West at a Glance

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What was historically Swampoodle encompasses the residential heart of Allegheny West, as well as the North 22nd Street commercial corridor, Allegheny Westâ&#x20AC;&#x2122;s main commercial corridor. It is home to institutions such as churches and schools, has strong transportation connections to trains and buses, and highlights Philadelphiaâ&#x20AC;&#x2122;s unique rowhome style.

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Allegheny West/ Swampoodle

No rth

Neighborhood Distinctions

ic Typ

al Row Hom e

Paradise

Hunting Park West

Paradise includes the Laurel Hill Cemetery, one of the first in the country. Pep Boys Corporate has their headquarters in this neighborhood.

Home to many former industrial sites, Hunting Park West is currently seeing commercial and residential redevelopment, such as the Bakers

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Centre Shopping Mall, Sherman Mills, and Dobson Mills apartments. It is also home to Abbotsford Homes, a Philadelphia Housing Authority (PHA) community.

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2. The Neighborhood

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History of the Neighborhood How has Allegheny West become what it is today?

Industrial Past Allegheny West has a rich history as an industrial and manufacturing hub in Philadelphia. Allegheny West formed in the 19th century as various factories and plants sprouted up along the Philadelphia Germantown, Norristown, and Pennsylvania Railroads. In fact, the neighborhood was originally defined as the area near the junction of the three railroad lines that met in North Philadelphia.2 The various railroads had an enormous impact on the history of North Philadelphia, eventually leading the district to be called the Workshop of the World. The area was comprised of Jewish, Italian, and Irish 10

immigrants who arrived to take advantage of the new manufacturing jobs. These residents formed ethnically diverse residential areas, however, Allegheny West remained overwhelmingly white, well into the 1960s. They dubbed their new neighborhood Swampoodle, a unique name for an industrial hub in Philadelphia. The name, used mostly before 1926, most likely comes from the area being originally swampy and muddy.3 Industry and manufacturing are primary aspects of the history of the Allegheny West and Swampoodle neighborhood.

Establishments like Tasty Baking Company (Tastykake) and the Budd Manufacturing Company set up shop in the neighborhood. Other industrial behemoths, such as Midvale Steel in nearby Tioga/Nicetown, were crucial to the neighborhoodâ&#x20AC;&#x2122;s development.4 In 1901, construction of the North Philadelphia Train Station provided an important transportation hub that could connect residents to not only downtown Philadelphia, but also to other major cities along the east coast such as Washington D.C. and New York.

2. The Neighborhood

Tastykake Building in the mid 20th century

Tastykake Building Now Used by U-Haul

Cultural Landmarks Allegheny West is characterized by several well-known Philadelphia landmarks and industrial anchors. Built in 1909, Shibe Park, or Connie Mack Stadium, was the first baseball stadium constructed entirely of steel and concrete. The stadium, located at 21st and Lehigh, was an architectural wonder that accomodated 40,000 people. It was originally home to the Philadelphia Athletics, and later the Phillies and then the Negro League Stars. The stadium was 12

a significant part of the areaâ&#x20AC;&#x2122;s underlying physical structure, and residential communities and factories grew around it. It originally relied on streetcars that ran along Broad Street and Lehigh Avenue bringing fans to the games. However, as time went on, Philadelphia shifted away from urban stadiums and public transit, thus leaving Shibe Park behind. The stadium finally closed its doors in 1976, and is now the site of Deliverance Evangelistic Church.5

Perhaps the most important cultural institution in Allegheny West and Swampoodle is Tastykake. Tastykake was founded in 1914 in Germantown, and moved to Allegheny West in 1920. The Tastykake headquarters, located on Hunting Park Avenue, was the largest employer in the neighborhood. Over the years Tastykake became a cultural icon for the Philadelphia region and expanded its reach nationally. After nearly a century of operation in Allegheny West, the company moved to the Navy Yard in 2010.6

2. The Neighborhood

Job Loss & Decline

Remaining Heritage

New Vision

In the early 1950s Allegheny West, like many other neighborhoods in North Philadelphia, began experiencing declines in employment and population. The industrial giants that defined the neighborhood left the city, seeking out space for factories. Around the same time, race riots broke out in Northern Philadelphia, close to Allegheny West.

Allegheny West is home to several landmarks on the National Register of Historic Places. These primarily consist of abandoned factories, but also include a church and a school.7

In 2018, The Philadelphia City Planning Commission released the North District Plan, which encompasses Allegheny West as part of the vision laid out for 2035. The plan highlights major assets and constraints of the city, while setting forth a comprehensive vision for development and planning that links the neighborhoodâ&#x20AC;&#x2122;s development with that of the city as a whole.8

In tandem, these two events led to white flight and population loss that led the neighborhood through decades of disinvestment, vacancy, subversive real estate tactics, physical deterioration, and severe blight. The effects of this economic downturn persisted through the years, and Allegheny West remains a shrinking neighborhood.

Steel Heddle Building

The A. Mecky Company Building, a former tricycle factory, is one historic building situated along the rail lines. The Budd Company manufacturing facility was a major steel producer that supplied equipment primarily for the auto industry. The Steel Heddle Manufacturing Complex was a multi-faceted manufacturing plant. The John Greenleaf Whittier School is historically significant for its impressive architecture. The Church of St. James the Less is an Episcopalian church recognized for its Gothic-revival architecture.

A. Mecky Company Building

View of Center City from Allegheny West 13

3. People & Politics Who lives in Allegheny West now?

3. People & Politics

Chapter 3 Overview Allegheny West is an aging and shrinking neighborhood. Since the 1960s the neighborhood has seen a shift to a predominantly native-born, black, and aging population with many single-female-led households. High school graduation rates have increased dramatically within the past twenty years but poverty remains high. Home ownership is high but homes are aging. Additionally, political representation is fragmented at even the most local levels. However, the strong community organizations play a key role in the neighborhood.

3.1 Changing Population 3.2 Socioeconomic Challenges 3.3 Deteriorating Housing Stock 3.4 Representation and Community

Changing Population Allegheny West is shrinking faster than Philadelphia, and has a disproportionately aging, black, native-born, and single-mother populations as compared to Philadelphia on the whole. Population Growth and Loss 1990 - 2016 by Census Tract Source: American Community Survey and US Census Bureau

In 1970, Allegheny West had over 30,000 residents, today the neighborhood is home to only 15,000, half of what is once was. On the whole, over the past ten years Philadelphia and Allegheny West have seen similar patterns. Both the city and the neighborhood saw a shrinking population. Between 1990 and 2000 alone Allegheny West shrank by 13 percent as compared to Philadelphiaâ&#x20AC;&#x2122;s 4 percent. Since 2000, Allegheny West continues to see population decline but at a more stable rate.9

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Since 1990, the population over 45 has been the number one growing population, while the population under 18, which now comprises 25 percent of the population has shrunk from 40 percent in 1980.10

40% - 77% 0% - 40% -15% - 0% -30% - -15% -40% - -30%

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Shrinking and Aging Population

3. People & Politics

Population Change

Race and Immigration

Bl a

15,000 Allegheny West

Race Composition 2016 88.4%

2016

Single-Mother Households

2016

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ld u s e h o er

Fe m

Household Composition 2016

eholder ous eH al

85 Years and Over 75 to 84 Years 65 to 74 Years 55 to 64 Years 45 to 54 Years 35 to 44 Years 25 to 34 Years 18 to 24 Years 10 to 14 Years 5 to 9 Years Under 5 Years

Over 50 percent of households in Allegheny West are family households. According to the 2016 ACS Survey 30 percent of households are run by single female householders. One potential implication of single-income households is that children in Allegheny West still see the highest poverty rates among all age groups.

Aging Population

s of Househ ead old H o

1970

1990

e on Al

Philadelphia

35,000

In 1963, Allegheny West was 85 percent white. By 1969, Allegheny West was 97 percent black. Allegheny West remains 88 percent black today. While there is a slowly growing Asian population, Allegheny West has not seen the immigration that other neighborhoods in North Philadelphia has seen and the neighborhood remains 99 percent native born and 97 percent nonHispanic.

60%

Source: American Community Survey 17

Socioeconomic Challenges Allegheny Race

Female West hasHouseholders seen rapid increases in educational attainment but continues to see high poverty and low workforce participation. Male

Poverty Female Householders

Median Household Income by Block Group, 2016 Source: American Community Survey

EAST FALLS

Black Alone Within Allegheny

Female West, 68 percent of residents within Allegheny West make Twobelow the Philadelphia Median Income Houseofholder $39,000. It is important to note that income is not equally distributed Source Percent throughout Allegheny West, in butPoverty rather incomes areFemale higher in Paradise and at the very core of Swampoodle.11

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Poverty among Different Ages Percent inRate Poverty

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< $20,000 $20,000 - $30,000 $30,000 - $40,000 $40,000 - $50,000 $50,000 - $75,000

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Two-

HouseAbout 40 percent of children under 18 holder live in poverty, Male a figure that has remained constant for the past thirty years.

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Employed

49%

High School Graduate

53%

Less than High School

Ot h

Less than High School

Source: American Community Survey

Economic Participation

Crime and Safety Issues

Despite low unemployment, Allegheny West also has high levels of nonparticipation in the workforce, about 49 percent of working age residents are not in the workforce. Unemployment is only 10 percent, lower than the citywide total, and lower than the 20 percent figure from 1980. An estimated 32 percent of households receive social security income and 14 percent receive retirement income. Both figures could point to a large aging and retired population, but could also point to decreased economic participation.15

High School Graduate

81%

Security

56%

Labor force Participation 2016

Educational Attainment

Force

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Retirement

Income Source 2016

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3. People & Politics

As compared to the rest of Philadelphia, Allegheny West is a high crime density area. Most of this crime is centered around the residential blocks of the neighborhood, with relatively low crime around the vacant industrial land. In the past year (2/1/17-2/1/18) there were 2,987 crimes in the neighborhood. Assaults and robberies were the most frequent crimes, as were drug violations and thefts. With a population of over 17,000 people, Allegheny West has a high concentration of crime compared to the city of Philadelphia. Over 30 days in January 2018, the violent crime rate was 1.17 per 1,000 people, averaging 17 violent crimes a month. The property crime rate was 3.11 per 100 people and

1990

2016

the drug crime rate was 0.65 per 1000 people. The overall crime rate for the past year was 187.83 crimes per 1,000 people, or 0.19 per person annually, higher than Philadelphiaâ&#x20AC;&#x2122;s crime rate. While this data does not show the severity of drug usage, drugs are a community concern.12 Much of the drug use and crime takes place past six PM at night, when the streets are least populated and dark due to lack of security lighting.13

Educational Attainment

Of the population over 25, 19 percent do not have a high school diploma, comparable to the cityâ&#x20AC;&#x2122;s 17 percent. This marks significant progress from 1990 when nearly 50 percent of residents did not have a high school diploma.14 19

Deteriorating Housing Stock Allegheny West is characterized by high home ownership, but houses are aging, and pose a public health risk and challenges to upkeep. Median Housing Value by Block Group, 2016 source: American Community Survey

When it comes to housing stock, 58 percent of homes are owner occupied. A high percentage of homeowners is normally an indication of economic stability, however, many homeowners in Allegheny West live in homes that are aging and no longer serve their needs. Despite aging housing stock, the fact that the majority of residents are owners still provides them with advantages over renters. The majority of renters are considered â&#x20AC;&#x153;rentburdened,â&#x20AC;? meaning over 30 percent of their income is spent on rent.16

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On the whole, median gross rent as a percentage of income averages 31 percent, just over the 30 percent rentburdened threshold set by government. Median gross rent as a percentage of income ranges from 21 percent to 42 percent from tract to tract in the neighborhood.17

< $55,700 $55,700 - $78,700 $78,700 - $162,300 $162,300 - $322,200 >$322,200

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Owners and Renters

Allegheny West

han chool

3. People & Politics

Children Bloo Children Lead Le ChildrenBlood Blood Lead Le

Year Structure Built Black Alone

2016

Female

58% 86% 86% 87% 58% 58% 86% 4% 87%87% 4% 4%9% 9% 9%

Allegheny Allegheny Allegheny West West West

Not in Labor Force

chool uate

Householder

45-54 55-64 65-74 75-84 >84

Income Source

Percent in Poverty

43%

Unemployed

29% 12.1% 12.1%

Philadelphia Philadelphia 12.1%

Other

6.3% 6.3%

1979 or before 1979 to1999 2000 and after 1979 or before 1979 to1999 2000 and after ownership < $100,000 ownership < $100,000 < $100,0001979 or before 1979 to1999 2000 and after ownership

Not in Retirement Labor Lead and Health Issues Aging Housing Stock Force Throughout Philadelphia 13.3 percent of The age of homes is important because Public structures are vacant, in Allegheny West lead is most commonly found in homes Assistance Social 20 percent of structures are vacant. Aside built before 1978, because of the prevalent Security from vacancy, aging housing stock is also use of lead paint. Lead is most likely to a concern; 86 percent of homes were be found in old homes and in homes that built prior to 1979 and only 8.9 percent cannot afford to renovate, making lead of housing units have been built since a potentially better indicator of housing 2000.18 stock quality than median year built. When a child has elevated blood lead levels it This is important for two reasons, first can stunt development and growth. because the vast majority of homes, 86 percent, are worth less than $100,000. In In the case of the five census tracts within Philadelphia on the whole, only 31 percent Allegheny West, an average of 12 percent of homes are worth less than $100,000. of children screened through the Lead Itâ&#x20AC;&#x2122;s important to note that housing values and Healthy Homes Program (part of the vary from neighborhood to neighborhood Philadelphia Department of Public Health) and homes are on average worth more in were found to have high blood lead Employed

86% < $100,000

87%

1979 or before

1979 to1999

2000 and after

24% levels, versus only 6 percent across the city on the whole. This means that home inspections and lead exposure screenings show that aging housing in Allegheny West is in all likelihood impacting the health of residents, in particular, children in Allegheny West.19

Children Blood Lead Level Elevated Blood Lead Levels

Allegheny West

12.1%

Philadelphia

6.3%

Source: PHL Public Health 21

Representation and Community Allegheny West is politically fragmented at the state and local level but has strong local community organizations. Political Representation Map Source: City of Philadelphia State House

Allegheny West is not uniformly represented at the local or state level. One neighborhood is split between three districts, wards, or divisions, making it difficult for residents to know who represents them and advocates for them.

City Council District TE

District 4 District 194

(Cindy Bass)

District 190

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The northeast portion of the neighborhood falls within City Council District 4 and the western portion within City Council District 8, represented by Council Members Curtis Jones, Jr., and Cindy Bass, respectively.20

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Allegheny West is part of local city wards 11, 28, and 38. The ward leaders responsible for voter turnout in these wards are Dwayne Lilley, Anthony Clark, Mark Green, LaNard Shotwell, William Bragg, and William Pounds.

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Fragmented Political Representation

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3. People & Politics

Cindy Bass is from Allegheny West and has strong ties to the Allegheny West Foundation and a demonstrated commitment to the community. At the State House of Representatives Allegheny West falls between districts 194, 197, and 198 and is represented by Representatives Pamela De Lissio, Emilio Vasquez, and Rosita Youngblood, respectively. At the State Senate level Allegheny West falls into districts three and seven, respectively represented by Senators Sharif Street and Vincent Hughes.

Registered Civic Associations

Allegheny West Foundation

For the Allegheny West neighborhood, there are a number of Registered Community Organizations (RCOs) according to the City of Philadelphia Planning Commission. RCOs have a hand in more than politics, and often, as is the case in Allegheny West, they serve as advocates in lieu of local politicians. They are best practice for neighborhoods, to provide organized communities and overall better communities. RCOs do this through coordination, cohesiveness, and stronger neighborhood identities.

One of Tastykakeâ&#x20AC;&#x2122;s lasting impacts was their creation of a community development corporation (CDC) called the Allegheny West Foundation (AWF). In 1968, Paul Kaiser, then head of Tasty Baking Company, formed the AWF in response to deindustrialization and suburban flight.21 The AWF has been fundamental in community development. Focused on the well being of residents and committed to furthering their community development efforts, the AWF continues to be an integral asset for both the neighborhood and surrounding areas.

At the federal level they are represented by Representative Dwight Evans in the House of Representatives. 23

4. Built & Natural Environment What is the built character of Allegheny West?

Chapter 4 Overview Allegheny West has unique topography and is surrounded by barriers on all sides, which creates an isolated neighborhood. However, Allegheny West is well-served by transportation options and its diverse land uses and ample green space make it stand out among Philadelphia neighborhoods.

4.1 Complex Topography 4.2 Tree Cover & Climate 4.3 Hydrology & Stromwater Systems 4.4 Land Use 4.5 Transportation 4.6 Industrial Land 4.7 Open Space 4.8 Housing Typology

Complex Topography Based at the foothills of Philadelphiaâ&#x20AC;&#x2122;s northwestern hills, Allegheny West has steeper topography than most Philadelphia neighborhoods. Changing Elevation On the whole, compared with other parts of Philadelphia, Allegheny West has more drastic elevation change and more complex terrain. This means that Allegheny West has natural features that impact the way the built form is developed throughout the neighborhood and also pose potential barriers to transportation for residents.

Topography Map Source: City of Philadelphia

4. Built & Natural Environment

Topographical Barriers When topography and transportation maps are overlaid, it becomes apparent that rail lines that run north west were built on steep topography. For this reason, the railway is elevated, rather than an on-ground road.

Tree Cover & Climate Low tree cover contributes to the urban heat island effect that makes Allegheny West one of the hottest areas in the city. Tree Cover The Philadelphia Department of Parks and Recreation is working to increase tree coverage to 30 percent across the city, but Allegheny West tree coverage, at 15 percent, is significantly below the citywide average and even farther from reaching the city goal of 30 percent.22 Most streets in Allegheny West are planted with street trees. However, tree cover remains inconsistent, with low coverage particularly around rail lines. Even though southwest Allegheny West has green space, largely atrributable to parks and cemeteries, it lacks trees, potentially a contributor to the heat island effect.

Tree Cover Map Source: City of Philadelphia

Heat Island Effect North Philadelphia is one of the hottest areas in the city, with temperatures that are between one and eight degrees hotter than the citywide average. Within Allegheny West, the western part is cooler than the city average, perhaps because of its proximity to the river and

4. Built & Natural Environment

higher elevation. Central and eastern neighborhoods are much hotter than the city average. This poses a public health risk to the residents, especially during major heat events.23

Heat Island Effect Map Source: City of Philadelphia

Heat Island Effect Map Source: City of Philadelphia North District Plan 29

Hydrology & Stormwater Allegheny West lies near water and atop stream systems that are currently underutilized. Initiatives are being taken to invest in stormwater infrastructure. Hydrology Underground Water and Stormwater Management Source: City of Philadelphia, Green City Clean Waters

Stormwater Project On-street Stormwater Project

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There are two water sources near Allegheny West; the Schuylkill River to the west, and the Queen Lane Reservoir, to the north. However, there are no bodies of water inside the neighborhood. Underground streams are rich in this area, mainly tributaries of the Schuylkill River. The freight rail stretches over the largest underground stream in the neighborhood. Others are tiny streams below and along the streets, although none are utilized.

SEP

4. Built & Natural Environment

Stormwater Systems and Impervious Surfaces Impervious surfaces, including rooftops, sidewalks, and streets cannot absorb water when it rains. The prevalence of impervious surfaces worsens stormwater contamination, because the runoff, which is polluted, directly flows into the drain, contaminating water systems, (such as the Schuykill and Delaware rivers), and threatening the water ecology. In 2011, the City of Philadelphia launched their Green City, Clean Waters initiative. The program set out to reduce pollution entering waterways by 85 percent by creating infrastructure that reduces and filters runoff through green water infrastructure. There are eight kinds of Green Water Infrastructure in Allegheny West: stormwater tree trenches, rain gardens, porous paving, stormwater bump outs, stormwater planters, storage trenches, stormwater wetlands, and stormwater basins. Of these, four are private regulation projects, one is on open space, and the majority are public projects on streets.

meaning that Allegheny West faces unique challenges in limiting and cleaning runoff water.24

comprise 22.4 percent, and 32.4 percent of porous surfaces, respectively.

Allegheny Westâ&#x20AC;&#x2122;s main kind of porous surface are open and recreational space, and on-street porous surfaces, which Impervious Surfaces Source: City of Philadelphia

Allegheny West has more impervious surface relative to the city as a whole. Impervious surface occupies 72.64 percent of the Allegheny West, higher than Philadelphiaâ&#x20AC;&#x2122;s 59.3 percent average, 31

Land Use Allegheny West has notably high levels of land allocated to transportation, industry and green space. 5%

On the whole Allegheny West has 8.5 percent low density developed land, 39.8 percent medium density developed land, 38.4 percent high density developed land, and 12.7 percent developed open space.

9% 3%

The high industrial land use is unique to Allegheny West, where the majority of these industrial buildings are vacant. Also notable is that about one-third of the neighborhood is designated for transportation.

15%

12% 1%

This section will go through Allegheny Westâ&#x20AC;&#x2122;s natural environment and land use. The chart to the right shows the breakdown of the neighborhoodâ&#x20AC;&#x2122;s land use by percentage.25

EAST FALLS

19%

30%

Land Use Distribution Source: City of Philadelphia TE

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Residential Industrial Recreational Green/Open

Commercial Institutional Transportation Vacant

4. Built & Natural Environment Land Use Map Source: City of Philadelphia

Residential Industrial Recreational Green/Open

EAST FALLS

Commercial Institutional Transportation Vacant

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Public Transit Allegheny West is served by a robust public transit system of local and regional transportation nodes. Public Transportation Located at the geographic center of Philadelphia, Allegheny West is a potential transportation hub due to its close proximity to Center City, the Main Line, Conshohocken, and the airport. The neighborhoodâ&#x20AC;&#x2122;s transportation infrastructure provides a wide variety of transportation modes serving local and regional transit. Heavily-trafficked arterials include Broad Street and Roosevelt Boulevard. The railway system connects regionally through The Manayunk/Norristown line and Chestnut Hill West lines. The Amtrak rail lines connect to New York and Washington D.C. The main interior transit systems include the bus routes 1, 2, 32, 33, 48, 54, and 60, along with the Broad Street Subway Line. These systems can be seen in the Public Transit Map to the right.26 34

Public Transit Map Source: City of Philadelphia

Weekday Passenger Boarding Quantities at Rail Stations

Biking

Despite Philadelphiaâ&#x20AC;&#x2122;s existing bike network and proposed bicycle plan, Allegheny West lacks bike infrastructure. The entirety of the neighborhood contains only 2.9 miles of bike lanes. Virtually all bicycle lanes in the district run east-west, and many north-south connector streets are cut off by railroad tracks or restricted to

4. Built & Natural Environment one-way travel. Additionally, there are no Indego bicycle stations within Allegheny West, the closest one being about one mile south in Strawberry Mansion.27 These factors may lead to the low percentage of people who commute to work by bike, at only 0.5 percent compared to the Philadelphia average of 2 percent.28

Bike Network Map Source: City of Philadelphia

Weekday Passenger Boarding Quantities on Bus Routes

Average public transit ridership over the five census tracts that comprise the neighborhood is 31.1%. 35

Road Network The majority of residents in Allegheny West drive to work and other destinations. Key Transportation Nodes

Private Vehicles accounts for 30 percent of land use, the neighborhoodâ&#x20AC;&#x2122;s strong transportation base will factor in significantly to plans for its future.

lk Wa

Other

Pr i Public Tran sit /

Mode of Transportation

les

32%

hic Ve te

Ta xi

Despite the fact that Allegheny West is well-served by a diverse and multifaceted transportation infrastructure, the neighborhood is primarily autodependent, and 60 percent of people drive to work, and only 31 percent use public transport. This may be tied to the fact that, as strong as the public transit is, the road network is just as strong. Allegheny West is located centrally and is connected to the city by major arterials. These include Broad Street, Hunting Park Ave., Route 1/Roosevelt Blvd., and Kelly Dr.29

60%

These heavily-trafficked routes, along with Allegheny Westâ&#x20AC;&#x2122;s central geographic location in the larger context of Philadelphia County, provide additional regional access. Given that transportation Source: City of Philadelphia 36

Lehigh Avenue and North Philadelphia Station are two major transportation sites in Allegheny West. Additionally, the North Philadelphia Station is not a fully-utilized transportation hub at the moment, but has immense potential. Aside from 30th Street Station, this is the second closest city stop which receive/dispatches trains to/from Washington D.C. and New York along the Northeast Amtrak Corridor. Right now, SEPTA and Amtrak are on two different platforms, connected by tunnels, making it difficult to connect between transit. There is currently a New York developer looking into the redevelopment of this site. This will be examined in further detail later in this report.30

4. Built & Natural Environment Road Network Map Source: City of Philadelphia

Industrial Land & Vacancy Industry takes up Allegheny West’s second most land coverage and is unique to the area that was once a manufacturing hub. Industrial Land Map Source: City of Philadelphia

Industrial Use Former Industrial Use Vacant Industrial Land

Vacant Industrial Building

EAST FALLS E1

T XS FO

RO SEP

TIOGA/NICETOWN

ELAND ST

ALLEGHEN

Y AVE

VE SA

Mt Vernon Cemetery

er uyl Sch 0

.125

.25

.5 Miles

AVE

STRAWBERRY MANSION

W LEHIGH

N BROAD

Riv

NA AVE

kill

W INDIA

Mt Peace Cemetery

N 22ND

KELLY DR

WESTMOR

N 17TH ST

AR GP

Laurel Hill Cemetery

A SEPT

A PT SE

VE KA

RIDGE AV

Industrial use occupies the second largest land use in Allegheny West and primarily concentrates around the freight rail lines that run along from the neighborhood’s northeastern border. Given Allegheny West’s history as an industrial hub, it comes as no surprise that a large portion of the neighborhood is designated as industrial use. However, much of this industry has left the neighborhood, leaving a large percentage of former industrial, vacant land and buildings. The industrial parcels, former industrial parcels, and vacant industrial buildings can be seen on the Industrial Land Map.

SEP

4. Built & Natural Environment Additionally, freight and passenger rail still occupy tracks that circumscribe Allegheny West. Even though the tracks played a crucial role in the development of the neighborhood, they also present a major barrier to geographically connecting the neighborhood. The large scale infrastructure and vast set-backs of land that bisect the neighborhood also split apart neighborhoods, both perceptually and physically, and undermine the connection within the communities as well as the access to its surrounding neighborhoods. Despite the shrinking industrial sectors and loss of industry jobs, some industrial land and buildings remain valuable assets for potential reuse. In particular, some industrial buildings in the area surrounding Allegheny West have already been repurposed for commercial use, such as the Parkour Club and the Philadelphia Rock Gym, bringing life back to those once abandoned warehouses.

Industry in Allegheny West

Rock Gym in an old warehouse, in nearby East Falls 39

Open Space Parks and open space comprise 14 percent of the neighborhood’s land area, which is relatively high compared to other North Philadelphia neighborhoods.

Area (acre)

Laurel Hill Cemetery

Mt Vernon Cemetery

29th&Chalmers Playground

James Allen Shuler Playground

Etting Square

0.3

McDevitt Recreation Field

Open Space Types Source: City of Philadelphia

Public Open Space Recreational

Formal Green Space Cemetery

EAST FALLS

Vacant Land

Informal Green Space

Maintained for Temporary Uses

T XS FO

Allegheny West’s large open space land use is largely attributable to the two large cemeteries located in the neighborhood’s southwest corner. Despite the large amount of land that qualifies as open space, much of it is not accessible to the public. The complete list of open spaces and acreage can be seen in the table to the right.

Open Space

SEP

Unattended

Former Industrial Land

TIOGA/NICETOWN VE KA

ELAND ST

ALLEGHEN

Y AVE

VE SA

Mt Vernon Cemetery

NA AVE

kill uyl Sch N

.125

.25

.5 Miles

AVE

STRAWBERRY MANSION

W LEHIGH

N BROAD

Riv

Mt Peace Cemetery

W INDIA

N 22ND

KELLY DR

E RIDGE AV

WESTMOR

Laurel Hill Cemetery

AR GP

N 17TH ST

Open space exists in three categories: 1. Recreational open space, continuous areas of recreational land use, such as the James Allen Shuler Playground. 2. Formal green space, formally built and landscaped spaces, such as Etting Square. 3. Cemeteries, privately owned, and not generally used by the public.

A SEPT

A PT

Open Space Types

SEP

These large open spaces do not create a cohesive, accessible, and developed park network. First, spaces that are currently slated as green space include two large private cemeteries, which do not have public sidewalks and are not seen as public spaces. Second, much of the green space consists of a network of ad hoc parks located on vacant land. This is largely the result of the lack of programming seen in both formal and ad hoc parks.32 Even though Allegheny West borders Kelly Drive, the Schuylkill River, and Fairmount Park, the neighborhood is isolated from the riverfront. If Allegheny West hopes to capitalize on its green space assets then there must be efforts to formalize the greening of vacant land, and to seek to connect the neighborhood to the assets that are present but not seen as part of the community.

4. Built & Natural Environment

29th & Chalmers Park Open Land Accessibility Map Source: City of Philadelphia

Park Access Using a one-third mile basic service radius for every open space (or approximately a 5 minute walk), and adjusting the radius according to the area of the open space, approximately 50 percent of residential areas are not included in the service scope,. This means that half of Allegheny West residents do not have publiclyaccessible open space within one mile. Especially those in the southeastern concern residential area are not covered in the green land service scope.31 41

Overall Description

Typology

Within central Allegheny West the overwhelming majority of residences are row homes with small footprints and in medium density zones. These row homes are primarily found on the central numbered streets that adhere to a grid. The homes are structurally unique, with large bay windows and detailed cornices. Stylistically there are rowhomes with porches and those without porches. Those with porches provide a higher degree of sociability and opportunities for interaction between neighbors. Despite varying conditions, Allegheny Westâ&#x20AC;&#x2122;s diversity of housing typology provide prospective home buyers with diverse, distinct, and appealing home options that give the market resiliency against boom and bust housing cycles.

Hunting Park West and Paradise are home to different housing typologies than Swampoodle. Both neighborhoods are bisected by major industrial sites that isolate residential areas and are home to two very different housing communities. The first, Abbottsford Homes, located in Hunting Park West, is a Philadelphia Housing Authority affordable housing complex that was built during World War II to house steel workers during the war. The second, is the Dobson and Sherman Mills Luxury Apartment Complexes, located in Paradise. These apartments were proposed and developed within the last twenty years, using the structural bones of two 19th century textile mills to create apartments that cater to the wealthier community of East Falls just north of Route One.

Allegheny Westâ&#x20AC;&#x2122;s diverse housing types provide the neighborhood with a variety of housing options to accommodate a diversity of household types.

n ro

Ele

Housing Types

Yard & Po d e rc t va

nt Yard Fro

rchfront On Po ly

a Sm

ll Row Hom e

H ublic ousin

4. Built & Natural Environment

Typical Block Typology

Housing Types Source: City of Philadelphia

Interactive Housing Types

Commercial Mixed Use Elevated Yard and Porchfront Front Yard Porchfront Only

EAST FALLS TE

Less Active Housing Types

T XS FO

U RO SEP

Small Row Home with Stoop Public Housing Apartment

TIOGA/NICETOWN A SEPT

A PT

VE KA

ELAND ST

ALLEGHEN

Y AVE

VE SA

Mt Vernon Cemetery

uyl Sch

ST W LEHIGH

.125

.25

.5 Miles

AVE

SEP

N BROAD

Riv er

NA AVE

kill

W INDIA

Mt Peace Cemetery

N 22ND

KELLY DR

RIDGE AV

N 17TH ST

tm Apar ent

WESTMOR

Laurel Hill Cemetery

AR GP

STRAWBERRY MANSION

5. Economy & Investment Who and what encourages development?

5. Economy & Investment

Chapter 5 Overview Within the past twenty years Allegheny Westâ&#x20AC;&#x2122;s economy has shifted from industrybased to service-based. The neighborhood has also seen increased levels of external investment ranging from commercial corridors to institutions such as churches, and historic cemeteries. Despite the presence of these institutions, Allegheny West still lacks access to many external sources of funding as well as general care health facilities.

5.1 Employment and Industries 5.2 Commercial Corridors 5.3 Community Facilities & Institutions 5.4 Recent Development

Employment & Industries Allegheny Westâ&#x20AC;&#x2122;s base economy has been experiencing a shift from manufacturing to service-based industries. Resident Employment

As stated in the demographics section, about 48 percent of the community population is not part of the workforce. Between 2005 and 2015, there was a slight dip in employed residents, presumably due to the recession. By 2015, however, the neighborhoodâ&#x20AC;&#x2122;s employment had rebounded and the number of employed residents surpassed pre-2010.33 In 2015, the neighborhood had 5,773 employed residents. These residents are employed all over the city with only 3 percent working and living in Allegheny West. The greatest percentage of residents, 31 percent, work in South Central Philadelphia, followed by 26 percent working in the Philadelphia Suburbs, and 11 percent working in North Central Philadelphia. Of the remaining, 23 percent work in other parts of Philadelphia and 7 percent commute for work to New Jersey, Delaware, or beyond. Given the high geographic dispersion of 46

employment areas, many residents, as previously mentioned, rely on cars for their daily commute. These residents are primarily employed in services trades. The top five employment sectors for Allegheny West residents are Healthcare and Social Assistance at 29 percent, Retail Trade at 10 percent, Accommodation and Food Services at 10 percent, Administration and Support at 9 percent, and Educational Services at 8 percent. These industries have also been the largest growing employment sectors for residents. While total employment has only grown 6 percent since 2005, Health Care and Social Assistance employment grew 48 percent. These jobs have largely replaced the losses in higher paying employment sectors such as Finance and Insurance, Real Estate, and Professional, Scientific, and Technical Services, which all have declined more than 40 percent in neighborhood employment since 2005.34

Industry

As of 2015, there were 5,010 jobs located within Allegheny West. This represents a 2 percent increase in employment since 2005, although there was an 12 percent decrease in employment between 2005 and 2010, most likely due to the recession. This employment decrease also occurred primarily in the census tract containing the neighborhoodâ&#x20AC;&#x2122;s primary retail commercial corridor, with around 1,000 jobs lost between 2005 and 2010, although that employment has now returned to slightly more than 2005 levels. Allegheny West has several different industry sectors employing workers. In 2015, the top five were Health Care and Social Assistance at 30 percent, Management of Companies at 14 percent, Retail Trade at 13 percent, Transportation & Warehousing at 9 percent and Administration & Support Services at 9 percent. Several of these industries also indicate the base industries for the area.

5. Economy & Investment

Management of Companies boasts an extremely high Location Quotient of 7.51, which is due in large part to the Pep Boys Corporate Headquarters, which is located in the Paradise neighborhood. Health Care and Social Services, Transportation and Warehousing, and Retail Trade, also have Location Quotients greater than 1. This employment landscape differs somewhat from the neighborhood ten years earlier. In 2005, Manufacturing jobs were the most numerous at 1,417, but by 2015, that number had fallen to 299. Fortunately, the 73 percent increase over that time period in Health Care and Social Assistance jobs made up for the loss in manufacturing jobs. Besides the 3 percent of those who live in Allegheny West, most of those employed in Allegheny West also live outside the neighborhood. The largest home locations for employed workers is north Philadelphia, with 44 percent coming from the Philadelphiaâ&#x20AC;&#x2122;s North East, North Central, and North West districts. The next largest home locations come from Philadelphia Suburbs at 27 percent, other Philadelphia districts at 17 percent, while 9 percent commute from New Jersey, Delaware, or beyond.35

Live in Allegheny West

Work in Allegheny West

2005

2010

2015

2005

2010

2015

5.4K

5.2K

5.8K

5.7K

5.2K

5.8K

29%

10%

26%

15%

14%

Retail

Food

Healthcare

Management

Retail

Healthcare 9%

Admin.

Education

97% of Allegheny West residents work outside community

10%

Transportation

Admin.

97% of those working in Allegheny West live outside community

The number of residents who work outside the community and those working inside the community, although not residing there, is coincidentally the same. This is due to the fact that the residents of Allegheny West are in similar percentages of labor-force sectors as those working in the neighborhood. Source: City of Philadelphia - On the Map 47

Commercial Corridors Business Distribution

Allegheny West’s commercial corridors and centers are an economic asset but need more diverse business types and lack investment.

38% 24%

North 22 Street Corridor nd

One of Allegheny West’s greatest assets is its main commercial corridor.

and none of the locations can fit more than 15 people at a time.36

The North 22nd Street Corridor runs northsouth from Lehigh to Allegheny Avenues along 22nd Street. While the corridor is calculated at 17 percent vacant, this is low compared to Philadelphia’s average vacancy.

Additionally, the four percent healthcare located on the corridor consists of a dentist and dialysis centers. Both AWF and the corridor are pushing for broader primary healthcare options. The North 22 Corridor is extended by Hope Plaza. Hope Plaza is another key commercial area that adds fresh food accessibility into the corridor and the neighborhood, and is managed by AWF. The plaza’s Save-A-Lot provides a major source of food for residents. The plaza itself has a pedestrian buffer, on-site parking, and allows residents to walk to pay their municipal bills at the Department of Revenue.37

Fast Food

4% 24%

38%

4% 9%

Beauty/Hair Salon

The corridor is comprised of 38 percent restaurants, 24 percent beauty and hair salons, and 9 percent clothing and shoe stores. Additionally, there are small percentages of phone stores, healthcare (dentist), and cash and checking locations. According to recent opinion, residents would like to see healthy, sit-down food options. While there are many restaurants, all food locations are fast food or takeaway, 48

38%

4% 24%

9% 4% Shoes

Source: N 22nd Business Association

5. Economy & Investment

North 22nd Street Business Association

0% - 10%

EAST FALLS E UT

31% - 40% 41% - 50%

SEP

TIOGA/NICETOWN

Hunting Park West

A SEPT

Scotts Lane

A PT

alls

21% - 30%

Eas

11% - 20%

Hunting Park West

VE KA

St VE SA

Mt Vernon Cemetery

kill

West Leh ig

uyl

W LEHIGH

.25

.5 Miles

NA AVE

SEP

Riv

Mt Peace Cemetery

W INDIA

N 22ND

A CH

AVE

Hope Pla

Broad,Lehigh, & Glenwood

.125

Y AVE

N BROAD

ELAND ST

ALLEGHEN

N 22nd

KELLY DR

WESTMOR

N 17TH ST

AR GP

Laurel Hill Cemetery

RIDGE AV

While this may be out of the association’s control, it has not stopped them from continuing beautification through capital improvement. New sidewalks and curbs can be spotted along the corridor, as well as street cleaning through a partnership with AWF. AWF has also funded the installation of fifty security cameras. These projects are all intended to improve the streetscape of corridors around the city.

Commercial Corridors and Vacancy Rate Source: City of Philadelphia

T XS FO

Ken promotes city-funded programs to fellow business owner’s such as the Storefront Improvement Program (SIP). The SIP focuses on commercial corridors and reimburses owners for making storefront improvements. Almost half of the cost can be funded by the city, with a maximum of $15,000 for business properties. However, Ken Curry has found that there is a serious need to unite as a community of businesses and to trust not only association, but the city, making the program underutilized for fear of releasing tax information.

North 22nd Street’s estimated 17.9 percent vacancy is lower than the North District’s overall 22 percent of vacant storefronts. The North District vacancy is based off of the 12 largest commercial corridors. Comparable commercial corridor vacancy can be seen on the map below.

Typically, they include sidewalks and curbs as seen in Allegheny West, but can also include lighting, landscaping, trash compactors, and benches.

Sch

Ken Curry is a business-owner of Precious Babies Child Care on this corridor, and is the leading member for the association focused on building community trust and citizenship.

Vacancies

STRAWBERRY MANSION

The Bakers Centre The Bakers Centre is part of the Hunting Park West Commercial Corridor (see Commercial corridor map). Like the North 22nd Street Corridor, the Centre is an economic asset for the community. The newest improvement is the addition of Jeff Brownâ&#x20AC;&#x2122;s ShopRite. According to members of the AWF, this new construction is widely used. ShopRite provides accessible groceries and food other than the take-away locations on the 22nd street corridor. Additionally, Jeff Brown is known for job training and granting previously incarcerated residents a second chance at employment. The Bakers Centre also includes laundry services, a fitness center, additional retail, food options, banking and phone stores. According to the North District Plan, Hunting Park West actually has zero percent vacancy, which is the lowest vacancy in the North District.38

The The definition of â&#x20AC;&#x153;healthy foodâ&#x20AC;? according to the North District Plan is any food that promotes or sustains good health because it contains vital nutrients, is grown without the use of pesticides, or has a low sodium or fat content. Overall, large areas of the North District lack full service supermarkets. The addition of the ShopRite in the Bakers Centre has been an exciting improvement supported by the community. While there has been efforts to provide more primary care health, and more sitdown restaurants, the neighborhood could still greatly benefit by leveraging public funds towards commercial corridor investment.

5. Economy & Investment

Bakers Centre Fast Food

Hope Plaza and N 22nd Street

North 22nd Street

Hope Plaza 51

Community Facilities/Institutions

There are many different types of institutions presently invested in Allegheny West. These institutions represent not only the potential sources for future investment but also the stakeholders in future development.

Schools Since the 1990s Allegheny West has seen increases in educational attainment. This may at least be in part due to diversified school options nearby. Broad education options encompass early childhood, primary and secondary education, and vocational and technical schools. Academic institutions include EW Rhodes Middle School, The St. James Parochial School, A. Philip Randolph Career and Technical High School, and the Knowledge is Power Program (KIPP) Philadelphia Elementary Academy. KIPP is a nationally recognized charter program and is located in the heart of Allegheny West.39 Despite the presence of several academic 52

institutions, the neighborhood still struggles with low educational quality specifically for pre-k through middle school. Although there are many childcare facilities in the area, many of these mom and pop locations may be capitalizing more on the Pennsylvania Subsidized Child Care Program, which pays child care providers of low-income children directly, than providing quality care. The communityâ&#x20AC;&#x2122;s elementary and middle school quality is also mostly lacking. St. James Parochial School, however, represents a great educational option for children in middle school. The private school not only provides a high quality education, but it is free and reserved exclusively for those living in the community that qualify

for the federal free or reduced lunch program. This school has become a point of pride for the community and has served as a node for community meetings and engagement.40 While high school education appears to grow due to the presence of charter and technical high schools, poor early and primary childhood education will continue to constrain the neighborhood. While high school education appears to grow due to the presence of charter and technical high schools, poor early and primary childhood education will continue to constrain the neighborhood.

5. Economy & Investment

Mercy Career and Technical HS

A. Philip Randolph Career Academy John Greenleaf Whittier School

St James School

Types of Institutions Map Source: Google Map and Site Visit

Correctional Facilities Churches Cemeteries

EAST FALLS

Education

T OU

Healthcare Providers

T XS FO

Institutions like these schools are responsible for about 40 percent of employment in the entire North District. Just as there are many types of institutions, their relationships with the residents in the community vary. With varying relationships, the institutional impact varies from non-existent to fullyengaged.41ed, and sometimes even

SEP

TIOGA/NICETOWN A SEPT

A PT

VE KA

KELLY DR

ELAND ST

ALLEGHEN

Y AVE

VE SA

Mt Vernon Cemetery

W INDIA

kill uyl Sch

W LEHIGH

.125

.25

.5 Miles

AVE

SEP

N BROAD

Riv

NA AVE

A CH

N 22ND

Mt Peace Cemetery

N 17TH ST

RIDGE AV

WESTMOR

Laurel Hill Cemetery

AR GP

STRAWBERRY MANSION

Churches

Correctional Facilities

There are 32 churches within the Allegheny West boundaries. The Deliverance Evangelistic Church, also known as the Mega Church, has become part of Allegheny Westâ&#x20AC;&#x2122;s history. It now exists in the previous Shibe Park site, the historic former-Phillies stadium. When the stadium was shut down in the 1970s, the site filled with vandalism, drugs, assaults, thefts, and violent crimes. In 1980, Reverend Benjamin Smith purchased the site (along with the Hope Plaza site). The Deliverance Evangelistic church now stands in place of the ballpark after ten years of vacancy and two years of construction. This Mega Church holds daily services and is considered a major community center in Allegheny West.42

Until recently, there were two correctional facilities in Allegheny West: Cambria Community Center and Phoenix Training Center, for men and women, respectively. Initially, the owners and institutions were met with resistance, as residents were hesitant to place correctional facilities in their neighborhood when the owners did not lay out a clear plan for community engagement.

Health Institutions Although there are specialized health centers in Allegheny West, the lack of primary healthcare and doctors in the area is a community conern. The Fresenius Kidney Care & Dialysis Center has two locations in the neighborhood. The largest concern remains primary care centers which have been noted by both the AWF and by the North 22nd Street Business Association.

Cambria Community Center currently houses 187 incarcerated males. However, when the Phoenix Training Center for women closed in recent years, the neighborhood felt the loss of an institution that had provided jobs and filled a building that is now vacant. This highlights two important community values; first, that residents want to be engaged and part of development; and second, that the neighborhood wants to see thriving and successful institutions.43

The Deliverance Evangelistic Church

Church in Allegheny West

Correctional Facility 54

5. Economy & Investment

Laurel Hill Cemetery

Mt Vermon Cemetery

owner is looking to sell the property, but has struggled to find a buyer due to the large liability of restoring the site proper condition. Laurel Hill Cemetery was in conversations to purchase the site, but those conservations have recently stalled. Revitalizing the grounds and restoring them to the quality for public visitation would improve the physical landscape, but due to the sacred nature of the site the land does not represent much of an opportunity for increased development.45

for the increased engagement, but the majority black community is still wary of a cemetery that did not allow AfricanAmerican burials until the 1970s.

Historic Cemeteries Allegheny West has two historic cemeteries within its boundaries. These include Laurel Hill Cemetery, established in 1836, and Mount Vernon also established in the early to mid 1800s. These cemeteries were both part of much larger estates, but sold land to developers as the neighborhood grew. Both include a prominent and recognized gate-house designed by the same architect. However, the cemetery conditions drastically vary.44 Although Mount Vernon has signers of the Declaration of Independence laid to rest here, the cemetery has not been wellmaintained over the years. For the last twenty years a largely absentee owner has let the estate deteriorate. Up until recently a groundskeeper was living on the site, but only maintaining the small buildings at the entrance. Now the

Laurel Hill is well-preserved and is an active member of the community. The cemetery is listed on the National Register of Historic Places. Recently, the cemetery has been increasing efforts to engage the surrounding community. Outreach has been met by enthusiasm and caution from residents: the neighborhood is grateful

Outreach efforts began when the cemetery was planning to build a visitor center in the neighborhood, but has continued even after that effort stalled. Now, the cemeteryâ&#x20AC;&#x2122;s engagement including informing the neighbors about events that will bring visitors, and their cars, to the neighborhood, maintaining the cleanliness of section of 35th Street, and hosting a few events a year exclusively for the neighborhood, such as a flea market.46

City Agency Presence - Rebuild Program Rebuild, also known as the Rebuilding Community Infrastructure program, is Mayor Kenney’s $500 million initiative to improve neighborhood parks, recreation centers, libraries, and playgrounds across the city of Philadelphia. The overall goals are to revitalize community spaces, engage and empower communities, and to promote economic opportunities.

Within a 1.5 mile radius from the center of Allegheny West there are nine eligible Rebuild locations. While some of these sites are located right on the border of the neighborhood, they are utilized by and accessible to the community.47

The city’s most recent focus has been on the revitalization of the Center City District’s public spaces, and this program is set to focus on the city’s neighborhoods with over 400 eligible sites. Sites are chosen based on the Rebuild Values. These include “promoting equity and fairness across Philadelphia,” and to invest in neighborhoods that may be growing and “present opportunities to spur additional economic growth.”

Rebuild Locations Source: Google Map and Site Visit EAST FALLS

SEP

TIOGA/NICETOWN A SEPT

A PT

Proposed Rebuild Site

Laurel Hill Cemetery

1 Mt Vernon Cemetery

SEP

uyl

kill

Riv

Mt Peace Cemetery

Sch

Given these priorities, most of the investment will be used for areas of distress with higher poverty and crime rates or health risks. Investing in these public spaces has proven to better public safety, increase educational opportunities, and create jobs. The Rebuild Program, thus, coordinates with Philadelphia Parks and Recreation, the Free Library of Philadelphia, the City Council, and other agencies.

Eligible Rebuild Site

.125

.25

.5 Miles

STRAWBERRY MANSION

5. Economy & Investment

Panati Recreation Center

Widener Branch Library

The Widener Branch Library and the Panati Recreation Center have already seen some city funding and revitalization. The park at 29th and Chalmers is a potential Rebuild opportunity for the Allegheny West neighborhood. Since the community does not have a specific park regarded as its own, Rebuild has the chance to provide Allegheny West and even the adjacent Paradise Neighborhood the chance to take pride in this recreational investment.

Philadelphia Water Department

Park at 29th & Chalmers

The Philadelphia Water Department (PWD) Maintenance Facility is located directly behind park at 29th and Chalmers. PWD’s existing initiatives and incentives include improving watershed health through energy generation and/or management on their property - the “Green City, Clean Water” program.

is almost 1,000 square feet of asphalt with a small playground that is immensely underutilized due to lack of amenities.

The park at 29th and Chalmers provides PWD the opportunity to apply its existing initiatives while engaging with its community. Specifically, PWD has created a plan for managing stormwater runoff which includes decreasing Philadelphia’s impervious cover (Hunting Park West Plan 2010). Currently, 29th and Chalmers Park

When a community is invested in and engaged, it becomes a positive change for the community. The same success can be duplicated throughout the city (such as the Rebuild program) and specifically in Allegheny West through these eligible sites.

A partnership between PWD and Rebuild could benefit all participants in both a reduction of impervious surfaces and a park the community can call its own.

Recent Development

After over a generation of disinvestment, Allegheny West is now seeing investment projects and proposals.

Sherman Mills & Dobson Mills

Sherman Mills and Dobson Mills are newly constructed (2013/2014) mixeduse residential buildings. Both are located in the Paradise neighborhood which has higher housing values than the rest of Allegheny West. Dobson Mills underwent a major renovation in 2013, whereas the Sherman Mills development was an adaptive reuse project of old Textile Mills. The 1,000 square foot apartment rents for about $2,000 a month, which is 230 percent of the median gross rent throughout the rest of Allegheny West, and about 200 percent the average rent in Paradise.48 Throughout Allegheny West approximately 42 percent of house sales in 2003 were attributable to sales of investors. It is possible that this outside investment interest is attributable to cheap property values (80 percent of homes are valued 58

The North Philadelphia Station Plan at less than $100,000), that have slowly increased in value (in 1990, 70 percent of houses were valued at less than $100,000 in 2016 Dollars). It is also possible that this is the result of speculation on the renovation and development proposed around the North Philadelphia Train Station that provides not only a connection point for regional rail, but also for the Northeast Corridor Amtrak.

Dobson Mills Redevelopment

There are currently plans from a New York investor to redevelop The North Philadelphia Station. The project would set out to create a transit-oriented, mixeduse space with residential units, offices, and retail. The project proposal includes a renovation of the 180,000 square foot industrial building, a 21-story apartment and office tour, and a six-story apartment building alongside the station, creating a net of nearly 250 apartments. The impact of a renovated North Philadelphia Station is hard to understate. It would bring investment to a neighborhood that has not seen developers for a generation, and it would directly connect Allegheny West to New York.49

5. Economy & Investment

Zoning Patterns Residential zoning still comprises the largest portion of the zoned space at 48 percent. There is however, a significant difference with current land use. This is due to the residential zoning of both cemeteries in the neighborhoodâ&#x20AC;&#x2122;s southwestern corner. Many of this residential zoning also allow for the inclusion of commercial elements, but despite the zoning, the cemeteries are unlikely to change uses.

Commercial and Commercial Mixed-Use comprise the third largest zoning type at 18 percent of the land area. Though two of the zoning types specifically target auto-oriented development, all other commercial zoning designations aim to accommodate pedestrian friendly commercial corridors. Other commercial uses, however, are allowed in some of the residential zoning types.

Industrial zoning includes two new types, ICMX and IRMX (Sherman Mills is in one of the IRMX zoned area). These zoning codes address artist live/work spaces or places like Pep Boys where they produce/ sell in the same location. To change this industrial area into residential would require a lot of work and new access routes. The redevelopment of this corner if often forgotten, but is still considered part of the neighborhood.

Proposed Zoning Source: Google Map and Site Visit

There is a loss in this current zoning regulation for parks and recreation. This zoning only designates 2 percent of the land to park uses. This greatly contrasts the 18 percent of current land uses comprising of Parks/Open Space and Recreation.

Industrial Residential Mixed-Use (IRMX) Industrial Commercial Mixed-Use (ICMX) Light Industrial (I-1) Medium Industrial (I-2)

EAST FALLS TE

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STRAWBERRY MANSION

6.1 The SDOC Analysis The final SDOC exemplifies the Strengths, Deficiencies, Opportunities, and Constraints in Allegheny West. Together, these themes highlight the internal and external resources make Allegheny West unique and characterize the existing conditions in the neighborhood. To read the SDOC: The traits can be seen in bubble form in a matrix to the right. The closer that each bubble is to an axis, the stronger of a trait it is considered. If a bubble falls between two different axes, it can be considered both traits for different reasons. Lastly, the larger bubbles are seen as higher priorities for the neighborhood. People and Politics

Built and Natural Environment

Strengths Strong community organizations High home ownership Transportation nodes Diverse built form Commercial corridors and shopping centers

Deficiencies Aging housing stock Poverty and low labor participation Vacancy and lack of dedicated public space Lack of investment in public health 60

Economy and Investment

Opportunities Increasing high school attainment Vacant industrial land Public investment Private development Presence of institutions

Constraints Stagnant population Fragmented political boundaries and representation Large physical barriers isolating the neighborhood Deindustrialization

6. SDOC & Goals

ies

tre

ths Transportation Nodes

Diverse Built Structures

Commercial Corridors and Shopping Centers

it tun

Public Investment Private Development

Strong Community Organizations

Increasing High School Attainment

High Home Ownership

Presence of Institutions

Fragmented Political Boundaries

Stagnant Population s

s on

t ain

Deindustrialization

Vacant Industrial Land

Lack of Investment in Public Health

Aging Housing Stock Poverty & Labor Force Participation

Large Physical Barriers

Lack of Dedicated Public Space

D efi

cie

ies 61

6.2 Goals

Revitalizing Allegheny Westâ&#x20AC;&#x2122;s Strong Roots The most important strengths, deficiencies, opportunities, and constraints of the neighborhood were designated with the largest bubbles on the SDOC. The goals produced from the largest points include broader categories of growth, comfort, trust, activation, health and well-being, and accessibility.

Growth Strong in-migration of diverse households that balance an aging population

6. SDOCs & Goals

Comfort Quality, affordable housing that fits the needs of new residents and those who wish to age in place

Health & WellBeing The built environment poses no inherent threat to resident health

Trust

Access

Strong relationships between residents and institutions to ensure community voices are heard

Residents are easily connected to resources inside and outside of Allegheny West

Activation Revitalized places in lieu of vacant spaces

The growth of a balanced population will help battle the constraint of a stagnant and aging population. The comfort of quality affordable housing stock and appealing streetscape conditions aims to improve the aging housing stock for long-term and new residents. Trust based on strong and collaborative relations between residents, outside institutions, and government combines the opportunities of local commercial corridors, presence of institutions, private and public investment. Health and well-being pushes for equal access to green space and community health care providers who can turn the lack of investment in public health from a constraint and deficiency into a muchdesired strength. The activation of vacant land for public use reflects the lack of dedicated public space and develops existing land into valuable space. Increasing access for residents will broaden chances for diverse and wellpaying jobs, while improving the constraint of transportation barriers.

7. Alternatives Chapter Overview The following three alternatives were created to illustrate options for development and helped in the making of the final neighborhood plan.

Park at 29th & Chalmers

Mt. Vernon Cemetery 64

Vacant Industrial Land and Buildings

Laurel Hill Cemetery

Barriers to Connectivity

Housing Stock

North Philly Station N. 22nd Commercial Corridor

7. Alternatives

Neighborhood opportunities acted as catalysts for the alternative production, as well as the existing conditions of Allegheny West identifying three target issues. Key Catalysts Open Space: Vacant land and underutilized open space present opportunities for development.

Robust Transit Systems: Local, metro, and regional stations provide connectivity nodes (i.e. North Philly Station).

Rich Industrial Heritage: Iconic industrial assets create unique opportunity to capitalize on historic identity

Please refer to pages 34, 38, and 40 in the existing conditions section for further detail on the maps above and detailed explanations.

Target Issues 1. Lack of quality, public, open space, and access to the natural environment stemming from underutilized open space, limited public health options, and environmental challenges.

2. Loss of jobs and industry leading to vacant industrial sites which present physical and economic barriers due to the primarily vacant industrial heritage, mixed success of commercial corridors, and infrastructure barriers.

3. Aging population in deteriorating housing that no longer fits their needs, as well as numerous vacant residential lots, leading to a stagnating population.

Healthy Living

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Open Space Network

.5 Miles

Greening the Rail

EAST FALLS

1 TE

Public Health Amenities

SEP

Urban Trail System

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Alternative Vision 1 66

River Trail, Lancaster & Philadelphia

RIDGE AV

As Philadelphiaâ&#x20AC;&#x2122;s urban oasis, Allegheny West immerses its residents in nature. A system of green corridors and public health amenities reclaims the industrial space and promotes Healthy Living. Every day, when residents step outside, they engage with nature and the river as they travel to work, school, or play. Along the way, numerous programmed gardens and parks, provide residents with active outlets, appropriate for young and old alike.

Urban Farm, Brooklyn NY

T XS FO

Vision

vacancies

Rail Natural Reserve, Singapore

Trust

Organized programming and partnerships throughout all land, parks, & open space

A multitude of active Accessible green uses in place of vacant spaces and new public land including pocket health centers replace parks

N 22ND

50 Small Parks, Los Angeles

Health & Well-Being

Activation

SEP

7. Alternatives

Open Space Network

A Greener Railway

Public Health Amenities

Active River Connection

Context: Inaccessibility and lack of planned and quality public space

Context: High vacancy and unkempt land along industrial areas, which lacks pedestrian right of way and porous surfaces

Context: Large, vacant, and underused buildings isolate the neighborhood from surrounding public health amenities

Context: Extreme automobile dependency, lack of access to the river and other neighborhoods

Strategy: A strip of land along the operating rail lines, set aside as natural reserve and recreation space

Strategy: Redevelop industrial sites into health clinics, vertical farms, indoor recreation centers, and a “lifestyle” center

Strategy: Connected open spaces with a hierarchy of cemeteries, recreational parks, and new pocket parks Short-Term Actions: • Clean up existing cemeteries and add pedestrian paths • Side lot acquisition program • Organize programming for youth recreation and senior service Long-Term Actions: • Convert vacant lots into programmed spaces for youth and the aging • Leverage Rebuild to improve key parks Partners: PHS Pop-Up Gardens, “Land Care,” East Park Revitalization Alliance

Short-Term Actions: • Replace hardscapes with vegetation as a green buffer • Encourage murals and side lot acquisition Long-Term Actions: • Treat contaminated land • Restore woodlands and grasslands along rails Partners: PHS “Plant One Million,” National Wildlife Refuge

Short-Term Actions: • Build alliance with Temple Medicine Long-Term Actions: • Locate and repurpose vacant industrial locations for public health centers and farming Partners: PHS “Farm for the City,” “Garden Tenders,” “Green City Teachers,” “Roots to Re-entry,” Temple Medicine

Strategy: Inviting conditions and trail options for pedestrians and cyclists, promoting greener travel Short-Term Actions: • Improve connectivity to River Trail by repairing sidewalks and providing pedestrian crosswalks • Improve bike lane network, including new bike lane along Hunting Park Ave. Long-Term Actions: • Cap Kelly Drive tunnel and Hunting Park Ave for direct access to the river Partners: Schuylkill River Trail, Streets Department, Neighborhood Bikeworks, DRWC, Rails-to-Trails 67

Destination Norfolk Transit Center, VA

Growth

Access

Steel Stacks, Bethlehem PA

.125

.5 Miles

Transportation Hub

Bus Connection

t ou

ut 6

T XS FO

Heritage Tourism

ELAND ST

Y AVE

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Mt Vernon Cemetery

AVE

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N 22ND

uyl

Route54

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Sch

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N 17TH ST

KELLY DR

WESTMOR ALLEGHEN

Route48

ive r

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kill R

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A PT

Route33

Laurel Hill Cemetery

TIOGA/NICETOWN

VE KA

Route60

Alternative Vision 2 68

22nd Street Renovation X CS

SEP

Commercial-cultural Corridor

U RO

RIDGE AV

Once the industrial heart of Philadelphia, Allegheny West finds a new beat as the dynamic commercial hub of North Philadelphia. Connecting regional, metro, and local transit nodes, the district is a destination for employment and entertainment. Locals and visitors alike travel to the neighborhood to visit shops, galleries, and historic sites. Neighborhood residents and regional workers find new opportunities for entrepreneurship and commerce.

Vision

EAST FALLS

Repurposed industrial land and commercial corridors for economic development

Woodland Cemetery, Philadelphia

South Orange Corridor, NJ

.25

Activation

Regional economic engines centered around transit

Attractions that drive economic growth and branding as a unique regional center

SEP

7. Alternatives

Transportation Hub System

Commercial Cultural Corridor

North 22nd Street Revitalization

Heritage Tourism

Context: Isolated transportation nodes resulting in low connectivity within the neighborhood and surrounding area

Context: High service employment but limited opportunities for resident employment and for attracting visitors

Context: 22nd street corridor is home to diverse locallyowned businesses but lacks vitality and vibrancy

Context: Mt. Vernon Cemetery is unmaintained and many former industrial sites present physical barriers to residents

Strategy: Physical connection between North Philadelphia Station, Allegheny Station, and the Bakers Center to increase connectivity

Strategy: Corridor connecting transportation hubs and commercial anchors throughout the entire neighborhood

Long-Term Actions: • Create a bus depot at Bakers Centre • Reroute SEPTA bus routes 1, 32, 33, 56, 60 to Bakers Centre • Create compact mixeduse development between transportation nodes

Short-Term Actions: • Repurpose vacant industrial sites for commercial, retail, cultural, and entertainment use • Convert vacant land to diverse public spaces

Partners: SEPTA, Amtrak, Office of Transportation Infrastructure

Long-Term Actions: • Convert Bakers Centre to a mixed use Lifestyle Center Partners: Allegheny West Foundation (AWF), Private Investors

Strategy: More inviting and pedestrian-friendly commercial corridor Short-Term Actions: • Build trust between government and storeowners to encourage SIPS participation • Undertake beautification and streetscaping initiatives Partners: AWF, City of Philadelphia, North 22nd Street Business Association, Commerce Department

Strategy: Market historic tourism to cemeteries, Shibe Park, and an industrial museum Short-Term Actions: • Develop programs to promote heritage tourism • Encourage collaboration and a more porous boundary between cemeteries Long-Term Actions: • Revitalize and restore Mt. Vernon cemetery Partners: PIDC, Friends of Laurel Hill Cemetery, Philadelphia Historic Preservation, Fairmount Park Conservancy 69

Home Grown “Rent-to-Own”, Milwaukee

Growth

Community Design Collaborative

.125

.25

Trust

Comfort

Activation

Build trust between Utilize unique vacant Produce affordable and quality housing residents and existing and abandoned old housing organizations industrial buildings stock and programs

Retain long-time residents while also bringing in a diversity of new residents

Paseo Verde, Philadelphia

Choice Neighborhood Grants

Home Adaptation Pilot Area

.5 Miles

Vacant Rowhome Infill Lots UT

SEP

Baker Centre Connection SE

A SEPT

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Alternative Vision 3 70

Affordable Integration

RIDGE AV

As a growing community where houses pass from generation to generations, Allegheny West is home to Philadelphians of all walks of life. The neighborhood thrives by preserving its unique architectural character, while adapting to residents’ changing needs. Vacant lots are filled and broken teeth blocks are now complete streets. New and current residents are able to age in place, and they find housing affordable and well connected to retail, jobs, and public space.

Industrial Adaptation

T XS FO

Vision

EAST FALLS

SEP

7. Alternatives

Home Adaptation for Seniors

Rowhome Infill

Industrial Adaptations

Affordable Integration

Context: Particularly large aging population and deteriorating housing stock in census tract 172.02

Context: Vacant residential lots creating “broken teeth” neighborhood blocks

Context: Large, mostly-vacant industrial corridor between train stations.

Strategy: Complete blocks that bring in new residents and raise the value of surrounding homes

Strategy: Connected nodes with continuous and residentially-driven mixed-income, mixed-use development

Context: Bakers Centre is a key retail destination with little connectivity, even to nearby Abbottsford Homes

Strategy: Adapted homes that fit the needs of long-time residents Short-Term Actions: • Build AWF capacity • Identify home owners and establish pilot program in priority census tract Long-Term Actions: • Expand pilot program to the rest of the neighborhood • Renovate homes for inlaw suites and first floor senior housing • Subdivide homes into vertical duplexes • Develop Seller-financed “Rent-to-Own” Program Partners: AWF, HUD

Short-Term Actions: • Build AWF capacity and model after Norris Square Civic Association best practices • Identify key blocks and lots Long-Term Actions: • Build trust between residents and institutions • Apply for CDBG funding, infill vacant rowhomes Partners: AWF, Community Design Collaborative, Philadelphia Neighborhood Collaborative, Philadelphia Land Bank

Short-Term Actions: • Create TIF district that captures and connects land around transit nodes • Leverage LIHTC, HTC, Tax Abatement, and TIF funds to redevelop industrial buildings • Seek local bank and developer funding Long-Term Actions: • Develop pedestrian connection between transit nodes Partners: PIDC, Private Developers

Strategy: Redevelop Abbottsford Homes as mixed-income, mixed-use that is connected to nearby commercial corridors Short-Term Actions: • Ensure relocation for Abbottsford residents Long-Term Actions: • Choice Neighborhood Grant Application with PHA • Demolish and rebuild housing at higher density and at least 1:1 replacement • Increase connection points to and from Bakers Centre Partners: PHA, Private Developers 71

The Neighborhood Plan Vision for Allegheny West a

At the junction of three rail lines, Allegheny West connects residents with the resources to grow and thrive inside its bounds and throughout the city. Built on its industrious roots, the neighborhood creates opportunities for long-time and new residents. The community cares for each other through shared public spaces and experiences.

Part D: The Plan

Strategy Overview The Allegheny West Neighborhood Plan strategy is based on a three-tiered framework, Connect, Rise, and Flourish.

Flourish

Through Connect, Allegheny West would be one of the highest accessible neighborhoods in Philadelphia, and one that not only supports but also encourages new housing and commercial development. With quick access to the broader city and region, new residents and businesses will look to Allegheny West for their new home.

Rise

ce en

& n o m y,

tiv o

,E co

t ry

Connect g

H ea

lt h

-A D

Connect forms the core of the plan. A wellconnected neighborhood, both internally and externally, provides residents access to opportunities both within and outside the community. High connectivity also ensures that those from all parts of the city can easily reach the neighbor and any current or future amenities it contains.

y ail

e p x

Rise envisions how and where housing, economic, and industrial development lift the neighborhoodâ&#x20AC;&#x2122;s prosperity while prioritizing and serving the needs of its current residents. Rise seeks to develop new transit infrastructure, housing, and commercial corridors. Flourish activates those new spaces and ensures the uses fit the needs of current residents. This element in the plan framework defines the human experience and why people will want to live and work in Allegheny West. 73

North Philadelphia Station 74

8. Connect

8. Connect A neighborhood well-integrated with its internal resources and those in the broader city. Despite Allegheny Westâ&#x20AC;&#x2122;s central location in Philadelphia, the neighborhood remains fairly difficult to navigate without a car. Rail lines border the neighborhood to the north, south, and east, and major topographical challenges limit its access to the river. Given these challenges, the Neighborhood Plan calls for not only the reconnection of the disparate parts of Allegheny West, but also the linking of the neighborhood to the Greater Philadelphia area, and other regional destinations. Connect defines two recommendations to achieve this vision: the establishment of a New Bus Transfer Station, and the creation of the Greenway Bike and Pedestrian Network that creates connection points for Allegheny West at the neighborhood, municipal, and regional level.

Connect Overview

Large physical and social barriers isolate Allegheny West from the rest of Philadelphia and from itself. Connect envisions a neighborhood wellintegrated with its internal resources and those in the broader city. Key Challenges 1. Several active freight and passenger rail lines bisect the community 2. Many transit options exist, but are disconnected 3. Isolated nodes, and poor pedestrian and bike infrastructure creates auto dependency.

Recommendations 1. Bus Transfer Station 2. Greenway Network

North Philadelphia Station, Amtrak, & SEPTA 76

8. Connect

Connect Recommendations Map

EAST FALLS 6 bus routes

Pedestrian Connection Greenway Network Transit Connection Bus Network

Bus Transfer Station at Bakers Centre

connecting 16 neighborhoods

E UT

Bus Hub

T XS FO

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Train Station

TIOGA/NICETOWN

Regional Rail: Norristown/ Manayunk

E AV K R

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STRAWBERRY MANSION

Regional Rail: Chestnut Hill West

3.5 hrs to DC 1.5 hrs to NYC ST

20 min to Center W City by LEHIG H AVE Regional Rail

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North Philadelphia Station (SEPTA)

L HA

North Philadelphia Station (Amtrak)

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Mt Vernon Cemetery

Mt Peace Cemetery

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RIDGE AV

KELLY DR

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Transit & Accessibility 77

19. Francisville 20. Old City 21. JuniataPark 22. Wissinoming 23. Tacony 24. Kensington 25. Harrowgat 26. Port Richmond

Bakers Centre

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Laurel Hill Cemetery

A SEPT

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TIOGA/NICETOWN

Route3

Bakers Centre is no exception to autodependency, and the majority of visitors rely on cars. The Bakers Centre is one of the most successful commercial developments in North Philadelphia. It has virtually no vacancy and offers a broad array of retail outlets, most importantly a grocery store with fresh produce and a discount clothing store.51 Despite its success, the commercial center is spatially isolated, not only from the residential areas on the other side of the railroad tracks to its south, but also from Abbotsford Homes, the Philadelphia Housing Authority Property immediately neighboring it to the north. There are four bus routes that run within three blocks 78

10. Bustleton 11. Bensalem 12. Roxborough 13. Manayunk 14. Strawberry Mansion 15. Brewerytown 16. Fairmount 17. Center City 18. South Philadelphia

Existing Bus Routes Map Ro

Daily, over 1,600 Allegheny West residents rely on SEPTA buses to commute to work, constituting 29 percent of all mode share. However, although nearly one third of residents commute by bus, cars still constitute the dominant mode share, as 60 percent of residents commute by car.50

East Falls Tioga/Nicetown Logan Northwood Frankford Wynnefield Hunting Park Mayfair Rhawnhurst

Reroute four bus routes to bus hub at Bakers Centre

1. 2. 3. 4. 5. 6. 7. 8. 9.

R: 9,927 1: 2,905 32: 4,801 33: 13,061 56: 11,690 60: 12,187

N 22ND

Bus Hub

Neighborhoods Reached:

Daily Ridership:

SEP

Funding/Partners: Operating expenses (will be covered by increased ridership), SEPTA (Leased by land owner, Bakers Centre), Bus and Bus facilities Infrastructure investment program (DOT) Proposed Bus Routes Map

ut e R E1 T XS FO

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The bus hub will reroute Routes 1, 32, 33, and 60 to the Bakers Centre, and Routes 56 and R will continue routing through the Bakers Centre to create a central bus transportation hub. The proposed changes will only constitute reroutes of no more than three blocks from the existing bus route.

Bus Transfer Station at Bakers Centre

EAST FALLS

Implementation: The bus transfer station will be accomplished by submitting a rerouting proposal to SEPTA. Community members and organizations have successfully lobbied for route changes in the past. Most recently, the newly proposed Route 49 bus came into existence largely due to community advocacy work.

Impact: The Bus Transfer Station will not only increase circulation and accessibility within the neighborhood, but will create one of the most regionally connected neighborhoods in the city of Philadelphia. The bus hub at Bakers Centre will include three of the top 15 most heavily trafficked SEPTA bus routes, and will impact the nearly 55,000 daily riders who take these routes. It would also aim to decrease the average commute for many residents from 35 minutes to below 20.

The proposed Bakers Centre Bus Transfer Station would connect six different SEPTA bus routes, rerouted at most three blocks, to form a transportation hub within the Bakers Centre. This would allow residents from not only Allegheny West, but other parts of the city to access the Bakers Centre and the resources there, such as the ShopRite, by public transit.

Phasing: 1. Reroute buses and obtain easement to create bus shelters 2. Integrate Bakers Centre into TOD development

N 22ND

of the Bakers Centre but do not provide direct access to ShopRite or the shopping district on the whole. Additionally, while eight bus routes run through Allegheny West, they do not intersect, forcing passengers to walk from bus stop to bus stop.

8. Connect

STRAWBERRY MANSION

Greenway Connects

Connection Points: to provide pedestrians with a safe and inviting corridor that connects residents to resources, amenities, institutions and other transit options. First and foremost, the Greenway would connect:

Create a connected system of pedestrian and bike friendly infrastructure to connect key sites Green Connections Map

Bakers Centre

New Connection

Existing Road Condition Improvement

EAST FALLS E1

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Laurel Hill Cemetery

In Allegheny West on the whole, only 0.5 percent of residents bike to work, a proportion that remains low compared to Philadelphiaâ&#x20AC;&#x2122;s 2.1 percent. The closest bike share stations are located at 33rd & Dauphin, and 29th & Dauphin,which are both 0.5 miles from the southern edge of Allegheny West, or two miles from the northern edge.53 80

Bakers Centre Bus Hub Allegheny SEPTA Station North Philadelphia Train Station Schuylkill River Trail

T XS FO

Portions of Lehigh Avenue, Broad Street, Hunting Park Avenue, Fox Street, 15th Street, 24th Street, and 25th Street running through Allegheny West are all part of the Vision Zero High Injury Network, meaning there is a disproportionate amount of traffic and pedestrian injuries on these throughways. Although the neighborhood is auto-dependent, not all residents have access to a car, further underlining the importance of improving the biking and walking network.52

1. 2. 3. 4.

SEP

The greenway would make it easy for residents to access local, municipal, and regional level transit systems that make it easier to get to jobs and access resources without a car. Greenway Connections: The Greenway’s three new key connection points for pedestrians and bikers would focus on key assets that are currently isolated: 1. Rail lines along with large arterials are major bisectors in the neighborhood that prevent Allegheny West from having a cohesive pedestrian and bike network. The first new connection point would be via a railside trail connecting the two stations. 2. The Bakers Centre is isolated from the rest of the neighborhood by railroad lines to the south, east, and west, making it difficult to traverse the 0.25 miles other than by car with its current right of ways. The second new connection point would be via two pedestrian paths from Henry Avenue and Hunting Park Avenue, to the Bakers Centre. 3. If residents want to get to or from the River Trail they must go south to Strawberry Mansion or North to East Falls. This connection would be between the Schuylkill River Trail and Allegheny West via Hunting Park Ave.

8. Connect Implementation: The additional bike network and pedestrian trails will be implemented with the help of the Delaware Valley Regional Planning Commission (DVRPC) and their Comprehensive Plan. With help from the William Penn Foundation, DVRPC plans to invest the WPF Capital of $10 million into planning and implementation of the Circuit Trails. This became known as the Regional Trail Funds, and has achieved over $12 million in resources from agencies, local governments, and others. The Circuit Coalition, a Philadelphiabased non-profit whose aim is to make bicycling both safe and fun, continues to advocate for dedicated funding to support full build-out estimated at $250 million. By following DVRPC’s footsteps, several neighborhood streets will be reconfigured using their existing widths, including Allegheny Avenue, Henry Avenue, and Lehigh Avenue. Many of the wider streets have ten feet of painted median space and extra wide, but baren, sidewalks. By utilizing this extra paved width, bike lanes of five feet and even buffers of plants can not only provide a multitude of transit, but green the asphalt streets that comprise Allegheny West.

Hunting Park Ave. Existing/Proposed Partners: • Philadelphia Bicycle Coalition, Industrial Heartland Trails Coalition • Friends of... Hunting Park, Schuylkill River Park and Wissahickon • Government Agencies: Philadelphia Streets Dept, Penn DOT, SEPTA, DOT (TIGER), Vision Zero

Greenway Network

Impact: The Greenway network will create a cohesive network of trails that link Allegheny West’s internal neighborhoods through infrastructure improvements for three different street types, improving both pedestrian and bike safety. The network will connect all transit stations, thereby increasing transit accessibility.

Create a connected system of pedestrian and bike friendly infrastructure to connect key sites Greenway Typology Map Existing Bus Routes Map

Bakers Centre

Type 1 Type 2 Type 3

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These categories would be designated based off of road width and road traffic, with main arterials wider than 75 feet and with fast moving traffic designated as Class I. All Greenway corridors would also require basic street improvements such as sidewalk renovation, street beautification, and transit stop improvement.

Greenway Typology

EAST FALLS

• Type 1: Bikes and pedestrians separated from cars by green buffers • Type 2: Separate bike lane within the car right of way • Type 3: Entirely new bike and pedestrian infrastructure connecting and integrating key neighborhood assets

N 22ND

Greenway Typologies: The Greenway would consist of three distinct infrastructural improvements:

SEP

Type 1 Proposed, Lehigh Avenue Section

20‘

11‘

10‘

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8. Connect

Type 1 Proposed, Henry Avenue Section

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Type 2 Proposed, Allegheny Avenue Section

Parking

18‘

12‘

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Parking

10‘

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3 Type 3b, Proposed

Type 3a, Proposed

10‘

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Schuylkill River Trail

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Railroad Park, AL 83

Housing Infill Development

9. Rise

9. Rise A neighborhood built on its industrious roots that creates opportunities for both long-time and new residents. Over the course of the past fifty years, Allegheny West’s population has shrunk by over 50 percent, and the job and economic opportunities once present in the “Workshop of the World” have severely plummeted. In 2015 only 299 manufacturing jobs existed in Allegheny West, a significant drop from the 1,417 manufacturing jobs that existed in 2005, not even at the peak of the neighborhood’s manufacturing height.54 The neighborhood is now primarily comprised of an aging population of homeowners, who are seeing decreased housing values and increasing vacancy throughout their neighborhood. The Rise strategy and its recommendations aims to return the neighborhood to the thriving hub it once was by building on strategies that leverage the neighborhood’s strong foundations.

Rise Overview

Deindustrialization and white flight drove structural and economic disinvestment in Allegheny West. Rise envisions a neighborhood built on its industrious roots that creates opportunities for both long-time and new residents. Key Challenges 1. Industrial spaces which once employed hundreds, lie vacant. 2. Deteriorating housing stock cannot support aging population. 3. Diminishing economic opportunities compound stagnant population growth.

Recommendations 1. Residential Stabilization 2. Bakers Centre Redevelopment 3. Swampoodle Yards, a Mixed-Use, Transit-Oriented District 4. Industrial Reactivation Zone Typical Rowhomes (top), industrial vacancy (bottom) 86

9. Rise

Rise Recommendations Map

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Housing, Economy, & Industry 87

Residential Stabilization Build Allegheny West Foundation capacity to produce quality, affordable housing for all residents Infill Development Bakers Centre Infill Opportunities

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Despite census tract 172.02â&#x20AC;&#x2122;s position as the residential heart of Allegheny West, this 0.11 square mile area fares worst by many housing indicators. The tract is currently 29 percent vacant, as compared to the less than 20 percent vacancy throughout the rest of the neighborhood. Vacancy indicators are important because vacant properties lead to decreased values for surrounding houses. When we consider renters in this area we also see that they are struggling, with median rent accounting for 40 percent of income, meaning many residents qualify as rent-burdened. While home ownership is often a key indicator of housing stability, in Allegheny West home ownership also poses a challenge because many homes are depreciating in value as a result of surrounding vacancy. Around 63 percent of homes are owner occupied in 172.02. The majority of houses, 79 percent, were built before 1949, and 90 percent of homes are worth less than

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$100,000. The city of Philadelphia found that housing within 150 feet of vacancy was devalued by an estimated $7,627.56 55

Actions: Proposing infilling these spaces with either residential infill or pocket parks will bring more life to the neighborhood and more “eyes on the street.” Allocation would be determined by a couple of different factors (see decision tree on page 111 for further details): 1. Allocation should match the community use survey conducted by the Philadelphia City Planning Commission57 2. If a parcel contains a stable structure it would be prioritized as infill housing 3. If a parcel is located within a five minute walkshed from a park (without traversing a major throughway) then it would be prioritized as housing 4. If a parcel is farther than a five minute walk to a park (or it requires traversing a major throughway) then it would be prioritized as gardens or pocket parks. Allegheny West’s diverse housing typology and row homes are an asset for the community, meaning that wholesale block demolition fails to maintain heritage and character. The Allegheny West Foundation (AWF) is currently a strong community organization but lacks the capacity for

major housing development that can be found from other North Philly CDCs. While infill can often be more expensive than larger developments, there are many best practices that have identified infill practices that maintain character while also addressing “broken teeth” blocks. These homes would increase the value of homes of current residents, while also bringing in new residents. Acquisition & Assesment: The Philadelphia Land Bank allows owners to purchase the lots adjacent to theirs for as little as $1, when the surrounding properties are valued at an average less than $75,000. Since the majority of houses are valued below $100,000 in the neighborhood, this is the case in Allegheny West. However, many residents are not able to take advantage of this program because they must also be able to cover fees, often amounting to over $1,000.58 In the case of funding issues, properties for infill would be acquired by AWF through the land bank in bulk. The blocks with the highest vacancy, adequate soil, and with the most sturdy structures as assessed by a team of geotechnical and structural engineers, would be top priority blocks for residential infill. Design: Designing the new homes on blocks will ultimately be a collaborative process between AWF, residents, and with technical expertise from the Community

9. Rise Design Collaborative. The rowhomes should be modeled after the Affordable Infill Housing Challenge findings and designs. While exact designs will be worked out, there will not be extremely prohibitive design guidelines. Homes should in theory match the materials of existing homes for the comfort and acceptability of the neighborhood. Partners: In order to start infill development, the first priority is building the capacity of the Allegheny West Foundation. The Norris Square Civic Association and Asociacion Puerto Riquenos en Marcha (APM) are the first two CDCs to reach out to in order to establish the replicable and adaptable best practices and to build AWF’s capacity.59 Next, The Community Design Collaborative and the Philadelphia Neighborhood Development Collaborative provide pro bono design assistance and resources for infill projects. AWF would also be tasked with building and selling the homes at market and affordable rates. Additionally, the Healthy Row House Project provides information and resources on maintaining and adapting row homes. Local Funding: Community Design Collaborative Home Repair Program, seek land donations from Philadelphia Redevelopment Authority or Land Bank60 Federal Grants: CDBG (Community Development Block Grants) 89

Aging in Place Over 42 percent of the population in Allegheny West is over the age of 45. Additionally, the overwhelming majority of homes are row homes built before 1939 that are owner-occupied and no longer fit the needs of residents.61 The plan proposes two programs to allow current and new residents the opportunity to age-in-place: a renovation and retrofit program allowing residents to down-size in their own home, and a rent-to-own program that transfers the property title while providing the homeowner a stable cash flow. Actions: Aging in Place (Adapting townhomes and implementing a new financial program for rent-to-own) Aging-in-Place Retrofit Program: The renovation and retrofitting of current homes will allow residents who currently live in Allegheny West to continue in their current homes while also downsizing into an in-law suite, or by renting out their extra space. The plan recommends initially rezoning the residential areas with current row-home housing stock that can be retrofitted from RSA-5 single family to RM-1 multifamily. This will allow for separate housing units to be contained within the rowhome.

The program would then pilot homes to be redesigned and renovated based on homeowner application and the state of the property. Criteria for pilot homes include: • Homeowner is over the age of 60 • Homeowner is not behind on taxes • Homeowner intends to stay in the community • House is at least 75 percent paid off • House is a rowhome built before 1950 The local architectural firm, BluPath Design, has considered several new ways to configure a traditional Philadelphia row home, to accommodate multiple units. In effect the home would be converted to a vertical multifamily property. Rent-to-Own Program: The Rent-toOwn program is a proposal for a first of its kind program. Similar to the Rentto-Own program that was pioneered in Milwaukee, this program would allow current homeowners to transfer the title of the property they have outgrown, while also ensuring it provides them with stable cash-flows moving forward. The tract is comprised of 63 percent owner occupied homes, of which, 87 percent of homeowners are over 45 and have spent years building equity in their homes, but when they outgrow them there is a

challenge to sell and get back the equity they have built home.62 This program would allow a new homeowner, who wishes to purchase and invest in a home in Allegheny West to receive seller-financing, in addition to traditional and low-income assistance financing, which not only reduces the immediate financial burden on the

BluPath Design - Rethinking the Rowhome

9. Rise

purchaser, but also provides the seller with many years of additional income. Partners: The Allegheny West Foundation would support both initiatives by building up their organizational capacity. For the retrofit program, they would help decide which homes are to be involved in the pilot and assist with the cost of redevelopment. The Allegheny West Foundation would work with Center for Universal Design, AARP, the Community Design Collaborative and local BluPath Design architectural firm, to design a retrofitted row home to fit the aging populations needs. BluPath Design has worked on designing Philadelphia row homes that allow for in-law suites or granny-flats so that people can age-in-place.63 The Rent-to-Own program would also require the Allegheny West Foundation to spearhead. This program as a completely new program that would require support from HUD as a new program or could be grassroots led by Allegheny West in partnership with organizations such as Habitat for Humanity, which would help the purchasing homeowner accomplish needed repairs through sweat equity. Funding: Section 202 Low-Income Senior Housing, HOME Investment Partnerships Program, FHA 203K low-income repair financing.

Incomplete block, Existing/Proposed Impact: AWF is more equipped to support changing resident housing needs. The neighborhood has quality, diversified housing stock to serve new residents as well as long-time residents. Complete blocks without vacancy or â&#x20AC;&#x153;broken teeth.â&#x20AC;? 91

Bakers Centre Redevelopment Integrate Abbottsford Homes and Bakers Centre through large scale, phased redevelopment

Abbottsford Homes & Bakers Centre Redevelopment

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The new Abbottsford Homes community would be one that is high density, mixedincome, and mixed-use, with one-to-one replacement for affordable housing units.

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The northern portion of Allegheny West contains several spatially disconnected sites, including an old psychiatric hospital, a Philadelphia Housing Authority (PHA) site, an auto-oriented commercial center, and partially vacant industrial space. While physically within the boundary of Allegheny West, Abbotsford Homes too remains in almost complete isolation. The property was originally built in the 1940s as mid-density multifamily housing for workers in the nearby manufacturing plants, but over the years it fell into disarray. In the mid 2000s half the site was demolished, and the overall average density of the neighborhood is only 75 percent of the density of Philadelphia on the whole.64

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The community would be connected and oriented towards the nearby Bakers Centre and would provide connections to green space and transit. There is precedent when it comes to demolishing old housing communities. PHA has demolished 23 out of 36 towers around the city. They also recently received a Choice Neighborhoods Grant for another site in Philadelphia to design a new mixed-income, high-density community that would provide 1:1 affordable housing

replacement, which is comparable to the proposed Abbottsford Homes redesign. In past PHA redevelopments, often times residents have been kicked out without providing alternative housing. In the case of Abbottsford Homes, there is enough room surrounding the community to being phasing development that would provide alternative housing to residents before demolition work began. The new development would be oriented towards

Proposed,New Zoning and Site Plan

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9. Rise the Bakers Centre and increase access to public green space. Phasing: â&#x20AC;˘ Phase I: Make appropriate zoning changes to encourage higher density development and acquire land north of Fox Street. The Abbottsford site would be upzoned to higher density residential multifamily. Bakers Centre would be rezoned from auto-oriented retail to higher density commercial mixed-use â&#x20AC;˘ Phase II: Produce new housing on Abbottsford north side to accommodate current residents, and redevelop remaining Abbottsford site â&#x20AC;˘ Phase III: Evolution of Bakers Centre into higher density, mixed-use, mixedincome, transit-oriented center Funding: LIHTC and Choice Neighborhoods (HUD)6566 Partners: Bakers Centre ownership, PHA, private developers

Bakers Centre

Impact: Higher density, mixed-income community with immediate access to transit and retail amenities

Swampoodle Yards, Mixed-Use Long-term redevelopment plan to celebrate Allegheny West’s industrial heritage while incentivizing economic growth.

Swampoodle Yards, Mixed-Use District Map Bakers Centre

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The historic industrial buildings that remain represent far more than just the physical structures that used to produce thousands of Tastykakes and autoparts, they represent the legacy of economic livelihood and independence which has deteriorated for so many.

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Between the North Philadelphia Station and the Allegheny SEPTA station there is a large swath of formerly industrial land. About 15 percent of land in Allegheny West is industrial and the majority is vacant. This industrial corridor is the heart of what used to be called, “Swampoodle,” while some of the buildings continue to house operating businesses, most of the manufactures have left the neighborhood, taking hundreds of jobs with them.

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Vacant Industrial Buildings to Preserve Swampoodle Yards would be a Request For Propsal (RFP) process run by Philadelphia Redevelopment Authority (PRA) conducted in order to not only restore significant industrial properties into new, mixed-income commercial enterprises and housing, but also develop significantly denser mixed-use around the North Philadelphia Transit Station and the Allegheny Transit Station. The revitalization of the district would seek to revive a key economic engine, first by restoring the five identified historic buildings, then by converting the vacant structures within the boundaries, and to ultimately building new structures that connect the two stations, via a commercial corridor trailing outwards from the greenway.

Allegheny West is also home to a variety of valuable historic, industrial buildings. Several of these are on the National Register of Historic Places, including the John Greenleaf Whittier School, the A. Mecky Company Building, the Budd Company Building, and the Steel Heddle Manufacturing Complex. The status of these buildings is significant because they are protected from demolition, and are also eligible for historic tax credits. Several other buildings in the Swampoodle Yards site plan area including Kellyâ&#x20AC;&#x2122;s Corner at 19th and Indiana Ave and the historic Bellfield Company building at 20th and Cambria St could be placed on this register so as to further ensure presevation of their heritage.

National Register of Historic Places: 1. John Greenleaf Whittier School 2. A. Mecky Company Building 3. Church of St James the Less 4. Budd Company Building 5. Steel Heddle Manufacturing Complex Funding: General District Tools and programs: Tax Increment Financing, New Markets Tax Credit, Low Income Housing Tax Credit, RACP funding, Tax Abatement, Federal Pilot Program for TOD Planning. Industrial building revitalization: Federal Historic Tax Credits, PA Historic Tax Credits, PA Industrial Sites Reuse Program Partners: Philadelphia Redevelopment Authority, SEPTA, Private Developers

Swampoodle Yards presents a major opportunity for development, which will in turn incentivize additional investment throughout the neighborhood. The Allegheny West plan and vision for the future first and foremost considers the benefit to current residents. In order to develop Swampoodle Yards and receive public financial incentives, developers must agree to a community benefit agreement which would be negotiated by the Allegheny West Foundation on behalf of the neighborhood residents.

Allegheny Station

North Philadelphia Station Development

North Philadelphia Station

Adaptive Reuse for American Tobacco, boilmaker shop, Ad Agencies 96

North Philadelphia Station Development

North Philadelphia Station

9. Rise

Existing Vacant Industrial/ Proposed Community Benefit Agreement: The details of such an agreement would be negotiated, but should detail the following: 1. Public parks and green space requirements 2. Affordable housing requirements for both rental and homeownership 3. Inclusion of primary healthcare facilities 4. Workforce development programs 5. Local labor force sourcing for construction and management jobs 6. Environmental design standard 7. Reservation of space for local nonprofits and art organizations

Site Plan Design Principles: • Building access should face the commercial corridors • Break up large industrial blocks into smaller blocks where possible • Preserve historically or architecturally significant existing buildings when possible by rezoning them as industrial mixed-use (IRMX or CRMX) • Determine building height maximums and scaling according to the size of the closest preserved industrial building so that no new construction will overshadow historic structures.

Impact: Higher density, mixed-use district with immediate access to transit and retail amenities

Industrial Reactivation Adapt historic industrial buildings to a changing manufacturing industry

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Allegheny West is known as the historic center for Philadelphia Manufacturing. This recommendation reinvigorates those historic buildings with new industrial uses. PIDC has identified advanced manufacturing and apparel manufacturing as two key industries to target industrial development and the former Budd Manufacturing Plant is a perfect site to create agglomeration nodes around these two industries. After cleaning the site through the state Industrial Sites Reuse Program, PIDC should collaborate with Temple University, which currently leases office space in the neighborhood, and Thomas Jefferson/

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Budd Manufacturing Philadelphia University, which has a campus in nearby East Falls. That collaboration should focus on attracting businesses that would partner with those two universities research, including Temple’s Health and Bioscience Incubator and Philadelphia University’s Fashion Incubator, to support new business development in this historic industrial space.67 PIDC should also work with the Pennsylvania Department of Community and Economic Development to develop a workforce training program that supports the reentry of those who have been unemployed for more than a year. The Pennsylvania Department of Labor and Industry’s Work Opportunity Tax Credit provides tax credits to employers who hire target employees, including the long-term unemployed. An estimated 49 percent of Allegheny West residents are not in the workforce and many were once employed

Conversion of Industrial to Biotech Lab in manufacturing, making them target populations for workforce development and ideal employees with manufacturing experience.68 Partners: PIDC, PDCED, Temple University, Thomas Jefferson/Philadelphia University Funding: Industrial Sites Reuse Program, Historic Tax Credit Program, Job Creation Tax Credit

Impact: Preserves Allegheny West’s industrial identity, creates new job opportunities

Active Greenway - Green Experience 100

10. Flourish

10. Flourish A community that cares for each other through shared public spaces and experiences. Despite Allegheny Westâ&#x20AC;&#x2122;s proximity to many of Philadelphiaâ&#x20AC;&#x2122;s most valued green spaces, the eastern portion is highly separated from parks and over a 12 minute walk or 0.5 mile walkshed. Additionally, although Allegheny West has various rebuild sites and parks within its bounds, many of these parks lack programming and maintenance, therefore currently serving as more of a liability than an asset for communities. By upgrading the cemeteries, creating a network of accessible parks, and building a healthy and environmentally friendly greenway, Flourish will create a neighborhood that is healthy, active, and engaged with their green space. Flourish seeks to spread green space around the neighborhood and make parks accessible and desirable places to be.

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Flourish Overview

Decades of disinvestment and environmental degradation limit citizenâ&#x20AC;&#x2122;s engagement with public space and each other. Flourish envisions a community that cares for each other through shared public spaces and experiences. Key Challenges 1. Impervious surfaces and a lack of tree cover negatively impact quality of life 2. Underutilized and inactive public realm limit recreational and local retail opportunities 3. Lack of basic public health access places unnecessary burden on the community

Recommendations 1. 2. 3. 4.

Underutilized Park (top), Redeveloped Park (bottom) 102

Active Greenway Green Space Network Cemetery Upgrade Civic Infrastructure

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Flourish Recommendations Map

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The Active Greenway Access to green amenities through bike and pedestrian improvements Green Experience

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The Schuylkill River Trail: The 30-mile Schuylkill River Trail draws over an estimated 20,000 runners, bikers, walkers per year, both visitors and residents.70 The trail is a major asset for recreation as well as for connectivity that runs through Allegheny West but is separated by car-oriented throughways and topography. The proposed Green to Greenway Network would connect the trail to the neighborhood by renovating the current path that Laurel Hill has running alongside Hunting Park Avenue

Greenway Experience Map

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Despite Allegheny Westâ&#x20AC;&#x2122;s close proximity to major parks and the presence of over 156 acres of open space, Allegheny West still fares poorly by many environmental and health indicators. Children in the neighborhood are twice as likely to have elevated blood lead levels, there is half as much tree cover as there is throughout the rest of the city, and there is 23 percent more impervious surfaces than Philadelphia on the whole.69

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Schuylkill River Trail

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and adding a right-of-way. The trail would be open to the public, allow bike access, and connect to the sidewalk at Hunting Park Avenue below the tunnel and back up on grade (crossing Ridge Avenue).

traffic, longer blocks, and an auto-oriented focus. The plan proposes to overcome this through adaptation of the avenues existing width to contain a protected bike trail and pedestrian sidewalk.

The Gateway to the Wissahickon: Wissahickon Park, just one mile north of Allegheny West’s northern border, is a 1,000 plus acre park that is one of the city’s top attractions. Henry Avenue starts in Allegheny West and runs directly through the park. Our Green to Greenway Network would create a Gateway to the Wissahickon, picking up where Hunting Park meets Henry Ave, Henry Avenue would then take pedestrians and cyclists from the River Trail extension up to the entrance of the Wissahickon. Henry Avenue is in unique in that it has few parallel streets and it bisects many neighborhoods in Philadelphia. However, despite it’s geographic advantage, it is hard to navigate on bicycle because of fast

Additionally, Henry Avenue would also have two smaller branches, one small pedestrian-oriented path leading to the Bakers Centre and one on Roberts Avenue to bring people to the smaller, but closer, Fern Hill Park. These trails are merely for accessibility to a large commercial center and open space, while also adding to the Greenway.

Mural Arts Philadelphia Connecting Allegheny West to both the Schuylkill River Trail and the Wissahickon would make Allegheny West a neighborhood where residents can have accessibility to multiple locations, whether for work or play, through a unique greenway that loops around the entire neighborhood.71 Partners: Neighborhood Bike Works, PHS “Plant One Million”, Mural Arts Philadelphia

Impact: Increased pedestrian activity, access to bikeshare near parks and transit nodes, doubled tree cover, reduced impervious surfaces. 105

Commercial Experience Strong Presence: Building trust is the first step to creating a sense of place and presence along the corridor. The North 22nd Street Business Association is already a strong organization along the existing corridor, and can help with the interaction of community members and local government. In order to implement these programs the Business Association

The North 22nd Street Business Association President, Ken Curry promotes the Storefront Improvement Program (SIP), from the Commerce Department. The

Commercial Experience Map Greenway - Street Activation

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North 22nd Street contains 38 percent to-go foods, 24 percent beauty and hair salons, and 9 percent clothing and shoe stores, and approximately 17.9 percent vacancy. The 17.9 percent vacancy rate is higher than many commercial corridors in North Philadelphia.72 Despite the challenges, the North 22nd Street Corridor remains an asset for Allegheny West, an asset that must be leveraged and connected to the new development happening in Allegheny West. North 22nd is an opportunity to build trust and engage with residents and make sure that as new development sprouts up that the needs of long-time residents are being considered in the neighborhood vision for the future.

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and AWF must make a concerted effort to build trust between residents, business owners, and government and outside institutions.

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North 22nd Street is Allegheny Westâ&#x20AC;&#x2122;s main commercial corridor. While the corridor has a lower than average vacancy, and serves as a neighborhood resource, the corridor lacks sit down restaurants, and is underutilized. In order to improve the commercial experience we recommend a new commercial corridor extension will run east down Indiana Street from North 22nd until the railroad greenway. Together, these two corridors will create a sense of place unique to Allegheny West and reduce total commercial vacancy.

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SIP focuses on commercial corridors and reimburses owners for making storefront improvements. Almost half of the cost can be funded by the city, with a maximum of $15,000 for business properties. SIP encourage local shop owners to participate in the program. For example, shop owners are organized to meet together and discuss what they need and what they want, or they are free to give suggestions to the SIP implementation. The program can improve the condition of the storefronts along the North 22nd street corridor, as well as more interactions between the local people will strengthen the mutual trust, which is beneficial for future planning practice. Strengthening a sense of place through collaboration and trust, specifically promoting the SIP program and working with local business owners to walk them through the application process. Street Beautification: Through this organization, businesses can begin to work together to promote placemaking amenities like seating areas and street trees. This will be done by creating parklets and providing tables and chairs with outdoor seating seasonally and plant one million, part of the PHS program to green and clean the neighborhood throughout existing rights of way. Additionally,

Proposed Commercial Experience sidewalk and curb improvements which have already been started through AWF will continue. Street Tree Planting: Street trees can green and clean our neighborhood, providing us beautiful streetscapes and increasing the streetâ&#x20AC;&#x2122;s attractiveness. However, right now, there are only seven trees on the entire corridor. To make the street greener, cleaner and healthier, the plan propose to cooperate with TreePhilly to plant more trees along the street sidewalks and other public rights-of-way. Parklet Program: Parklets are small onstreet sitting places which are active during the summer and early fall, but removable during the winter and the early spring. They use spaces smaller than one or two parking spots. Parklets provide people with chairs and tables which are usually

surrounded by greenery. For pedestrians and residents, it is a good opportunity to sit and enjoy the street landscape and the sense of place. For the neighborhoods, it can raise its vibrancy, and also increase the attractiveness of commercial corridors. Partners: AWF, City of Philadelphia, oTIS, North 22nd Street Business Association

Impact: Attract new businesses, such as sit down restaurants which are wanted throughout the community, creating more of a welcoming corridor and reduce the vacancy of the corridor, creating a sense of place

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Green Space Network & Improvements Create an accessible hierarchy of green space to serve different uses and users Green Space Netowrk Map Park Improvement

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Cemetery Upgrade

Park Improvement

The largest Rebuild location within Allegheny West is the park at 29th & Chalmers Ave. In the past, the park has received development proposals that mirror those of Hunting Park. However, financing the development has proved difficult, and upgrades that match Hunting Park’s would cost upwards of $5 million, far surpassing Rebuild’s per location funding.

Pocket Parks E1 T XS FO

Allegheny West is home to seven Rebuild sites, or public spaces that are eligible for municipal funding for renovation. During the North District Planning Process, a resident survey showed that 48 percent of residents wanted to see vacant lots filled in with green space and public gardens. Despite the presence of parks and greenspace in the neighborhood many are under programmed and not well maintained.

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Given this, Chalmers must seek external funding as part of the greenwayâ&#x20AC;&#x2122;s larger park connection points. The park would still serve as a sit with a playground and space for children, but would connect to the greenway running just to the south along Lehigh Avenue. Partners: PWD, William Penn Foundation, Rebuild Program, Philadelphia Parks & Rec., Neighborhood Garden Trust

10. Flourish

Pocket Park Infill The North District has 420 vacant acres of land and 180 acres of parcels with vacant buildings. The City owns 160 of these vacant sites.73 Proper redevelopment between existing homes (infill properties) is difficult when it is not a corner property. The blocks in Allegheny West are largely dense and intact. As mentioned above in the Residential Stabilization

recommendation, these vacant lots would be turned into either pocket parks or residential infill. These parks renew the valuable resources of open space while preserving the surrounding builtenvironment and public realm, specifically increasing community safety, security, and physical health.

Pocket Park Opportunity Map

Walkshed Residential

EAST FALLS TE

Park

Vacant Land

T XS FO

U RO SEP

X CS

TIOGA/NICETOWN A SEPT

A PT

VE KA

29th & Chalmers

uyl

Sch

W LEHIGH

.125

.25

.5 Miles

AVE

29th & Chalmers Park

SEP

NA AVE

N BROAD

Riv e

W INDIA

kill

Schuylkill River Trail

Y AVE

VE SA

Mt Vernon Cemetery

Mt Peace Cemetery

ALLEGHEN

N 22ND

E RIDGE AV

KELLY DR

Laurel Hill Cemetery

AR GP

STRAWBERRY MANSION

109

Pocket Park Designs/ Uses Given Allegheny Westâ&#x20AC;&#x2122;s high vacancy, a focus on small pocket parks, which can be wedged between existing places and structures, has the potential to replace turn vacant parcels into green blocks. Philadelphia spends $1,846,745 per year cleaning vacant lots. A 2001 study in Philadelphia found that houses within 150 feet of a vacant or abandoned property experienced a net loss of $7,627 in value. Researchers also found â&#x20AC;&#x153;that all else being equal, houses on blocks with abandonment sold for $6,715 less than houses on blocks with no abandonment.â&#x20AC;?74 Pocket parks are a cheap alternative to infilling neighborhoods and improving property values. While many pocket parks are less than half an acre in size, in aggregate they can comprise a key portion of urban green space. It is nearly impossible to build large parks in a dense, urban environment with so many existing structures and communities without severe interruption. 110

Additionally, these parks are necessary additions to the existing Allegheny West parks because of their current under programming, lack of infrastructure for a diversity of residents, and also the lack of safety amenities like lights or cameras. As a result of this lack of engagement, residents have expressed concern that open and unprotected spaces are becoming drug and crime hotspots. Acquisition: Community activism is the strongest acquisition strategy for pocket parks. Many of the parks on the west coast have been created as a result of community groups organizing and rallying for more open space, and identifying the spaces within the urban environment. The average user will walk within a four-block radius to use a pocket park. Given that, park designs are meant to serve the local and immediately adjacent population, adding up to about one park per block.

Design & Use: There is no such thing as a one size fits all park. Clean and safe parks will be the priority. Meaning that lighting and cleaning will be key issue areas. Additionally, the visibility and location of parks requires parks to be in heavily pedestrian trafficked area so they are convenient and easy to pass through. This allows for the parks to be on block corners, mid block, or even a bisector of the block to create a pedestrian corridor. Specific park uses would be determined by residents. The second community meeting held during the North District Planning process surveyed residents on vacant lot desired designation, whether that be park with sports facilities, park with places to sit, or community garden. An overwhelming portion of the responses identified as gardeners already or expressed an interest in gardening. The biggest challenge to gardening was the lack of access to training and garden education, followed by access to land and gardening space. Partners: Partners are sought out to

develop, run, and maintain the pocket parks. This does not require much capital outlay process and will allow many partners to sign on and even design their own parks. Overall, there is no strategic plan, it is not over designed, and it is not over engineered. There are many reasons that link parks to the quality of life, as well as the added value of parks to the builtenvironment. Possible investors and partners include major neighborhood institutions: civic, religious, educational, social, and political. These institutions can broaden their services in a way to help build more personal responsibilities as fundamental building blocks for “community responsibility.” This responsibility has been seen in other park rehabilitations such as Hunting Park West. The community takes pride in the parks they have created, therefore keeping it a safe and welcome place for all. Additionally, private developers and investors could place their capital in the neighborhood to help close the gap between supply and demand. These could include the Philadelphia Water Department, whose maintenance headquarters are located in the neighborhood, as well as other developers with current projects in the neighborhood such as Sherman Mills. Overall, government institutions would maintain the quality public services in the area, while civic associations such as

RAH and AWF can partner with schools and other community resources such as the Fairmount Park Conservancy (FPC) to gather feedback from the community to develop a broader range of appropriate and sought after activities. Programming Pennsylvania Horticultural Society (PHS) has shown a commitment to activating green space across the city from small to large spaces. Pop-up gardens are located on sites which can be seasonally transformed, such as vacant parcels. These transformations become “urban oases” through the society’s imaginative landscaping, exceptional horticultural knowledge, and environmental design. The purpose of the pop-up parks is to entice visitors seasonally, specifically from the summer into early fall, which feature different types of programming. These smaller parks make these destinations horticultural “hot spots”. Additionally, with entrance into one of the pop-ups, visitors have the chance to register for the PHS newsletter and become an active member in the society. Maintenance: PHS’ “The Land-Care” program addresses the city’s widespread challenges of land vacancy. This would not include vacant lots that have existing structures. The purpose of this program is to clean, green, and stabilize the vacant lots to assist in returning them to other uses. Over 12,000 parcels have already

10. Flourish been a part of this program, equaling a combined grand total of over 16 million square feet.75

Is there an existing structure on the lot? NO

YES

Could the structure be saved? YES

Infill/ Restore Home

Is the lot within a 5 minute walk to a park?

Pocket Park

Pocket Park Decision Tree

Impact: Areas of activity within four block walksheds, community garden opportunities and education services, bring forth a sense of community responsibility and safety, returning spaces to places, reduction of city funds spent on vacant lot clean-up, increase in housing values 111

Cemetery Upgrade Restore historic cemetery to neighborhood amenity and regional destination Mount Vernon Cemetery vs. Laurel Hill Cemetery

EAST FALLS

Pocket Parks E1

Cemetery Upgrade

RO SEP

Laurel Hill Cemetery

TIOGA/NICETOWN A SEPT

A PT

VE KA

uyl

Mt. Vernon Cemetery

.25

.5 Miles

W INDIA

NA AVE

r Riv e kill

Mt Peace Cemetery

Sch .125

VE SA

Mt Vernon Cemetery

W LEHIGH

AVE

STRAWBERRY MANSION

Y AVE

N BROAD

ELAND ST

ALLEGHEN

N 22ND

KELLY DR

WESTMOR

Laurel Hill Cemetery

AR GP

N 17TH ST

112

Park Improvement

E RIDGE AV

Laurel Hill was founded in 1836 as three different parcels. The current 78 acres were acquired over time, and the cemetery is significantly smaller than it once was. Laurel Hill has recently begun outreach initiatives into Allegheny West, but tensions do remain between the community and the cemetery that only allowed non-white burials in the 1970s. On the other hand, the owner of Mount Vernon is Joe Murphy, who does not live in

Cemetery Upgrade Map

T XS FO

Both Laurel Hill and Mount Vernon can be controversial topics when discussing revitalization and redevelopment, because residents believe cemeteries should remain as places dedicated to those laid to rest. This plan proposes that Laurel Hill partner with Mount Vernon to assist Mount Vernon is an overall clean-up and revitalization to bring the cemetery back to active burial grounds and community use.

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the neighborhood, nor the state. Murphy inherited the land from his father, and over the last twenty years Mount Vernon has seen little to no maintenance. Murphy has expressed interest in selling the land and has been in conversation with Laurel Hill, but thus far no deal has been reached, in large part because of the liability that comes with purchasing the land for Laurel Hill. 76

The sheer size of the land raises questions of safety, and also presents the possibility that an unwanted outside developer would completely redevelop the entirety of the cemetery. In order to keep the cemeteries as cemeteries the plan intends to engage the community in programming that will not only lead the way for land revitalization but also engage residents. Maintenance: In order to convert the cemetery into a space that simultaneously honors the lives of those laid to rest and also serves a space for visitors the grounds must be cleared of years of vegetation overgrowth and weeds. There must be new planting of low-maintenance plants. Throughout this process it is important to conserve and take care of grave markers. Tourism: Tours discussing the architecture, history, the role of Laurel Hill, and the famous people laid to rest there would foster and support the restoration and preservation of the cemetery monuments,

statuary, gatehouse, and grounds. Programming: While the cemeteries would continue to serve first and foremost as a cemetery there would also be concerts, yoga, and events held in the cemetery in order to bring new visitors to appreciate and enjoy the space. Additional outreach would be done to make sure programming matched the residents’ needs. Partners: A merge between Laurel Hill and Mount Vernon is ideal for this situation to come into fruition. Additionally, with the help of PHS both cemeteries can have assistance with upkeep and maintenance through programming. PHS already has a multitude of different programming in place across the city, which could be added to the Mount Vernon and Laurel Hill sites. These include “Garden Tenders”, “Roots to ReEntry.” Phasing: • Phase 1: Streetscape and security improvements include securing the entire site with new fencing and street improvements, especially to Lehigh Avenue and the eastern edge, which is adjacent to a children’s park. Most of this phasing takes place in the “Connect - Greenway Infrastructure” recommendation, as referenced in the first strategy. Maintenance, clean-up, and documentation of the tombstones are recorded. Total

10. Flourish funding will require a couple hundred thousand dollars through public and private sources. • Phase 2: Restoration of pedestrian and bike paths, designate areas to burial vs. tending vs. lawn. • Phase 3: Vegetation Removal, Landscaping, and Initial Conservation would require grants, funding, and the participation of many of the partners combined and over $1 million, along with volunteering and PHS maintenance programs.

PHS “Roots to ReEntry” Impact: Job opportunity for previously incarcerated community members, Enhanced horticultural and historic education, Active and accessible open space for programming 113

Civic Infrastructure Leverage existing civic institutions towards building community buy in and engagement

Civic Infrastructure Map Correctional Facility Church

EAST FALLS TE

U RO

Education Facility

Health Provider

T XS FO

Allegheny West is home to many strong civic institutions, ranging from the 32 churches to the recently renovated Widener Library Branch. These institutions are well-placed to connect residents to resources and serve the needs of a community that has seen decades of disinvestment.

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X CS

TIOGA/NICETOWN SE

Temple Medicine ELAND ST

ALLEGHEN

Y AVE

VE SA

Mt Vernon Cemetery

r uyl Sch N

114

.125

.25

.5 Miles

AVE

STRAWBERRY MANSION

W LEHIGH

N BROAD

Riv e

NA AVE

kill

Mt Peace Cemetery

W INDIA

N 22ND

KELLY DR

WESTMOR

N 17TH ST

E RIDGE AV

E AV

Laurel Hill Cemetery

A SEPT

A PT

Widener Library Branch on Lehigh Ave.

K AR GP

SEP

10. Flourish

PHS “Garden Tenders”, SHARE Food Program Actions: • Build community trust and collaboration by promoting civic dialogue and roundtables with stakeholders • Establish neighborhood health hubs through Temple Medicine as part of the Temple University Hospital Community Health Needs Assessment service area77 • Establish environmental education programs through PHS “garden tenders,” and “Green City Teachers” programming that provides horticultural opportunities through churches, and after school programs • Work with SHARE Food Program to support residents in growing food and encourage residents to donate extra harvest to SHARE. • Seek to work with PHS to digitize horticultural library at McLean Library to make available to Allegheny West residents

Temple University Hospital, Food Program

Partners: • Temple Medicine • Widener Library • “Farm for the City” national funding by the Pew Center for Arts and Heritage • PHS: “Green City Teachers” &“Garden Tenders” • SHARE food program • Churches and other local civic institutions Programming: Additionally, PHS has a 10,000-volume at McLean Library provides current and historic information on gardening, plants, and great gardens. Something similar could be put in place in the Widener Library Branch. National funding also exists, such as the “Farm for the City” program funded by the Pew Center for Arts and Heritage.78 With the implementation of many programs geared towards horticulture, the range of institutions can help provide Allegheny

St. James School, 5K Fundraiser

West with green space and promote active gardening and tending tools for its residents. Specific PHS programs aimed at providing horticultural education include “Garden Tenders,” a training course for individuals interested in starting community gardens on vacant lots, parks, schools, or churches;“Green City Teachers” provides Philadelphia educators with the skills to integrate horticultural and environmental education into curricula, after-school programs, and servicelearning projects;“Roots to Re-entry” provides vocational horticultural training, therapy, and transitional employment to those previously incarcerated. Impact: Accessible healthcare and programming, and a collaborative environment between invested institutions and proud citizens 115

11. The Plan Conclusion

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11. The Plan Conclusion

Conclusion

The Allegheny West Neighborhood Plan ultimately pursues a strategy for both short-term and long-term neighborhood growth. The three-tiered framework, Connect, Rise, and Flourish focus on building the neighborhood that residents remember, a community comprised of close knit households with access to resources and amenities, trusting relationships with institutions, a hub for jobs and for quality affordable housing that fits the needs of new residents and long-time residents, and a built environment with activated vacant and green space; a healthy community in every sense of the word.

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12. Acknowledgments

Thank you,

from the Spring City Planning Workshop 600 Team

The team woul like to thank everyone who was involved in the making of this plan. Interviews: • Thera Martin-Milling - Allegheny West Foundation, Business Corridor Manager • Dave Kasievich - St. James School, Head of School • Ashley Richards- Philadelphia City Planning Commission, City Planner • Nick McAllister - Laurel Hill Cemetery, Director of Development & Membership at Friends of Laurel Hill Cemetery • Ken Curry - North 22nd Street Business Association, President A special thank you to Professor Domenic Vitiello for taking on the role of a trusted advisor in this process. A very special thank you to Julie Donofrio, our instructor, advisor, and mentor throughout the Allegheny West Neighborhood Plan. 118

The team from left to right: Julie Donofrio, Ethan Genyk, Kerri May, Lufeng Lin, Tong Wu, Fay Walker, William Smith

12. Acknowledgement

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End Notes & Sources

1 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, 2017. https://www.phila2035.org/north. 2 Philadelphia Encyclopedia, North Philadelphia, http://philadelphiaencyclopedia.org/archive/north-philadelphia-essay/ 3 Tanenbaum, Michael. PhillyVoice, “North Philly residents seek to revive ‘Swampoodle’ neighborhood.” March 2016. http:// www.phillyvoice.com/north-philly-residents-seek-revive-swampoodle-neighborhood/ 4 Philadelphia Encyclopedia, Tasty Kake, http://philadelphiaencyclopedia.org/archive/tastykake/ 5 James Lincoln Ray, Society for American Baseball Research, Connie Mack Park. http://sabr.org/bioproj/parks/connie-mack- stadium 6 Jeff Schlegel, The New York Times. “Tastykake Baker Finds a Home in the Revamped Philadelphia Navy Yard”, August 24, 2010. http://www.nytimes.com/2010/08/25/realestate/25navy.html 7 City of Philadelphia, The National Register, http://www.phila.gov/historical/register/Pages/landmarks.aspx 8 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, 2017. https://www.phila2035.org/north. 9 Census Bureau, 1970, 1980, 1990, 2000, 2010 Decennial Census. Retrieved from Social Explorer. 10 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 11 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 12 Interview with Thera Milling, Allegheny West Foundation, 2/1/18, and Philadelphia Department of Prisons. 13 DataHub, Crime in Philadelphia, retrieved from http://data.philly.com/philly/crime/?from=2017-04-01&to=2017-04- 30&nType=crime&dNeigh=Allegheny%20West 14 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 15 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 16 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 17 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 18 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 19 Philadelphia Department of Public Health, Blood Lead Level Data, 2016, Accessed via OpenDataPhilly. 20 Committee of Seventy, Federal Officials, https://www.seventy.org/publications/elected-officials/philadelphia 21 Allegheny West Foundation, Neighborhood Strategic Plan, http://www.awest.org/pdf/AWF-Neighborhood-Strategic-Plan.pdf 22 Philadelphia Street Tree Inventory, The City of Philadelphia, retrieved from OpenDataPhilly 23 Philadelphia Street Tree Inventory, The City of Philadelphia, retrieved from OpenDataPhilly 24 Philadelphia Water Department, Green City, Clean Waters, http://www.phillywatersheds.org/what_were_doing/documents_ and_data/cso_long_term_control_plan 25 Land Cover Raster, Office of Innovation and Technology, City of Philadelphia, retrieved from OpenDataPhilly 26 SEPTA Route Statistics. https://septa.org/strategic-plan/reports/route-statistics.pdf. (2017) 27 Indego, Bike Stations, retrieved from https://www.rideindego.com/stations/ 28 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 120

29 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 8. The Plan 30 Melissa Romero, Philly Curbed. “North Station District proposal to bring $162M development to North Philly” March 20, 2017. https://philly.curbed.com/2017/3/20/14981450/north-philadelphia-station-district-plan-racp-grant 31 Azavea, Philly Park Walkshed, Walkshed.org. 32 Trust for Public Land, ‘How Much Value Does the City of Philadelphia Receive from its Park and Recreation System?” June 2008, http://cloud.tpl.org/pubs/ccpe_PhilaParkValueReport.pdf. 33 “Employment by Major Industry Sector.” In BLS Employment Projections. Retrieved from https://www.bls.gov/emp/ep_ table_201.htm, and via Onthemap.com, Census Bureau. 34 BLS 35 BLS 36 Interview with Ken Curry, 2/13/18. 37 Interview with Ken Curry, 2/13/18. 38 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, 2017. https://www.phila2035.org/north. 39 Interview with Dave Kasievich, 2/24/18. 40 High Schools in Philadelphia, Greatschools.org, https://www.greatschools.org/pennsylvania/philadelphia/schools/?gradeLevels=h 41 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, 2017. https://www.phila2035.org/north. 42 Deliverance Evangelical Church. http://decministry.org/community-development/hope-plaza 43 Interview with Thera Milling, Allegheny West Foundation, 2/1/18, and Philadelphia Department of Prisons. 44 16 Historic and Notable Cemeteries, PhillyCurbed. https://philly.curbed.com/maps/historic-philadelphia-cemeteries/mount- vernon-cemetery 45 Interview with Nick McAllister, Friends of Laurel Hill Cemetery, 2/21/18. 46 Interview with Nick McAllister, Friends of Laurel Hill Cemetery, 2/21/18. 47 What is Rebuild? Rebuild Philadelphia, http://rebuild.phila.gov/about/what-is-rebuild 48 Sherman Mills Flyer and Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. “North Station District proposal to bring $162M development to North Philly” 49 50 SEPTA Route Statistics. https://septa.org/strategic-plan/reports/route-statistics.pdf. (2017) 51 City of Philadelphia, Revitalizing Corridors, Phila.gov. 52 Vision Zero, High Injury Network, http://www.visionzerophl.com/about. 53 Indego, Bike Stations, retrieved from https://www.rideindego.com/stations/ 54 BLS 55 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 56 Smart Growth America, “Vacant Properties: The True Cost to Communities.” https://www.smartgrowthamerica.org/app/legacy/ documents/true-costs.pdf. 2005. 57 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, Community Meeting 2 Notes, 2017. https://www. phila2035.org/north. 58 Philadelphia Land Bank, Acquisition Policies. http://www.philadelphialandbank.org/Content/PDF/Land percent20Bank percent20Acquisition percent20Policies.pdf 121

End Notes & Sources

Community Design Collaborative, Affordable Infill Housing. https://cdesignc.org/uploads/files/661989402500144183- 59 affordable-infill-housing-design-challenge.pdf 60 Affordable Infill Housing. 61 Census Bureau, ACS 2012-2016. Retrieved from Social Explorer. 62 HUD, Rent-to-Own Program Rehabilitates Abandoned and Foreclosed Properties, https://www.huduser.gov/portal/pdredge/ pdr_ edge_inpractice_102014.html 63 Sandy Smith, “Can the Granny Flat Make a Comeback?” NextCity, 2014. https://nextcity.org/daily/entry/city-living-granny- flats- aging-in-place 64 Brookings Institution, “Rethinking Local Affordable Housing Strategies,” https://www.brookings.edu/wp-content/ uploads/2016/06/housingreview.pdf 65 HUD, Choice Neighborhood Planning Grants. https://www.hud.gov/press/press_releases_media_advisories/hud_no_18_018 66 HUD, Choice Neighborhood Planning Grants. https://www.hud.gov/press/press_releases_media_advisories/hud_no_18_018 67 PIDC. An Industrial Land and Market Strategy for Philadelphia. (September 2010). 68 Pennsylvania Department of Labor and Industry, Work Opportunity Tax Credit. http://www.dli.pa.gov/Businesses/Workforce- Development/emp-tax-credits/Pages/WOTC.aspx 69 City of Philadelphia, Impervious Surfaces, retrieved from: OpenDataPhilly. 70 Schuylkill River Trail, About Us. https://schuylkillrivertrail.com/about-us/ 71 City of Philadelphia. Pedestrian and Bike Plan. http://www.phila.gov/CityPlanning/plans/Pedestrian%20and%20Bicycle%20 Plan/PCPCFinalReportJune2012.pdf. 2012. 72 City of Philadelphia, Revitalizing Corridors, Phila.gov. 73 Philadelphia Planning Commission, Philadelphia 2035, North District Plan, 2017. https://www.phila2035.org/north. 74 Interview with Nick McAllister, Friends of Laurel Hill Cemetery, 2/21/18. 75 Philadelphia Horticultural Society, Programs, www.phsonline.org 76 Temple University Hospital, Community Health Needs Assessment. https://tuh.templehealth.org/upload/docs/TUHSPUBLIC/ TUH-CHNA-2016.pdf. 2016. 77 Philadelphia Horticultural Society, Programs. www.phsonline.org 78 Temple University Hospital, Community Health Needs Assessment. https://tuh.templehealth.org/upload/docs/TUHSPUBLIC/ TUH-CHNA-2016.pdf. 2016. vacant land worth less

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8. The Plan

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