WEST POPLAR SITE PLAN
Melissa Andrews Eileen Divringi Thomson Kao Wesley Vaughn
Where is West Poplar?
Fairmount Park
Temple Universit y
Line
ve Ri ill hu ylk
Center City
Northern Liberties
Delaware Rive r
xpy
r
rankford
Vine St E
5
e9
at rst
e
Int
treet Lin e Broad S Market-F
Sc
CONTEXT
WEST POPLAR
CURRENT STATE OF AREA
Base Map
FAI
RM
NOR
MEL
T.
AVE
.
ST.
WARNO C
T.
ACE S
ON
K ST.
TH S
WALL
OU NT
LEMON S
T.
MOUNT V
ERNON S
T.
LEGEND
SPRING GARDEN ST.
9TH ST.
PERCY S T
INE ST.
.
. BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
PARCELS BUILDINGS READING VIADUCT BROAD-RIDGE SPUR BUS ROUTES BICYCLE LANES 0
125
250
375
500 Feet
CURRENT STATE OF AREA
Base Map
FAI
RM
OU NT
AVE
.
40 Affordable Units K ST.
MEL (4 NOR must be handicap-accessible) ON TH S ST.
WALL
ACE S
WARNO C
T.
20 Market-Rate Units T.
LEMON S
10-15 Building Rehabilitations T.
MOUNT V
ERNON S
T.
LEGEND
SPRING GARDEN ST.
9TH ST.
PERCY S T
INE ST.
.
. BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
PARCELS BUILDINGS READING VIADUCT BROAD-RIDGE SPUR BUS ROUTES BICYCLE LANES 0
125
250
375
500 Feet
Base Map
INSTUTION Y
C AN
C VA
STRON
.
R.I.P.
Y
C AN
C VA
NG
O R T
INST.
S
NC VAC A
STR
CONSTRU CTION
CON
D
Y
G
IN
INSTU TION
CURRENT STATE OF AREA
R.I.P.
STRO
P
R.I.
NG
0
125
250
375
500 Feet
U
S
T
R
Y
CURRENT STATE OF AREA
Base Map
FAI
RM
OU
NT
NOR
AVE
.
CK ST.
TH S
WALL
MEL
ON
ST.
WARNO
T.
ACE S
T.
LEMON S
T.
T.
SINGLE-FAMILY MULTI-FAMILY
GREEN S
T.
SPRING GARDEN ST. 0
125 250
9TH ST.
INE ST.
PERCY S
BRANDYW
10TH ST .
T.
T.
11TH S
.
CLAY ST.
12TH ST
AUTO-COMMERCIAL COMMERCIAL COMMERCIAL MIXED-USE
MOUNT V ERNON S
VACANT LOT VACANT BUILDING PARKING INDUSTRIAL INSTITUTIONAL PLAYGROUND
500 Feet
MARKET FINDINGS
Car Ownership Rates
30% Two +
OWNER-OCCUPIED (n = 558)
48% One
10% Two +
RENTAL (n = 1,745)
22% None
55% None
35% One
2007-2011 5-Year ACS
MARKET FINDINGS
Car Ownership Rates
30% Two +
OWNER-OCCUPIED (n = 558)
48% One
10% Two +
RENTAL (n = 1,745)
22% None
55% None
35% One
2007-2011 5-Year ACS
• Investigate the usage of Independence National Historic Park for addition programming
Cianfrani Park
MARKET FINDINGS Open Space Desert • Schedule programmed events to animate public spaces, such as City Hall courtyard, along the Benjamin Franklin Parkway, and neighborhood parks [see Focus Areas, p. 30] > Implementing Agencies: MDO, PPR, INHP, MOACCE, nonprofits | CW Objectives: 6.3.3, 2.4.1
West Poplar’s playground
53. Rehabilitate the elevated portion of the Reading Viaduct into a neighborhood park. > Implementing Agencies: CCD, PPR | CW Objectives: 8.1.2, 6.1.2
Access to Public Open Space The district as a whole is well served by public parks and recreation centers, however there are pockets, particularly at the southern corners of the district, along North Broad Street and in the Poplar and Callowhill neighborhoods, where the population is underserved. Although these areas are less populated as other neighborhoods, they are experiencing residential growth. The accompanying map shows an analysis of the existing open space conditions. The swathes highlighted in red represent areas that require more than a 10-minute walk to publicly accessible open space and therefore are considered underserved.
The Callowhill - Chinatown North Strategic Plan proposes 21 acres of new open space that will put 90 percent of residences and businesses in the area within one-quarter mile of open space, versus 38 percent today. Rendering of Chinatown North Community Park
Framing Our Future
Central District Plan, P. 77
77
MARKET FINDINGS
Open Space Desert
Site Approach Diagram
FAI
RM
SPRING GARDEN SCHOOL
VACANT M
TH S
ACE S
T.
! NG
T.
CLAY ST.
!
PLAYGROUND T.
LEGEND
INE ST.
SPRING GARDEN ST.
9TH ST.
BRANDYW
T.
!
INDEPENDENCE PRESS .
T.
T.
GREEN S
!
READING VIADUCT
LEMON S
10TH ST
CHURCH OF THE ASSUMPTION
T.
ERNON S
11TH S
12TH ST
.
S
NS
DUMP SITE
MOUNT V
O TR
.
WARNO C
WALL
!
T.
AVE
!
ELO
K ST.
NOR
OU NT
PERCY S
SITE PLAN
!
0
SPRING GARDEN CATALYST STRONG EXISTING AREA 11TH STREET SPINE SITES OF CONCERN SUPPORTIVE SITES 125
250
375
500 Feet
Chosen Development and Rehabilitation Sites
FAI
RM
NOR
ACE S
T.
ON
K ST.
T.
AVE
.
ST.
WARNO C
WALL
OU NT
MEL
TH S
LEMON S
T.
MOUNT V
ERNON S
SPRING GARDEN ST.
9TH ST.
INE ST.
PERCY S
BRANDYW
T.
.
T.
10TH ST
T.
T.
GREEN S
11TH S
.
CLAY ST.
12TH ST
SITE PLAN
0
125
250
375
500 Feet
SITE PLAN
Chosen Development and Rehabilitation Sites
FAI
R
MOincreasing investment in new and rehabilitated residenThe West Poplar neighborhood has recently seen UN AVE tial construction. However, it still struggles with vacant,T untended land, particularly toward the north and . east, and several large landmark buildings remain unoccupied.
SPINE.
WALL
ACE S
T.
WARNO C
K ST.
Our site approach entails building up three types of targeted areas and prepping the market for future MEL N ON lots. The portion of the neighborhood between ORT interventions on the neighborhood’s remaining vacant ST. H ST . 12th Street and 11th Street is strong, and new development along 10th Street is filling in the gaps. 11th Street, which contains many vacancies yet also holds community assets, is the remaining unstrengthened
The West Poplar section of Spring Garden Street contains successful storefronts and a growing vibrancy that could be increased and harnessed using short-term interventions and lot rehabilitation. These initiatives would serve as the CATALYST, pulling community interest up 11th Street. LEMON S
T.
T.
12TH ST
.
The playground on Lemon Street and 11th Street serves as the core of the street‌and of the neighborhood, as its single park. This playground will revitalized, and Lemon Street will be reimagined as a MOUN T Vbe ERNON S T. homes alongside it. Additional market-rate and green alley with a mixture of affordable and market-rate CLAY ST. affordable units will be developed and rehabilitated along 11th Street itself. All units will be constructed at maximum allowed density, or more so in the case of the proposed stacked rowhomes. All will match the GREEN current neighborhood fabric ST.and retain the traditional Philadelphia rowhome style.
SPRING GARDEN ST.
9TH ST.
PERCY S
T.
.
10TH ST
11TH S
There are SITES OF CONCERN scattered throughout West Poplar, including several large vacant properties, some of which are used as garbage dumping grounds, the abandoned Independence Press RANshortBuilding, and the Reading Viaduct. BThe long-term initiatives, from pop-up art galleries to open DYWINEand ST. space creation and residential development beyond the time span of this project, will energize the West 0 125 250 375 500 Poplar neighborhood as a whole.
Feet
299 words
SITE PLAN
FAI
RM
NOR
MEL
WARNO CK ST.
TH S
T.
WALL
ACE S
LEMON
OU NT
T.
ON
AVE
.
ST.
ST.
MOUNT V
ERNON S
T.
SPRING GARDEN ST.
0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
PERCY S
INE ST.
T.
. BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST .
CLAY ST.
250
375
500 Feet
Typical Site Dimensions
FAI
RM
NOR
WARNO CK ST.
T.
WALL
ACE S
T.
ON
AVE
.
ST.
ST.
MARKET-RATE
ERNON S
T.
3 stories 20-foot frontage 38-feet deep
CLAY ST.
AFFORDABLE
INE ST.
SPRING GARDEN ST.
MARKET RATE 2-3 stories AFFORDABLE 18-foot frontage STACKED AFFORDABLE 28-feet deep ACCESSIBLE UNITS
9TH ST.
. BRANDYW
10TH ST
11TH S
T.
T.
GREEN S
T.
MOUNT V
PERCY S
LEMON
OU NT
MEL
TH S
12TH ST .
SITE PLAN
PROPOSED PARCELS
PROPOSED PARKING STACKED AFFORDABLE
ST GREEN ALLEY 3 stories LEMON & garden-level basement 0 frontage 125 250 375 500 20-foot Feet 40 feet deep
SITE PLAN
Precedents for Row Homes
Fairmount
Greenwich Village
DETAIL OF ONE BLOCK
Lemon Street
FAI
RM
NOR
MEL
WARNO CK ST.
TH S
T.
WALL
ACE S
LEMON
OU NT
T.
ON
AVE
.
ST.
ST.
MOUNT V
ERNON S
T.
SPRING GARDEN ST.
0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
PERCY S
INE ST.
T.
. BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST .
CLAY ST.
250
375
500 Feet
DETAIL OF ONE BLOCK
Lemon Street
DETAIL OF ONE BLOCK
Green Alley Precedent
Matsumoto, Japan
Vancouver Country Lane Alley
ST.
Lemon Street
WA
DETAIL OF ONE BLOCK
3-STORY MARKET-RATE OWNERSHIP, +/- 2,200 SF 2-STORY AFFORDABLE RENTALS, +/- 1,300 SF
TEMPORARY PULL-OVERS
RE-ALIGNED INTERSECTION LEMON STREET: • R.O.W. WIDTH +/- 20 FT • SHARED STREET “WOONERF”, FLUSH WITH SIDEWALK • GREEN ALLEY with PERMEABLE PAVERS
Proposed Building Rehabilitations
FAI
RM
TH S
WALL
T.
ACE S
T.
OU NT
MEL
ON
WARNO CK ST.
NOR
AVE
.
ST.
LEMON S
T.
MOUNT V
ERNON S
INE ST.
SPRING GARDEN ST.
T. PERCY S
BRANDYW
9TH ST.
LEGEND
.
11TH S
T.
T.
10TH ST
GREEN S
T.
CLAY ST.
12TH ST .
SITE PLAN
PRIORITY 1 REHAB PRIORITY 2 REHAB SITE PLAN PROPOSALS 0
125
250
375
500 Feet
SITE PLAN
Proposed Building Rehabilitations
FAI
RM
Phase 1
NOR
OU NT
MEL
CK ST.
TH S
ACE S
LEMON
ON
AVE
.
ST.
WARNO
T.
WALL
T.
ST.
MOUNT V
ERNON S
T.
INE ST.
SPRING GARDEN ST.
T. 0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
BRANDYW
PERCY S
T.
10TH ST .
GREEN S
11TH S T.
.
CLAY ST.
12TH ST
SITE PLAN
250
375
500 Feet
FAI
RM
Phase 2
NOR
OU NT
MEL
CK ST.
TH S
ACE S
LEMON
ON
AVE
.
ST.
WARNO
T.
WALL
T.
ST.
MOUNT V
ERNON S
T.
INE ST.
SPRING GARDEN ST.
T. 0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
BRANDYW
PERCY S
T.
10TH ST .
GREEN S
11TH S T.
.
CLAY ST.
12TH ST
SITE PLAN
250
375
500 Feet
FAI Land Ownership Public and Non-Profit R
CONSTRAINTS AND OPPORTUNITIES
MO
UN T
NOR
MEL
T.
ACE S
T.
.
ST.
WARNO
WALL
ON
CK ST.
TH S
AVE
LEMON S
T.
MOUNT V
ERNON S
INE ST.
SPRING GARDEN ST.
T.
PRA PHDC PHA CITY
0
125
9TH ST.
BRANDYW
LEGEND PERCY S
.
T.
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
250
375
500 Feet
FAI Private Land Ownership R
CONSTRAINTS AND OPPORTUNITIES
MO
NOR
MEL
T.
AVE
.
ST.
WARNO
T.
ACE S
ON
CK ST.
TH S
WALL
UN T
LEMON S
T.
MOUNT V
ERNON S
INE ST.
SPRING GARDEN ST.
T.
9TH ST.
BRANDYW
LEGEND
OUTSTANDING LIENS NEW URBAN VENTURES PRIVATELY OWNED
PERCY S
.
T.
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
0
125
250
375
500 Feet
CONSTRAINTS AND OPPORTUNITIES
Zoning
RM CONSTRAINTS AND OPPORTUNITIES
NOR
OU NT
Current Zoning
MEL
T.
ACE S
T.
.
ST.
WARNO
WALL
ON
CK ST.
TH S
AVE
LEMON S
T.
MOUNT V
ERNON S
SPRING GARDEN ST
T.
0
125
9TH ST.
INE ST.
RM-1 RSA-5 BY-RIGHT DIMENSIONAL VARIANCE NEEDED USE VARIANCE NEEDED PARCEL ACQUISITION NEEDED PERCY S
. BRANDYW
10TH ST
T.
T.
GREEN S
LEGEND 11TH S
12TH ST
.
CLAY ST.
T.
250
375
500 Feet
SHORT-TERM IMPROVEMENT PLAN
Percentage of Residents Between 25 to 34 Years Old
12.2%
FAI
RM
NOR
MEL
T.
22.5%
AVE
.
ST.
WARNO
TRACT 131
ON
CK ST.
TH S
WALL
OU NT
ACE S
T.
TRACT 132 LEMON S
T.
MOUNT V
ERNON S
9TH ST.
INE ST.
PERCY S
BRANDYW
T.
.
26.3%
T.
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
SPRING GARDEN ST.
TRACT 376
2010 Census and Policy Map
SHORT-TERM IMPROVEMENT PLAN
First Friday Expansion
FAI
RM
NOR
MEL
AVE
.
ST.
WARNO
T.
ACE S
T.
LEMON
ON
CK ST.
TH S
WALL
OU NT
ST.
MOUNT V
ERNON S
T.
915 ART
SPRING GARDEN ST.
UNION TRANSFER
9TH ST.
. INE ST.
PERCY S T.
PHILAMOCA
BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
SHORT-TERM IMPROVEMENT PLAN
First Friday Expansion
Credit: Chase Schiefer
SHORT-TERM IMPROVEMENT PLAN
First Friday Expansion
SHORT-TERM IMPROVEMENT PLAN
Percentage of Households That Are Families
41.9%
FAI
RM
NOR
MEL
T.
52.4%
AVE
.
ST.
WARNO
TRACT 131
ON
CK ST.
TH S
WALL
OU NT
ACE S
T.
TRACT 132 LEMON S
T.
MOUNT V
ERNON S
9TH ST.
INE ST.
PERCY S
BRANDYW
T.
.
31.9%
T.
10TH ST
T.
T.
GREEN S
11TH S
12TH ST
.
CLAY ST.
SPRING GARDEN ST.
TRACT 376
2010 Census and Policy Map
SHORT-TERM IMPROVEMENT PLAN
Playground and Vacant Lot Cleanup
FAI
RM
NOR
MEL
WARNO CK ST.
TH S
T.
WALL
ACE S
LEMON
OU NT
T.
ON
AVE
.
ST.
ST.
MOUNT V
ERNON S
T.
SPRING GARDEN ST.
0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
PERCY S
INE ST.
T.
. BRANDYW
10TH ST
T.
T.
GREEN S
11TH S
12TH ST .
CLAY ST.
250
375
500 Feet
SHORT-TERM IMPROVEMENT PLAN
Playground and Vacant Lot Cleanup
SHORT-TERM IMPROVEMENT PLAN
Playground and Vacant Lot Cleanup
Rockland Street, Philadelphia
LONG-TERM IMPROVEMENT PLAN
Independence Press Building and the Reading Viaduct
FAI
RM
NOR
MEL
WARNO CK ST.
TH S
T.
WALL
ACE S
LEMON
OU NT
T.
ON
AVE
.
ST.
ST.
MOUNT V
ERNON S
T.
SPRING GARDEN ST.
T. 0
MARKET RATE AFFORDABLE STACKED AFFORDABLE ACCESSIBLE UNITS PROPOSED PARCELS PROPOSED PARKING LEMON ST GREEN ALLEY 125
9TH ST.
INE ST.
PERCY S
BRANDYW
.
Independence Press Building
10TH ST
T.
T.
GREEN S
Reading Viaduct
11TH S
12TH ST .
CLAY ST.
250
375
500 Feet
LONG-TERM IMPROVEMENT PLAN
Independence Press Building and the Reading Viaduct
WEST POPLAR
Melissa Andrews Eileen Divringi Thomson Kao Wesley Vaughn