Summary July30.09


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Broad & Erie Transit Oriented Development Plan Project Overview

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Summary July30.09

  1. 1. Broad & Erie Transit Oriented Development Plan Project Overview Draft Prepared for: Philadelphia City Planning Commission Prepared by: Gannett Fleming, Inc Urban Partners Baker LLC July 2009
  2. 2. BACKGROUND Study Objective The Broad & Erie Station is the third busiest station on the Broad Street Subway and 13th busiest transit station in SEPTA System with about 7,000 average weekday boardings. The area around the station, however, is economically distressed and does not fully take advantage of its proximity to this transit nexus. Recognizing the potential that transit brings to the area, the Philadelphia City Planning Commission selected the consultant team of Gannett Fleming, Urban Partners and Baker & Company to prepare a comprehensive plan to revitalize the surrounding commercial districts and residential neighborhoods based on Transit Oriented Development (TOD) principles. Informed by an inclusive public participation process and realistic market studies, the plan seeks to:  Identify context-sensitive development of sites within the study area to attract and sustain a competitive mix of businesses and housing.  Establish a consistent land use policy for the study area that will protect and enhance the unique attributes within the study area.  Outline necessary infrastructure improvements - streetscape, public open spaces, and transit related improvements.  Provide design guidelines for new commercial and residential development that promote good urbanism. Funding for the study was provided through a Transportation and Community Development Initiative (TCDI) grant from the Delaware Valley Regional Planning Commission (DVRPC). The TCDI program seeks to: reverse the trends of disinvestment and decline in the region’s cities and first generation suburbs by building upon transportation resources to improve the climate for redevelopment in communities; enhance community character; and improve the overall quality of life for residents. What is Transit Oriented Development? Transit Oriented Development (TOD) is residential or commercial development around a transit facility, such as a train or subway station, that is compact, mixed-use, and pedestrian-friendly. The overall goal of Transit Oriented Development is to promote sustainable development that encourages transit usage and other means of travel such walking and bicycling to reduce dependency on automobiles. TOD typically focuses around a one-quarter to one-half mile radius from a transit stop, which is generally considered the distance that people will walk to transit. Uses, such as residential and retail, can be located in the same building or within the same area. Advisory Committee To receive initial community input into the planning process, the consultant team met with an advisory committee over the course of the study. Discussions from these meetings helped inform and focus the planning process. The advisory committee included the following community organizations and other stakeholder groups:  Tioga United  Temple University / Health Sciences  Sunrise CDC  Commerce Department  COLT Coalition  Redevelopment Authority  Zion CDC  OHCD  Nicetown CDC  SEPTA  Hunting Park NAC  DVRPC  HUGS CDC  Local Developers  Prince Hall Masonic Lodge  Elected Officials
  3. 3. STUDY AREA Study Area The study area covers the area around the Broad & Erie station that is bounded by the following rail lines:  SEPTA Main Line on the west  Amtrak Northeast Corridor on the south  Conrail Line on the north and east. The rail lines are natural site boundaries that form a defined area around the station. The corresponding streets to the boundaries are Hunting Park Avenue to the north, West Indiana Avenue on the south, 10th Street on the east and 20th Street to the west. The area encompasses approximately 600 acres, or roughly one square mile, and contains over 6,000 parcels. This area is mostly located within a quarter to half mile of the Erie Station. Based on the existing land use pattern and building types, the study area comprises three general areas:  Business District  Tioga Neighborhood  East Tioga Neighborhood The Business District primarily includes the commercial parcels fronting along Broad Street and Germantown Avenue. The district can further be broken down to 3 Study Area sub-areas based on the similarity of uses. These sub- areas are the Commercial District, the Health Science District and Auto Service District. Study Area Profile  Population The Tioga Neighborhood encompasses the residential  16,700 people area west of Broad Street to the SEPTA Main Line  90% African American / 20th Street. The area around Gratz High School is  5% Hispanic generally stable with few vacant lots and buildings.  4% White The area south of Erie Avenue, however, has a high  1% Asian percentage of vacant parcels that were cleared as  Income part of the Neighborhood Transformation Initiative,  32% at Poverty Rate particularly along 17th Street between Westmoreland versus 22% for the City Street and Tioga Street.  Education  21% High School Diploma The East Tioga Neighborhood covers the area between  3% Bachelor’s Degree Broad Street and the rail line on the east. This section of the study area has fewer vacant lots than area west of Broad Street. The area around the Bethune School has a confusing street network and generally contains industrial and commercial uses. The small amount of residential in this area is in poor to fair condition.
  4. 4. Retail Market Analysis As of May 2009, the study area included 207 operating retail businesses in 27 different retail categories occupying over 415,000 square feet of store space. Broad and Erie area retailers are predominantly independent entrepreneurs; however, there are a few national chain retailers in the neighborhood. Based on store sizes and standardized sales volume per square foot for different retail categories, the total annual sales for retail businesses in the study area are estimated at $86 million. Retail Demand Using information about the retail spending behavior of Philadelphia metropolitan area residents as compiled by Sales and Marketing Management, its is estimated that in 2010, the Broad & Erie trade area’s population will spend approximately $109 million on retail goods and services in general. Additionally, employees at Temple University Hospital and other local businesses will spend approximately $41 million on retail goods and services near their workplace, based on data from Office Worker Retail Spending Patterns published by the International Council of Shopping Centers. The total retail demand for the study area is estimated to be approximately $150 million. Retail Development Opportunities Retail potential is determined by subtracting trade area purchases from the total demand for each retail category. The result is approximately $92 million to a lack of suitable space at an appropriate location. dollars in retail demand. The greatest store potential Similarly, there exists the potential for approximately remains in the community-serving goods and services 20,000 square feet of gift and novelty store space. category. Not all retail categories have development However, based on shopping characteristics of the potential, however. trade area, we are suggesting half of that space, or 10,000 square feet. If a significant supply of a business type already exists, such as in the convenience store, bars/lounges, hair The total reasonable new retail space for the Broad & salons, and dry cleaners categories, then the potential Erie trade area is approximately 89,000 square feet, for those has already been met and additional stores; occupying a total of approximately 46 new stores. The no additional stores are recommended. largest categories for appropriate retail opportunities for the Broad & Erie trade area and associated number Based on these calculations, the amount of additional of suggested stores include: store space that Broad & Erie’s trade area can support is 153,000 square feet. These retail opportunities  Full-Service Restaurants: 10 Stores totaling need to take into account the portion of the trade 20,000 SF area population and workforce assumed to regularly  Women’s clothing: 5 stores totaling 11,000 SF patronize neighborhood businesses, as well as the  Gift and Novelty: 5 stores totaling 10,000 SF availability of existing commercial space or vacant land for potential development. For example, there The Plan’s recommendation section describes how appears to be the opportunity for a 50,000 square these retail opportunities fit into overall revitalization foot supermarket in the trade area. However, we are strategies for the neighborhood as well as specific not recommending this for the Broad & Erie area due target sites for redevelopment.
  5. 5. Housing Market Community Participation The Broad & Erie area owner-occupied sales housing In addition to four Advisory Committee meetings, market was examined to help identify economic community input was solicited through two meetings characteristics of the neighborhood. The median sales with community. The first meeting was held at the price for owner-occupied housing was calculated Resurrection Life Church on March 17th, 2000. The for a period of 36 months between October 2005 second public took place at the Zion Baptist Church. and September 2008. During that period, 118 home Approximately 60 people attended each event. sales transactions occurred in the neighborhoods that were recorded with the City. This figure describes the From these meetings, the following list of priorities was number of addresses where a sale took place, but it developed: includes only the latest sales per address and does not count any multiple sales of the same address. The  Vacant Houses / Lots median sales price within the study area during the  Trash & Dumping / Cleanliness three years was $63,250, while the median sales price  Neighborhood Parks in the Tioga Area was $64,700 and in the East Tioga  Home Owner Support Area $59,950. In addition, two informational meeting were conducted. Sales information shows a clear ownership pattern for The first hosted by the 5th District City Councilman houses of different sizes. In both neighborhoods, units on May 14th and the other by C.O.L.T Coalition on under 1,000 square feet appear to be more desirable to owner-occupants, with over half of the sales going to these buyers. In fact, ¾ of the homes sold in East Tioga from 2005-2008 were purchased by owner- occupants. These homes tend to be most popular among singles, couples, and small families. Homebuyers also show a preference for mid-size 1,000 to 2,000 square foot homes. In both Tioga and East Tioga, just under two-thirds of the units in this size range were purchased by owner-occupants. The larger 2,000 square foot+ homes appear to be most attractive to investors. Just under two-thirds of the units over 2,000 SF were sold to investors. Often these properties are too large for a homeowner to manage so they get purchased by investors who operate them as multi-unit dwellings. May 28th. The project staff also discussed preliminary recommendations with representatives from the Philadelphia Streets Department, Free Library of Philadelphia, Philadelphia School District, Temple University, Temple University Health System, local housing developers, several property and business owners, and the owners of significant buildings including the Beury Building and former nurse’s building in Tioga. The following vision statement evolved the over the course of the study, feeding off of community input: “Realize the Potential of the Broad & Erie area as a thriving Urban Center in the Philadelphia Area where people live, work, shop and eat.”
  6. 6. REVITALIZATION STRATEGY Activate Commercial Core 1. Concentrate new development in the Commercial Core (Priority Area 1) 2. Focus on the link between Erie Avenue and Venango Street on Broad Street 3. Use City owed parcels to trigger revitalization 4. Construct a new regional library as mixed use building to spark private investment 5. Create a transit plaza at the Broad / Erie / Germantown Triangle 6. Redevelop Beury Building with multiple uses 7. Promote full-service restaurants 8. Target façade improvements around the Core Redevelop Vacant Properties 1. Amass vacant parcels for new housing development (Priority Areas 2 & 3) 2. Target public subsidies to construct mixed- income housing (affordable and market rate) 3. Prioritize vacant buildings for rehab 4. Require/insist new housing have urban character and integrate with existing context 5. Target code enforcement by L&I to address trash and upkeep issues 6. Encourage City Council to create vacant property registry ordinance Priority Areas Housing Model - MLK Plaza Housing Model - Ludlow Village Vacant Lots & Buildings
  7. 7. REVITALIZATION STRATEGY Green and Garden Vacant Lots 1. Encourage community groups to clean and maintain vacant lots 2. Establish an informal adopt-a-lot program in which residents can borrow tools to maintain vacant lots 3. Preserve community gardens by encouraging residents and civic groups to acquire ownership 4. Turn vacant lots into side yards to create additional green space 5. Target code enforcement by L&I to address upkeep issues of vacant lots Improve Park Access 1. Locate new parks within walking distance 2. Upgrade existing parks & playgrounds 3. Improve streetscape along key roads Increase Homeownership 1. Promote conversion of rental units to home ownership through regulatory and other incentives 2. Promote housing counseling for first-time homebuyers Existing & Proposed Parks 3. Promote settlement grants to potential homebuyers Support Existing Homeowners 1. Institute façade improvement grant program for existing housing 2. Promote existing grant/loan programs to assist low-income homeowners 3. Promote home maintenance training and homeowner support programs Support Programs 1. American Dream Down Payment Initiative 2. Philadelphia Home Buy Now Program 3. Basic Systems Repair Program 4. Low-Income Home Energy Assistance Program 5. Major Systems Repair Program 6. Pennsylvania Property Tax Rebate 7. Pennsylvania Weatherization Assistance Program 8. Philadelphia Home Improvement Loan 9. Senior Housing Assitance Repair Program (SHARP) 10. Ten Year Real Estate Tax Abatement Existing Land-use
  8. 8. BUSINESS DISTRICT Area Recommendations 1. Encourage the formation of a business association 2. Establish a business improvement district (BID) 3. Enhance appearance of area through facades and streetscape improvements 4. Encourage multi-story development along Broad Street Commercial Sub-District 1. Expand full-service restaurants in the commercial core 2. Establish 2 hour parking limits on Germantown Ave north of Butler Street 3. Convert existing permit lot on Germantown & Venango to metered lot 4. Create temporary employee parking lot on vacant parcels on Erie and Park Ave 5. Increase the queuing area along Erie Avenue for the X & XH buses to help prevent blocking of intersection 6. Implement directional sign program Heath Science Sub-District 1. Promote active street level uses and multi-story development on Broad Street; prohibit surface parking lots. 2. Improve streetscape and pedestrian lighting on Germantown Avenue 3. Prioritize facade and streetscape improvements at the intersection of Germantown and Rising Sun Avenues 4. Encourage Temple to locate additional professional programs in the district Auto Repair Sub-District 1. Preserve existing services and jobs 2. Enhance appearance of area through facade improvements and screening of storage areas. 3. Create remote storage lots 4. Manage on-street parking 5. Expand auto services to include Brid’s Eye View of Business District vocational training and education
  9. 9. BUSINESS DISTRICT Commercial Core Priority Area 1. Improve the Broad Street link between Erie and Venango 2. Use City owed parcels to trigger revitalization 3. Construct a new regional library with restaurants/retail at street level 4. Redevelop Beury Building with restaurant/retail, office and residential 5. Create a transit plaza to enhance the transit experience 6. Reprogram PGW building with restaurant/retail; potential to use second floor as parking for the Beury Building redevelopment 7. Reprogram existing library as a restaurant after building new library 8. Redevelop Checker’s site as mixed used project over the long term. Transit Gateway • Limit triangle to bus traffic on Germantown Avenue • Install pavers to create pedestrian plaza • Provide left turn from Broad St. to Erie / Germantown Ave Before Photo • Upgrade subway access with elevator • Activate plaza with pavillion (coffee, flowers, etc.)
  10. 10. TIOGA NEIGHBORHOOD Area Recommendations 1. Support existing homeowners 2. Promote homeownership 3. Selectively rehab vacant buildings and infill vacant lots 4. Green and garden vacant lots; preserve community gardens by encouraging residents and civic groups to acquire ownership 5. Improve streetscape along Pulaski Ave using street trees; encourage plantings in traffic triangles 6. Promote Hunting Park Avenue as urban boulevard for uses with large foot prints 7. Increase code enforcement for vacant buildings Tioga Community Node Priority Area 1. Amass land to redevelop vacant parcels along 16th and 17th Streets between Westmoreland and Venango 2. Create new housing on vacat parcels along 1500-1700 blocks of Venango Street 3. Construct approximately 100 new units over 10-year period (8-10 units/year) with alley- served parking 4. Rehabilitate former nurse’s dorm as residential; encourage pocket park as part of redevelopment 5. Landscape Hero Community Center parking lot along Tioga Street; Install new bus shelter at the intersection of Tioga and 17th Streets Focused Housing - 17th Street Tioga Community Node Priority Area (View looking west)
  11. 11. EAST TIOGA NEIGHBORHOOD Area Recommendations 1. Support existing homeowners 2. Promote homeownership 3. Selectively rehab vacant buildings and infill vacant lots 4. Target vacant buildings on 3800 and 3900 blocks of Park Ave and N. 13th Street for rehab under HRP Program 5. Develop multifamily residential along Erie Avenue (e.g. Rising Sun Senior housing project at 10th & Erie) 6. Encourage mid-rise (5-stories) development on Broad Street to maintain street wall 7. Improve neighborhood character through increased street tree coverage and sidewalk repair 8. Institute a façade and porch repair program 9. Create park / dog run at 13th & Pike Streets; upgrade existing playground at 11th & Venango Streets 10. Encourage Cousin’s Market to expand and upgrade 11. Phase out scrap yards 12. Increase L&I enforcement in area along Germantown Avenue Bethune School Priority Area 1. Amass land to redevelop vacant parcels in target area bounded by 9th, Germantown, Ontario, and Allegheny; construct new units over time (8-10 units/year). 2. Simplify street network by vacating sections of Roy & Goodman Streets 3. Create a linear park along Westmoreland Street to serve new development and school 4. Install traffic calming measures at intersection of Old York Road & Germantown; re-stripe Crosswalks at 6 point intersection Bethune School Priority Area
  12. 12. HOMEOWNER SUPPORT PROGRAMS American Dream Down Payment Initiative This program provides assistance to residents making Philadelphia Office of Housing and Community less than 60 percent of the area median income. Development (OHCD) Eligible activities include: wrapping water heaters; The program provides up to $10 thousand to first-time sealing basement openings; repairs to heating systems; buyers for down payments and closing costs. This homeowner education; and other improvements. incentive applies only to specific city-financed housing Assistance is also available for rental units. Call (215) developments and city-rehabbed houses. Call (215) 448-2160 for information. 686-9723 for information. Philadelphia Home Buy Now Basic Systems Repair Program Philadelphia Office of Housing and Community Philadelphia Housing Development Corporation Development (OHCD) Income-eligible homeowners may receive free repairs Philadelphia Home-Buy-Now is a matching funds for electrical, plumbing, heating and roof repairs. program designed to encourage employees of Home owners can also ask about the Adaptive Philadelphia companies to purchase homes in the City. Modifications Program for owners with disabilities. Through the program, participating employers make a Call (215) 448-2160 for information. contribution toward their employees’ home purchases, which the City will match up to $5 thousand. Participating Low-Income Home Energy Assistance Program developer may also provide matching funds up to $75 Pennsylvania Department of Public Welfare hundred. Income eligible residents may receive grants to help Philadelphia Home Improvement Loan pay heating bills through the winter months, repair Greater Philadelphia Urban Affairs Coalition broken heating equipment, or buy fuel. Call (215) 560- 1583 or visit to apply. Provides home improvement loans to income-eligible homeowners. There are two types of loans, the PLUS loan and the MINI loan. PLUS loans cover expenses up Major Systems Repair Program to 25 thousand dollars, while MINI loans provide up to Philadelphia Neighborhood Housing Services $10 thousand. Call (215) 851-1854 or visit http://www. Homeowners may apply for matching grants of up for information. to $25 hundred for basic systems repairs including plumbing, electrical, heating and roofing. Residents Senior Housing Assistance Repair Program (SHARP) must make no more than 80 percent of the area Philadelphia Corporation for Aging median income. Homeowners should also ask about The program provides free minor repairs to home the Model Block Program, housing counseling, Home owners aged 60 and older. Included are: bathroom Improvement Loans, Foreclosure Prevention Loans modifications; fixing doors or steps; replacing locks; and other loan programs. Call (215) 476-4205 or visit repairing leaky faucets; installing smoke alarms, for information. and other improvements. Call (215) 765-9040 for information. Pennsylvania Property Tax Rebate Pennsylvania Department of Revenue Ten Year Real Estate Tax Abatement This program provides a tax rebate to income-eligible Philadelphia Board of Revision of Taxes seniors and disabled residents. The program is also A home owner making land or building improvements available to eligible low- income renters. Call 1-888- may receive ten year City real estate tax abatement 222-9190 or visit on 100% of the value added by their improvement. site/default.asp for information. Applications must be submitted within 60 days of receiving a building permit. All taxes on the existing Pennsylvania Weatherization Assistance Program property must be current. Call (215) 686-9270 or visit Philadelphia Housing Development Corporation for information.