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Wednesday, October 21, 2009
Powelton Village Blog Survey Results
During the September 22nd event, there was an interest expressed by numerous residents to see the findings of the survey. As a result, a memo has been prepared complete with graphs, charts, and an analysis of the data found. Below are a few examples of these graphs and charts, and the full document can be downloaded at the bottom of this post.
Download
Download
Friday, September 25, 2009
A Few Fundamental Facts
Drexel enrollment has increased substantially over the last decade.
Currently, there are 84% renter-occupied units and 16% owner-occupied units in the neighborhood, with 27% of properties owned by absentee landlords. Housing prices have increased over this decade. (The graph below reveals median housing prices from 2001-2009.
Currently, there are 84% renter-occupied units and 16% owner-occupied units in the neighborhood, with 27% of properties owned by absentee landlords. Housing prices have increased over this decade. (The graph below reveals median housing prices from 2001-2009.
Wednesday, September 23, 2009
September 22 Community Meeting
Thank you for attending the September 22 meeting for the Powelton Village Neighborhood Plan. Below is a summary of public comments from the evening.
HOUSING
Character of the demographic mix- method- look at shoe stores and other retail stores AND churches- we have a community that serves people with little vested interest
Wouldn't it be wonderful if all of the undergraduate population were housed in dormitories, rather than being tenants in historic residential structures
Purpose of master plan is to make a 2-sided dialogue
Would be good to understand numbers on Drexel’s part- how will our plans address this AND the demographics of the neighborhood
Could zoning be used as a tool for our aspirations?
There should be a place or an entity where someone could go to help with the process of developing a project.
How do we find a partner that could work with API to work on the development of certain sites?
Density = good, especially of you want to support all of this proposed retail; 5 stories is perfectly fine; also, we should try to orient density towards transit.
I agree that if undergrad students, especially freshman, could be housed in some other type of housing other than absentee landlords, Powelton would certainly be more attractive to potential homeownership. As it stands now, homeowners are more interested in leaving the area because of immature student neighbors, including several homeowner who once resided on the 3100 block of Summer/Winter.
Need to attract young, working professionals to live in the community and buy homes.
Need Drexel to be like U of Penn and partner with community to do a similar program to improve ‘Quality’ (Key to Success) Why No mention of Historic District?
Revisit historic district with more Flexibility- We re-write the rules(?)
I want to Green Roofs in Powelton Village.
How can we use zoning as a tool to guide the right kind of development?
Map indicates 27% ‘investor’ owned. I read recently that it is closer to 43%.
Is there an entity to act as a “clearing house” as a resource for investors?
Does the plan address how to facilitate coordination with L&I?
Is a PVCA partnership w/ API appropriate?
COMMERCIAL DEVELOPMENT
Why haven’t the small businesses on the 3600 block been successful? There has to be some synergy built into the overall vision for the corridor- they can’t happen one at a time.
Also have failed because the market isn’t here- there isn’t ped traffic that walks by; also, the stores are TOO SMALL
Where is the natural fit between residents’ and students’ demands
Lancaster Avenue isn’t in the center of the neighborhood
Need a pedestrian friendly avenue that starts with Drexel and goes beyond 38th Street
Galleries and shops would be the natural way to go with the neighborhood
The neighborhood was viable before places were torn down by the university
WHEN would this happen? It hasn’t happened in 40 years. A management entity would be crucial to make this “Main Street” successful.
Retail has got to be drawn in by an anchor. Everyone lives off of the anchor. Something needs to drive people into the area. A development firm needs to be brought into the picture to figure out who would be interested and how to make it happen.
If I can shop online, or go to Penn, why would I bother going to shop on Lancaster Avenue?
Intersection of Lancaster and 34th Street- this would be the place to start… A Drexel dorm could be built on site of 7-11 and tennis courts- this area is very underdeveloped… This was discussed a while ago- Drexel will not do anything with the engineering building.
Parking garage- could a grocery go on the first floor here.
25 years ago Walnut Street was a dump- Penn decided that it was in their interest to make an investment in the neighborhood. Drexel is a key factor here- faculty living here
Design concept is needed for people to rally behind. “Main Street” or some other concept. A concept that is new to Powelton Village- bring in community, bring in Drexel, get everyone to rally behind. Turn negative into an asset. One focused mission statement.
Arts related stores are such a draw- it brings people to the neighborhood. Entertainment; We need to figure out how to get people in there. Entrepreneurs need help/assistance;
Optimistic?
The following should be included in the plan:
Connections to Mantua
Ann Spirn thesis
Information on railroad overbuild
Summary of the types of historic tax credits
Recommendation on whether or not Powelton should be an historic district
Info on a photovoltaic cooperative vision
More quantitative data should be provided in the plan.
Something should be done with the façade of the 7-11.
There should be some sort of destination restaurant (like the Standard Tap)
The sewer under Warren Street has been replaced recently by PWD. They usually require a 50’ setback.
TRANSPORTATION
Transit connection map indicates LUCY line running through PV. It has not come to PV for years.
Bike Paths. Bikes are important!!
Signs and maps at 30th St Station showing how to get to Powelton and Highlights of the neighborhood.
Make Spring Garden Bridge better for pedestrians.
Bike Friendly improvements to discourage over-use of cars/ student cars.
Cycling and walking paths.
Electric golf cart sized vehicles.
Permit parking for residents.
30th Street rail yard over build Master Plan.
We really need to implement traffic calming and pedestrian safety measures: corner bump-outs, pedestrian signals, leading pedestrian intervals for crossing intersections along Lancaster Ave and 38th St.
Need bike racks in front of Science Center along 34th Street. Currently bikes are locked to trees in gardens.
LUCY bus should have a PV route, which it currently does not.
PUBLIC REALM
When sidewalks need to be repaired have a standard design that they revert to.
No Trees at all on 3200 Pearl Street. As previously mentioned, Cannot seem to get assistance with that. Have completed application process which went no where.
The park at 39th & Powelton is nice but I’ve never been there in my life because it is so difficult to cross Lancaster Ave and 38th Street (the intersections w/ Powelton Ave).
Need quality grammar and high schools. (Drexel sponsor school like UPenn)
Better Lighting and More Trees.
I am delighted to see on the posters a mention of the tree canopy. Large trees of varied species are one of the most valuable assets in the Street. To plant and protect the trees is expensive but invaluable. I hope some consideration would be given to evergreens as well as deciduous.
Isn’t there a vacant lot at 32nd and Baring for a park –view café?
Sidewalks on Lancaster Ave and 35th to 34th.
Powel School’s trash cans are on 36th St. Most of the time over flowing and with additional bags and other trash on walk.
PWD has $30 million to spend on stormwater demonstration projects- Powelton should get on this list
HOUSING
Character of the demographic mix- method- look at shoe stores and other retail stores AND churches- we have a community that serves people with little vested interest
Wouldn't it be wonderful if all of the undergraduate population were housed in dormitories, rather than being tenants in historic residential structures
Purpose of master plan is to make a 2-sided dialogue
Would be good to understand numbers on Drexel’s part- how will our plans address this AND the demographics of the neighborhood
Could zoning be used as a tool for our aspirations?
There should be a place or an entity where someone could go to help with the process of developing a project.
How do we find a partner that could work with API to work on the development of certain sites?
Density = good, especially of you want to support all of this proposed retail; 5 stories is perfectly fine; also, we should try to orient density towards transit.
I agree that if undergrad students, especially freshman, could be housed in some other type of housing other than absentee landlords, Powelton would certainly be more attractive to potential homeownership. As it stands now, homeowners are more interested in leaving the area because of immature student neighbors, including several homeowner who once resided on the 3100 block of Summer/Winter.
Need to attract young, working professionals to live in the community and buy homes.
Need Drexel to be like U of Penn and partner with community to do a similar program to improve ‘Quality’ (Key to Success) Why No mention of Historic District?
Revisit historic district with more Flexibility- We re-write the rules(?)
I want to Green Roofs in Powelton Village.
How can we use zoning as a tool to guide the right kind of development?
Map indicates 27% ‘investor’ owned. I read recently that it is closer to 43%.
Is there an entity to act as a “clearing house” as a resource for investors?
Does the plan address how to facilitate coordination with L&I?
Is a PVCA partnership w/ API appropriate?
COMMERCIAL DEVELOPMENT
Why haven’t the small businesses on the 3600 block been successful? There has to be some synergy built into the overall vision for the corridor- they can’t happen one at a time.
Also have failed because the market isn’t here- there isn’t ped traffic that walks by; also, the stores are TOO SMALL
Where is the natural fit between residents’ and students’ demands
Lancaster Avenue isn’t in the center of the neighborhood
Need a pedestrian friendly avenue that starts with Drexel and goes beyond 38th Street
Galleries and shops would be the natural way to go with the neighborhood
The neighborhood was viable before places were torn down by the university
WHEN would this happen? It hasn’t happened in 40 years. A management entity would be crucial to make this “Main Street” successful.
Retail has got to be drawn in by an anchor. Everyone lives off of the anchor. Something needs to drive people into the area. A development firm needs to be brought into the picture to figure out who would be interested and how to make it happen.
If I can shop online, or go to Penn, why would I bother going to shop on Lancaster Avenue?
Intersection of Lancaster and 34th Street- this would be the place to start… A Drexel dorm could be built on site of 7-11 and tennis courts- this area is very underdeveloped… This was discussed a while ago- Drexel will not do anything with the engineering building.
Parking garage- could a grocery go on the first floor here.
25 years ago Walnut Street was a dump- Penn decided that it was in their interest to make an investment in the neighborhood. Drexel is a key factor here- faculty living here
Design concept is needed for people to rally behind. “Main Street” or some other concept. A concept that is new to Powelton Village- bring in community, bring in Drexel, get everyone to rally behind. Turn negative into an asset. One focused mission statement.
Arts related stores are such a draw- it brings people to the neighborhood. Entertainment; We need to figure out how to get people in there. Entrepreneurs need help/assistance;
Optimistic?
The following should be included in the plan:
Connections to Mantua
Ann Spirn thesis
Information on railroad overbuild
Summary of the types of historic tax credits
Recommendation on whether or not Powelton should be an historic district
Info on a photovoltaic cooperative vision
More quantitative data should be provided in the plan.
Something should be done with the façade of the 7-11.
There should be some sort of destination restaurant (like the Standard Tap)
The sewer under Warren Street has been replaced recently by PWD. They usually require a 50’ setback.
TRANSPORTATION
Transit connection map indicates LUCY line running through PV. It has not come to PV for years.
Bike Paths. Bikes are important!!
Signs and maps at 30th St Station showing how to get to Powelton and Highlights of the neighborhood.
Make Spring Garden Bridge better for pedestrians.
Bike Friendly improvements to discourage over-use of cars/ student cars.
Cycling and walking paths.
Electric golf cart sized vehicles.
Permit parking for residents.
30th Street rail yard over build Master Plan.
We really need to implement traffic calming and pedestrian safety measures: corner bump-outs, pedestrian signals, leading pedestrian intervals for crossing intersections along Lancaster Ave and 38th St.
Need bike racks in front of Science Center along 34th Street. Currently bikes are locked to trees in gardens.
LUCY bus should have a PV route, which it currently does not.
PUBLIC REALM
When sidewalks need to be repaired have a standard design that they revert to.
No Trees at all on 3200 Pearl Street. As previously mentioned, Cannot seem to get assistance with that. Have completed application process which went no where.
The park at 39th & Powelton is nice but I’ve never been there in my life because it is so difficult to cross Lancaster Ave and 38th Street (the intersections w/ Powelton Ave).
Need quality grammar and high schools. (Drexel sponsor school like UPenn)
Better Lighting and More Trees.
I am delighted to see on the posters a mention of the tree canopy. Large trees of varied species are one of the most valuable assets in the Street. To plant and protect the trees is expensive but invaluable. I hope some consideration would be given to evergreens as well as deciduous.
Isn’t there a vacant lot at 32nd and Baring for a park –view café?
Sidewalks on Lancaster Ave and 35th to 34th.
Powel School’s trash cans are on 36th St. Most of the time over flowing and with additional bags and other trash on walk.
PWD has $30 million to spend on stormwater demonstration projects- Powelton should get on this list
Tuesday, September 22, 2009
Tonight's Presentation
At the bottom of this post you will find a link to download tonight's presentation. We're looking forward to seeing everyone there!
https://www.yousendit.com/download/ZW9Db2VPYStRWUt4dnc9PQ
https://www.yousendit.com/download/ZW9Db2VPYStRWUt4dnc9PQ
Tuesday, August 11, 2009
Open Space Opportunities
The parks, playgrounds, gardens, parking lots and sidewalks of a neighborhood create a network of green infrastructure. This green infrastructure network can manage stormwater, offer spaces for recreation, increase the sense of civic pride in the neighborhood and improve the neighborhood’s air quality.
Stormwater Management
1.) In parking areas, including driveways, porous pavers can be installed so that water is allowed to infiltrate. In addition to allowing for water infiltration, this paving strategy allows parking spaces to be distinguished from the road surface.
2.) Vegetated medians and buffers improve the safety and experience of pedestrians as they use streetscape spaces.
3.) Sidewalk plantings allow space for artistic expression and stormwater planters
4.) The street system is an important form of open space that can be used to manage stormwater and link other open spaces. Vegetated areas can be integrated into parking lanes, sidewalks and curb bumpouts.
Community Participation in the Creation of Green Space
1.) Community-based green spaces promotes the long-term sustainability of the space, while building partnerships between community members and partner institutions
2.) Powelton Village is already a model of community-based green space creation - they should build on this success
Utilization of Residual Space
1.) Many streets are wider that they need to be to accommodate traffic needs- green space should be created in these leftover areas
2.) In large intersections, pocket parks should be integrated into leftover spaces
Case Study: Siskiyou Green Street, Seattle, WA
This green street in Seattle, WA utilizes curb inlets and deep rooted grasses to allow water flow from the street into the garden, and to help dilute pollutants prior to infiltration.
Stormwater Management
1.) In parking areas, including driveways, porous pavers can be installed so that water is allowed to infiltrate. In addition to allowing for water infiltration, this paving strategy allows parking spaces to be distinguished from the road surface.
2.) Vegetated medians and buffers improve the safety and experience of pedestrians as they use streetscape spaces.
3.) Sidewalk plantings allow space for artistic expression and stormwater planters
4.) The street system is an important form of open space that can be used to manage stormwater and link other open spaces. Vegetated areas can be integrated into parking lanes, sidewalks and curb bumpouts.
Community Participation in the Creation of Green Space
1.) Community-based green spaces promotes the long-term sustainability of the space, while building partnerships between community members and partner institutions
2.) Powelton Village is already a model of community-based green space creation - they should build on this success
Utilization of Residual Space
1.) Many streets are wider that they need to be to accommodate traffic needs- green space should be created in these leftover areas
2.) In large intersections, pocket parks should be integrated into leftover spaces
Case Study: Siskiyou Green Street, Seattle, WA
This green street in Seattle, WA utilizes curb inlets and deep rooted grasses to allow water flow from the street into the garden, and to help dilute pollutants prior to infiltration.
Monday, August 10, 2009
Streetscape Case Studies
Commercial Corridor Improvements
Commercial corridors should be kept clean and free from litter; trash receptacles should be placed on every block.
a.) People (i.e. customers) should feel safe and comfortable while strolling along the sidewalk. This can be achieved through well-lit sidewalks and streets, the regular presence of police, the enforcement of loitering regulations, clean sidewalks, and the presence of street trees.
b.) The district should be identifiable. Banners and gateway signs/installations can make a commercial corridor more identifiable, conspicuous, and festive.
c.) Streets should be safe for people to cross. On especially wide commercial streets, curb “bump-outs” and countdown signals can help make the crossing experience more comfortable.
d.) Improve the pedestrian experience through artisitc expression and landscaping in the streetscape.
People (i.e. customers) should feel safe and comfortable while strolling along the sidewalk.
Case Study: Wadsworth Avenue Corridor, Philadelphia
Investment in street trees, pedestrian-scale lighting, and trash receptacles along this commercial corridor in Northwest Philadelphia in 2008 created an environment that has drawn additional customer traffic and motivated store owners to invest in façade improvements. Furthermore, the creation of a landscaped gateway and the installation of a “Welcome to” sign at the intersection of Wadsworth Avenue and Cheltenham Avenue taps into the significant automobile traffic along Cheltenham Avenue. New banners on the existing light poles further define the area to passing motorists and pedestrians.
The streetscape along Lancaster Avenue already incorporates many artistic elements. What else should happen along Lancaster Avenue to improve this commercial corridor?
Housing Case Studies
Powelton Village is not alone in trying to preserve its single family residential neighborhood in the shadows of a major university. The following is a sampling of effective strategies that various communities have enacted:
Possible Strategies to Increase Home Ownership
1) Encourage faculty and staff to purchase homes within a designated homeownership zone. Offer mortgage guarantees and cash incentives.
Case Study: University of Pennsylvania
a.) Guaranteed Mortgage Program- Offers employees a 105% mortgage.
b.) Enhanced Mortgage Program- A $7,500 forgivable loan, as an incentive for faculty and staff interested in living in West Philadelphia.
*All of the Powelton Village study area is within the Enhanced Mortgage Program boundaries.
2) Rehab loan programs for owner-occupants.
Possible Strategies to Regulate Rental Housing
1) All applicable zoning/building code regulations should be enforced to reduce the number of unrelated individuals permitted in a single-family house
*Philadelphia’s definition of family ¬– “a person living independently or a group of persons living as a single household unit using housekeeping facilities in common, but not to include more than three persons unrelated by blood, marriage or adoption.”
2) Neighborhood Overlay Districts can be implemented where single-family rental housing is maintained at no more than a specified percentage.
3) A voluntary online training program for landlords can be created.
Case Study: Ithaca, NY
a.) Smart Landlord Program- Assists landlords in understanding their rights and responsibilities, and to promote proper screening of tenants.
b.) Such a program can be implemented in Powelton Village with full endorsement from Drexel University.
c.) After successfully completing such a training program, a landlord can receive a Certificate of Completion that they’re asked to display or mention on all marketing materials.
Possible Strategies to Increase Home Ownership
1) Encourage faculty and staff to purchase homes within a designated homeownership zone. Offer mortgage guarantees and cash incentives.
Case Study: University of Pennsylvania
a.) Guaranteed Mortgage Program- Offers employees a 105% mortgage.
b.) Enhanced Mortgage Program- A $7,500 forgivable loan, as an incentive for faculty and staff interested in living in West Philadelphia.
*All of the Powelton Village study area is within the Enhanced Mortgage Program boundaries.
2) Rehab loan programs for owner-occupants.
Possible Strategies to Regulate Rental Housing
1) All applicable zoning/building code regulations should be enforced to reduce the number of unrelated individuals permitted in a single-family house
*Philadelphia’s definition of family ¬– “a person living independently or a group of persons living as a single household unit using housekeeping facilities in common, but not to include more than three persons unrelated by blood, marriage or adoption.”
2) Neighborhood Overlay Districts can be implemented where single-family rental housing is maintained at no more than a specified percentage.
3) A voluntary online training program for landlords can be created.
Case Study: Ithaca, NY
a.) Smart Landlord Program- Assists landlords in understanding their rights and responsibilities, and to promote proper screening of tenants.
b.) Such a program can be implemented in Powelton Village with full endorsement from Drexel University.
c.) After successfully completing such a training program, a landlord can receive a Certificate of Completion that they’re asked to display or mention on all marketing materials.
Thursday, July 9, 2009
3400 Block of Lancaster Avenue
As part of their Master Plan, Drexel proposed a parking garage for the 3400 block of Lancaster Avenue. Many Powelton Village residents have expressed their hopes that this site gets used for more than just parking. What else could happen there?
This scenario shows how ground-floor retail and student apartments could occur on the site in addition to structured parking.
Dreaming Big at 38th and Lancaster
The public realm at Lancaster Avenue and 38th Streets is greatly affected by the underutilized land at the Drew School and back side of University City High. How could we put some of this land to better use while maintaining the same amount of playgrounds and parking for the schools? What would people like to see here?
This site is a great location for a drug store or small grocery store. These images depict two long-term ideas for the site. While there would be many potential challenges to realizing these ideas, they offer a vision of transformation for such a critical segment of Lancaster Avenue.
Retail Node at 34th and Spring Garden
In the area of 34th and Spring Garden Streets, there is potential for new housing opportunities with ground floor retail. What conflicts might exist for residents living close by? How could these problems be solved with good planning and design guidelines?
This image depicts one idea for what could happen here. In this scenario, the existing warehouse building remains, new residential and retail space is proposed for existing parking lots, and landscaping is used to define the corners.
Thursday, July 2, 2009
Gateway at 31st and Spring Garden
The intersection at 31st and Spring Garden Streets is a critical gateway into Powelton Village. What should happen here? How could we attract Art Museum visitors to venture over the river?
This image depicts one idea for the site. In this scenario, a pocket park would integrate public art, anchor uses would enliven the southwest and northeast corners and terraces would showcase the view of Center City.
Thursday, June 18, 2009
What is YOUR vision for Powelton Village?
At this critical moment in the history of Powelton Village, consensus among neighbors is key to successfully crafting a vision for the future. What is YOUR vision for the neighborhood? Should recommendations seek to be transformative or pragmatic? Can we do both?
The orange areas on the map show sites that are currently vacant or underutilized, or where some change is likely to occur. What should happen in these places? Should new retail and housing occur at a higher density along the Lancaster Avenue and Spring Garden corridors or should smaller, more decentralized neighborhood nodes occur throughout the neighborhood?
The orange areas on the map show sites that are currently vacant or underutilized, or where some change is likely to occur. What should happen in these places? Should new retail and housing occur at a higher density along the Lancaster Avenue and Spring Garden corridors or should smaller, more decentralized neighborhood nodes occur throughout the neighborhood?
Neighborhood Plan Open House
Thanks to everyone who showed up to share their ideas at the Open House on May 31. We had a great turnout- over sixty folks participated in the event!
There was significant agreement about the issues that the neighborhood faces. The top three concerns that were voiced throughout the day were:
1) Absentee ownership and student housing
2) Deferred maintenance (trash, dilapidated buildings, etc.)
3) Lack of services (drug store, grocery store, restaurants, etc.)
There was significant agreement about the issues that the neighborhood faces. The top three concerns that were voiced throughout the day were:
1) Absentee ownership and student housing
2) Deferred maintenance (trash, dilapidated buildings, etc.)
3) Lack of services (drug store, grocery store, restaurants, etc.)
Monday, May 4, 2009
Take the Powelton Village Neighborhood Survey
Powelton Village faces unique opportunities and challenges given its historic housing stock low homeownership rate, and proximity to institutions such as Drexel University. The Powelton Village Neighborhood Plan offers you the chance to strategize about these opportunities and challenges in order to ensure the economic stability and long-term viability of Powelton Village.
Please take a few moments to complete this survey online, the results of which will inform the creation of the neighborhood plan.
Please take a few moments to complete this survey online, the results of which will inform the creation of the neighborhood plan.
Powelton Village Stakeholder's Meeting
On a warm Tuesday evening (April 28), planning consultants and the steering committee met with local stakeholders at the Community Education Center on Lancaster Avenue to discuss the plan. Attendees included local business owners and non-profit directors, along with Drexel representatives and the planning commission. The consultants briefed everyone on what they had learned so far, focusing on homeownership/rentals, small business recruitment and quality of life issues like schools and pedestrian mobility. After a brief "State of the Village" report, attendees broke into small groups to discuss what can be done about the various concerns.
A copy of the presentation can be downloaded by clicking here.
A copy of the presentation can be downloaded by clicking here.
Tuesday, March 17, 2009
Powelton Village Neighborhood Plan
Powelton Village faces unique opportunities and challenges given its large, historic housing stock; low homeownership rate; and proximity to institutions such as Drexel University. This plan will be an opportunity to strategize about these opportunities and challenges in order to improve the economic stability, safety, and attractiveness of Powelton Village.
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