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Appendix I American Street Corridor Status Update

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Appendix I American Street Corridor Status Update ..#,"'6 +#0'!,20##2-00'"-02231."2# AmericanStreetCorridor 0-.-1#" 2#57,"-00'"-0'%,230#0-(#!2 2231."2#,"0-(#!23++07 3%312TRSS Introduction The American Street corridor is a historically industrial center in the West Kensington neighborhood of Lower North Philadelphia. The district is being gradually redeveloped as a center for smaller fabrication and distribution-type businesses however current property owners feel that streetscape and infrastructure improvements are needed to attract new tenants and businesses. The overly-wide street and lack of vegetation or safe pedestrian passageways make American Street a physical and psychological barrier for area workers and residents of the surrounding neighborhoods that are emerging from the post-industrial landscape. Opportunity abounds as a 2005 study indicated that there is enough vacant land in the American Street Corridor to double employment in the district if the vacant lands were fully built-out.1 There has been no major opposition to proposed streetscape and stormwater management improvements because the community recognizes that these improvements could help create a more distinctive and identifiable district and also provide stormwater credit and trading opportunities for property owners. Partners Active Partners Philadelphia Water Department www.phila.gov/water/ Philadelphia Commerce Department www.phila.gov/commerce/comm/ Philadelphia Streets Department streetsweb.phila.gov AKRF (Consultants to PWD) www.akrf.com/ Potential Additional Partners Philadelphia Industrial Development Corporation www.pidc-pa.org/ Philadelphia Empowerment Zone www.phila.gov/ohcd/ez.htm Mayor’s Office of Sustainability www.phila.gov/green/ Office of Housing and Neighborhood Preservation www.phila.gov/ohcd/ Philadelphia Department of Licenses and Inspections www.phila.gov/li/ Philadelphia City Planning Commission www.philaplanning.org Philadelphia Redevelopment Authority www.phila.gov/rda/ New Kensington Community Development Corporation www.nkcdc.org Pennsylvania Horticultural Society www.pennsylvaniahorticulturalsociety.org American Street/Erie Avenue Business Association www.impactservices.org/ Local Initiatives Support Corporation www.lisc.org/ 1 http://www.bkurbandesign.com/pdf/reports/American_St_Public_Space.pdf Page 1 of 11 HistoryoftheSite The North American Street corridor was the center of Philadelphia’s thriving textile industry in the beginning of the 20th century. The overly-wide road was originally meant to allow both trucks and rail to access each industrial site. Today the rail line down the center of the road is unused and the vacancy rate along the corridor is high. A series of transportation infrastructure investments, tax incentives, community programs and funding opportunities over the last thirty years have created the conditions today that encourage mixed-use, environmentally sustainable and infill development in this district TimelineofImportantEvents Early 1900s – North American Street is the heart of Philadelphia’s textile industry 1977-1981 – The Federal government spent $20 million to convert a 1.7 mile stretch of the corridor into a 90 foot-wide, 8- lane highway2 1983 – The American Street Empowerment Zone is created3 Low-interest financing, tax credits and other inducements to companies moving into American Street 1980s-1990s – Illegal dumping, drug use and abandoned buildings earn the corridor a bad reputation 1994 – American Street selected as one of Philadelphia’s three Empowerment Zones under the Community Empowerment Initiative (1993)4 10-year federal commitment to community revitalization Additional tax credits and business incentives In December 2000, the tax incentives were extended through 2009 1995 – ABC News, “Badlands Part 1 and 2: The Death of an American Neighborhood” – about the poor conditions of the American Street corridor5 1996 – American Street Financial Services Center established Assists interested businesses and developers find financial resources to make their relocation to American Street possible 1999 – Keystone Opportunity Zone established for some sections of American Street6 Provides a 10-year exemption from most state and local taxes 2000 – Pennsylvania Horticultural Society begins a vacant land greening program on North American Street through the “Philadelphia Green” program7 1990s-2000s – Land assemblage and condemnation program fails to attract new businesses to the district while also creating community resentment towards the City and their inability to deliver on redevelopment promises8 2005 – BK Urban Design completed a streetscape design plan for the American Street Empowerment Zone9 2010 – Neighborhood clean-up program established 2011 – A redevelopment study for a largely vacant lot on North American Street is conducted and published through a partnership between the Urban Land Institute, Infill Philadelphia, the PIDC and the Community Design Collaborative10 2 http://www.finanta.org/news/long-blighted_area_lures_business_with_tax_breaks 3 http://www.finanta.org/news/long-blighted_area_lures_business_with_tax_breaks 4 http://www.finanta.org/news/long-blighted_area_lures_business_with_tax_breaks 5 http://sociology.barnard.edu/sites/default/files/inline/becher_uncertaintyplanning_0.pdf 6 http://www.finanta.org/news/long-blighted_area_lures_business_with_tax_breaks 7 http://www.landvisions.org/reclaimingPage2.html 8 http://sociology.barnard.edu/sites/default/files/inline/becher_uncertaintyplanning_0.pdf 9 http://www.bkurbandesign.com/pdf/reports/American_St_Public_Space.pdf 10 http://philadelphia.uli.org/Community%20Outreach/~/media/DC/Philadephia/Philadelphia%20 Docs/ULI%20report_American%20Street%20%202.ashx Page 2 of 11 The most recent activities include clean and green vacant land management strategies and distinctive streetscape plans. Both of these strategies are meant to make the district more attractive to businesses and developers by demonstrating the community’s investment in the health of their community. Recent infill development concept designs and proposals also show an interest in bringing this community as a whole into the 21st century. All of these conditions combined create a promising opportunity for green stormwater infrastructure to be incorporated in any future infill development, streetscape improvements or street reconstruction projects. HistoryoftheGreenInfrastructureProject PWD has been working with consultants to create concept plans for green street and stormwater management features on American Street and to understand the feasibility of implementing this project including understanding the community’s desires and concerns regarding the project. AmericanStreetRegionalStormwaterManagementConceptSummary11 BackgroundInformation Through initial studies, PWD found that most properties along the American Street corridor are constrained in terms of green infrastructure implementation due to high impervious cover and lack of available open space. SMPs for highly-constrained sites typically include subsurface systems, porous asphalt and/or green roofs with costs of implementation beyond an attractive payback period for the land owners. Therefore, PWD decided to investigate a regional stormwater management solution using the wide American Street right-of-way as a possible site for stormwater management. If designed properly, SMPs in the American Street right- of-way could manage both runoff from the street and from adjacent private property. The adjacent property owners could receive stormwater credits for the on-site stormwater management by paying a flat rate, providing in-kind maintenance services, or through another equitable public-private cost-share model. DescriptionofExistingConditions The study area includes the area ½ block east and ½ block west of American Street from West Thompson Street (southern boundary) to West Lehigh Avenue (northern boundary). Therefore, the total study area is approximately 14 blocks or 7,500 feet long. The land use of this area is primarily older light industrial and commercial properties with several vacant lots and limited new redevelopment activity. The right-of-way is very wide (approximately 120 feet) which presents a good opportunity to reconfigure the drive aisles and parking areas to accommodate green infrastructure. Table1:3++07-$+.#04'-310#,"3,-$$-*3+#*!3*2'-,1 Description Impervious Area (Acres) Runoff Volume from the 1” Storm (cu. ft.) Private Property (buildings) 14 51,000 Public Property (roadway, 32 129,600 parking areas, sidewalks) Total 46 180,600 Source: American Street Regional Stormwater Management Concept Summary (AKRF, 2010) 11 From a report to PWDentitled “American Street Regional Stormwater Management Concept Summary” (AKRF, November 2010). Page 3 of 11 Figure 1: Existing Conditions: Typical Street Cross-Section Source: Existing Conditions Diagram (AKRF, 2010) Figure2:6'12',%-,"'2'-,1S7.'!*20##2'#5 -30!#S--%*#.1 Page 4 of 11 SummaryofPublic/PrivateRelationship Due to the corridor’s prominence as a light-industrial and commercial corridor with a current redevelopment focus, the American Street project creates an opportunity for a high-profile green streets program, implemented through a public-private partnership which both decreases CSOs and decreases the individual property owner’s stormwater bill. This will likely become a model for similar green commercial corridor retrofits throughout the City. Summary of Recommended Interagency and Public-Private Relationships PWD could charge infill developers a fee to utilize the
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