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Blight Certification for Allegheny West and Tioga: Area Generally Bounded by Broad Street and Germantown, Glenwood, Lehigh, Ridge and Hunting Park Avenues

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Blight Certification for Allegheny West and Tioga: Area Generally Bounded by Broad Street and Germantown, Glenwood, Lehigh, Ridge and Hunting Park Avenues Philadelphia City Planning Commission Blight Certification for Allegheny West and Tioga: Area generally bounded by Broad Street and Germantown, Glenwood, Lehigh, Ridge and Hunting Park Avenues Philadelphia City Planning Commission March 2003 1 Philadelphia City Planning Commission CITY OF PHILADELPHIA John F. Street, Mayor Philadelphia City Planning Commission Gary Hack, Chairman Jeffrey S. Batoff, Vice Chair Lynette M. Brown-Sow James J. Cuorato Janice Davis Patrick Eiding Philip R. Goldsmith Gloria Levin Marcia Moore Makadon Maxine Griffith, AICP, Executive Director Richard L. Lombardo, Deputy Executive Director Community Planning Division Victoria Mason-Ailey, Division Director Richard Redding, Deputy Division Director Report by: Cornel J. Pankey, North Philadelphia Community Planner Contributions by: Bryan C. Lightner, GIS Specialist 2 Philadelphia City Planning Commission Blight Certification for Allegheny West and Tioga: Area generally bounded by Broad Street and Germantown, Glenwood, Lehigh, Ridge and Hunting Park Avenues Philadelphia City Planning Commission March 2003 INTRODUCTION This report presents an evaluation of blight in two large neighborhoods in North Philadelphia west of Broad Street: Allegheny West and Tioga. The blight certification boundaries are shown on page 2: the generalized boundaries are Germantown Avenue & Broad Street on the east, Hunting Park Avenue on the north, Ridge Avenue on the west and Lehigh and Glenwood Avenues to the south. The study area spans a relatively large portion of Upper North Philadelphia. The northern part of the study area is the neighborhood of Tioga. This area was previously certified as blighted in 1970 when the Tioga Redevelopment Area was established. Therefore in Tioga, blight is being “re-certified” to make the information more current and up-to-date. The certification study reviews existing conditions in relation to seven criteria used to determine whether blight exists in an area. The criteria are set forth in Pennsylvania Urban Redevelopment Law, which stipulates that only one of these criteria must be met to make a finding of blight in an area. The law also states that blighted conditions need not be evident throughout the area under study. The fact that individual properties are free from blight does not make the finding of blight arbitrary, according to the law, because comprehensive planning requires that areas be considered in their entirety, and not in their unseverable parts. This report cites specific examples of the conditions listed in four of the criteria. Blight does exist in the area. CRITERIA Pennsylvania Urban Redevelopment Law contains the following criteria for establishing the presence of blight in a particular area: 1. Unsafe, unsanitary, inadequate or overcrowded conditions 2. Inadequate planning 3. Excessive land coverage 4. Lack of proper light, air and open space 5. Faulty street and lot layout 6. Defective design and arrangement of buildings 7. Economically or socially undesirable land use 1 Philadelphia City Planning Commission ANALYSIS The following section describes the characteristics of blight evident in the area generally bounded by Broad Street and Germantown, Glenwood, Lehigh, Ridge and Hunting Park Avenues. 1. Unsafe, Unsanitary, Inadequate or Overcrowded Conditions Key evidence includes the following: S the presence of 1,003 vacant structures and 588 dangerous buildings S the existence of 590 vacant lots S the presence of 4,228 properties with housing code violations Tioga Allegheny West Blight Certification boundary 2 Philadelphia City Planning Commission There are many vacant properties in Allegheny West and Tioga, providing clear evidence of blight. The most recent Licenses & Inspections vacanc buildings and lots in the area. This includes 1,003 vacant buildings and 590 vacant lots included in the 2001 survey by L & I. Even with this high degreey survey of indicates vacancy, thatthe Lthere & I arevacancy 1,593 is vacant undercounted because the survey did not generate data for a 20-block area in western Tioga. Many properties have unsafe and unsanitary conditions, including 588 buildings officially designated as “dangerous” by L & I (2001). Most of the vacant observed by Planning Commission staff in the fiel unsanitary and inadequate conditions in the area. lots are uncared for and strewn with trash, as d; and this indicates the presence of unsafe, R D S T O K L E Y A V E S F T S S T T T O C LA B O U B P R E L E A N EY N IL S M NE Y IE E N L EN · K D R E B · H · N E A N R T 7 A E OW T L I R 1 S S P E A K H L · H T L T C I I T 5 C Y E S PW L S T I EX K · S H 1 O L C A L T · S · R I H D K A R T A B · R E S Z ST · C · T L ·I · · A N O P · B ER N N O C UN T L N · R U · A · · V ·A B A O · · D R T I ·IA B S U N G A S · U R T J A · S E K E R N PA E JE · ROME MA 1 F CO 6 O TA T X H · V · · CO A · ·LW·YN · LYC OMI · G NG G G N E N · I I T R M N O M C KE U Y B RB H L AUGH LY A A C N ·N K · O E M O T E C L IN O R A B S G E LU N S D A ZE W O E D RN I · E R L C T R P F N O E T F R R S · D T I E T · S D E D O C L · B O IL L · B · · T N A S ·L P S A · · A U T T O O A H L ·H · G T S R · A U · S K · M S A L C B T K R ·S B O E · B H E · · · I K A N Y L E ·T R D A R · C I · D N L R A A E · T Y V · E T · · N · S S L · RA T E T · R V B E · T S · F L · E · C S A · S M · · P K O B · I E O O R L E N T A S S H C T · T A S C H · S · V · I · BU U · TLE T M R S C Y · · V R L · M E C·A E ·RE A N ·Y · T F R · F S U · K D · R · N A A · R IR LL DRIE S · O A E · · T Y L A Y · V · T T S ·· S T S R E T B E S · D O RIE · R R O F P T ACIF S W I T · C A R S ··· C · · ··· · · ·· · ST ·· · · T · E S ·· PAC L · · IF · · I D · C · V · R A E E · V T A · I I T C ·R L · A A NT TO V IC VE RIA D N S · V · AN · · G L O E · L · N · O · X U · · · · ·· O O · A · · B L · · · A I · · R C · · · · O · · · T R C · I · T · V ·· O · · · · ·· · · S T · W N · · · · S E O T T · T ST ·· · · S S · L · S · · · S L · D · · C U · A J T · T S M · S · TI O G A · EST A · AU · E G N · H · C · N O · · T I · S R H · V A ST · T · S M · K T · R T Y 5 LA NT E · C · T IC L 2 · A O AI A · O C B ·· ·· · M · S · S K · · N R A T · P O · R N T · · ·· A · W RIO · A E ·· · · ST W · IL · M · · O LAR · R D E · · W LA · N D · · · ·· D · ·· ·· A ·· · T W ·· · · O ·· H · S R E · U ILTO S · SS EL N L T R MO BELLE V B · W R U · E · E · I · L L R · L · N A D · A S R N S Z A D T E · S D CH · R T · I T O · · Y V B · 3 M T · R A K E G G H 3 U · · R · A S E R L · R T R I ·O N · ·· · I · · E I · H L E IP R 8 PIN G V · D O C L K · O T 1 V N · A A R TT E U U D SS T · · G · E O W N M · D · · O M M E · N · D D E O N S · · B · A K A · H · Y 2 N T · R · N T C P · 3 · S · S T HI N L 5 A T · S O · N O · D A · 3 P · O T · N N · · · · T A S W 2 · · · ·I · ·· M LL T N A D AR · · ·D 2 IS · D · O N · A · T W A · H ISH LL A C AR · EGH O YE O · R M P T E N · H MI Y S · K SIO O N · T · NER · C 1 H W · · C H LE M O ILT O · 1 O T ENT N T · I · N · E · H S · 0 · N ·· S T T 3 · · · S N T H · R · 7 · T E ·1 · H A · H R · · IL T 6 TO S P · N T M · · 1 O · K 4 R · T L C 3 · I E · S · · · Y · T ·· · G · A W · Y · S · ·· T · · O R · D · · · ·· H · · · · R C · L E · K E A T E R · F · I · ELD S ·B L · T I · 3 P R · P H · IN · · C O Y T · · 1 T A · M S · E LIP P · E · · P A · I N · K V · C O · T · H T ··· · · ·S · TO O · RO N TO R C · · T E · LK · H H · A · L R T · S T G · T G D S · N · · · T 2 E S I H · F ·· 1 M T I A YF T · ND I · IAN EL A D O N TO 5 · · RO S T N R 1 U T TO · · · H C · · S ·· · N · · C LE ME · A · NTI · · NE · S B T · · ··· · · S T ··· T · · T · · S · · · S · · · ·· C T · A · · M ·· · BR · · · I · A ·· · · S ·· · · T · · T STE AV · S L · L · · A · ··· ·· · · S · ·· · · M · · H · A · YF · IE · ·L · · ·D ·· T · ·· · · · 0 1 · · · T · · ·· · S · · D · L T ·· ·· · · ·· · ·S O ·· Y S G T · · E R T R S Y · · G · · E K Y N · S Y E I · · N D · · K M S E · ·· T · E · A I R · L · · C G N L O R · A R · · I · B M · · H A E · O ·· L · R E S · · A T · M · C T · · B T · · · L C B · S I A ·· · E S L ·T · S T E Z M H L E T · · L R · ·A B · S T O D T M A S ERS · L E T 0 H · L · T O ··· · E T 2 S O T R O 9 L ·P · EA S · S N S IL T S VE · R 1 T W · N · L · E H S · I · G · H CA A M M · 22ND · B O 1 · R N S IA MOU · V T T E R ST 2 H NE · R · · H · · · T ·· · · ·· 4 · · S · ·T · 3 · · R R W S · · T I · L · L IA · · · M E · · · L · · ·· O · · · · · N · HA L L G · RO · L · D A O U · · B A U · R · Y R · R N · US · S · · · · H · S · A · ··· E · · · · · D · · T N · ··· B · · · · · · · U · · · O · V M · · J ALBERT · · B A · · E · · H · U · N · · · T · · ING S H · T · D · O · N · · · · · · · ·· · OA · K · · H DA AV · A LE R · · O L · · D · · T · · · · ·SO · T · M · · E · · R SE · · E · · · · · · T · S · E · L · T · Z · N · ··E · · ·R ·· · · · ·· I · S · · · · · V · · K S · · T ·· R · C · Dangerous Buildings in blue (source: Dept.
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