Where does West Philadelphia go next?

[OutWest]

Much is happening, but I haven't heard any succinct plans for the future.

South Philadelphia is bustling with activity, Northern liberties are growing fast, but outside of University based initiatives, west Philadelphia seems to grow at a slower rate than the rest of philly. The 'plan-philly' plan for walnut hill hasn't been updated or had anything realized since 2007. However, new parks and business are popping up in every other part of the city, but west philadelphia.

We have had the Croyden decaying for years, West Philly High is closing down, and the windmeyer lot is sitting without any open discussion for development. Baltimore ave has a lot of activity, but it cannot be the only nucleus of west Philly activity. Like Northern liberties, west philly needs business in more than one territory to realize its potential.

Are the old and entrenched community boards the problem? Is the lack of commercial zoning the problem? Do businesses just see west philly as a dead end?

Some things are sprouting up, but it seems far a few in between.
Is this just the reality of a post recession?

Where are the music venues? Where are the young people doing young people things? Where is the most beautiful part of philly going in your mind?

[gren]

Isn't "Inner" West Philly doing pretty well? That's, Manua, Walnut Hill, Cedar Park, etc. I know that is related to the University, but it's not University funded in many cases. I don't know where it's going but I hope it becomes stronger residential neighborhoods. Much of it is very beautiful and West Philly has trees that South Philly could only dream of--even some of the farther out areas. I wish you the best of luck and I hope the zoning remapping will allow for greater density along the El.

[GroJLart]

The removal of Blackwell from City Council should be West Philly's highest priority. 52nd street is an untapped resource for growth in West, but Blackwell doesn't want to give up on the people she's taking advantage of.

Little known fact: underground comics dude R. Crumb hung out on 52nd street as a kid.. wrote a few comics about it.

[daveydoo]

OK. This will be a broad generalization, but is necessary to keep the comment pithy:

North Philly has abundant architectural character but between the vacant lots and PHA is not terribly intact.

South Philly is very intact and vibrant but doesn't have near the architectural character that other parts of the city have.

West Philly has the architectural character and save for Mantua and university expansions is still pretty much intact. It's the best of both worlds and hopefully plays a large part in attracting future residents.

[desolate]

Where is your increasing wealth? Is there neighborhood resistance to gentrification.

Those are your two big obstacles.

There is much fight against anything viewed as "gentrification" by entrenched poor residents.

If the Universities aren't funding growth, then who will be past thier sphere of influence?

What major employers can you attract?

With dubious crime levels past university patrolled areas you must think about why people wouldn't want to move to West Philly and go from there.

Yes there's fantastic housing but what are you're obstacles. Identify them and you will be sucessful.

[the_wza]

I'm curious myself and trying desperately to stay focused on the future of my own area of Cobbs Creek and Kingsessing. I'm lucky to be one of the selected participants in this year's Citizens Planning Institute sponsored by the Philadelphia City Planning Commission and I've really learned a lot from the speakers and the other 29 classmates. Some people are so entrenched in their respective communties and so well organized and others, like me, are just getting started with ideas for how to improve upon what they think are really good foundations for growth and maximised potential (which I know a lot of you on here already are very involved in). I only have two classes left but I'd love to share what I've learned with people if they're interested. But no more of this impersonal message board business. As much as I am all for digital inclusion I think this is partly what separates us from our maximum potential as a community (especially if/when it leaves out the older folks who have laid the groundwork in some of these neighborhoods.) One thing I think would really help is a consortium of concerned community members from each respective neighborhood, a way to bridge the gaps, so to speak, so it's not Cedar park, vs. Haddington, vs. Spruce Hill, vs. Kingsessing.

If anyone wants to meet let me know. Send me a PM.

Thanks for starting this thread OutWest.

[longtimephilly]

The removal of Blackwell from City Council should be West Philly's highest priority. 52nd street is an untapped resource for growth in West, but Blackwell doesn't want to give up on the people she's taking advantage of.

I think this is pretty important.

While Center City, Delaware Ave, and Northern Liberties are getting massive amounts of support from the City, West philly is getting a juvenile detenti... sorry, a "Youth Center".

While South Philly is getting a 7 foot wide 330 THOUSAND DOLLAR porous street, 52nd street is getting a 'planned' renovation. As I drove down 52nd street yesterday, I'm wondering how those plans are going.

Not counting the constant turnover in management of Aladdin Pizza (poisonous at best), I'm having a hard time thinking of any new businesses in the area north of baltimore up to Market between 45th and 51sts. Much love to the new businesses along Baltimore by the way.

Is there a resistance to gentrification? Not actively no. When I first moved to my current location, I did have a few kids key my truck and try to engrave fresh concrete at my place, but that's because their parents unleash them on society, not because they had it out for the new resident.

Major employers? That's where a problem lies. No, I don't feel that the Youth Center or any number of Retirement homes will help. Those two things seem to be the first thing that the city proposes for our area. (Ala Janie Blackwell's 45th street proposals from a few years ago and the current center on 49th.)

My opinion on the problems: well in the short term, some parts of this area need more of a police presence than cruisers flying by at 50 mph from call to call. Throw down a few trash cans or get the napping University City vacuum trucks to actually USE THEM on the trash.

I'd like it to at least appear that our area isn't completely forgotten.

[phillysw]

I don't think West Philly/the outer areas of UC are changing as quickly as NoLibs or Point Breeze partly because the neighborhood has traditionally been more stable than either of those areas. We don't have block after block with half the houses abandoned or razed like areas of NoLibs, nor is this neighborhood as troubled as Point Breeze has been in terms of crime and extreme poverty concentrated in one area. The area hasn't been deemed "hot" or "up and coming" because, well, it's been a nice place to live for a long time...as long-term residents can attest. I remember walking around NoLibs neighborhood about 6 years ago and wondering what the buzz was all about, because it seemed really run-down and creepy. Now the same area is totally built up with tons of new construction townhomes, condos, the Piazza, totally new businesses, etc.

Things have changed bit by bit in the ~9 years I've been here. I personally think Walnut Hill is the next piece of the development puzzle, especially as people get priced out of the Cedar Park/Baltimore corridor and look further north, south, and west for more affordable options. We've got some serious potential for development north of Spruce--the Spruce St corridor between 46th and 49th is practically begging for investment, especially the block between 48th and 49th that has lots of run-down little stores and vacant storefronts. If I had the money, I'd open up a gardening supply store/nursery somewhere on that commercial strip! The Enterprise CDC is still working on the kitchen incubator at the old Food Rite location, which (if it ever opens) should help spur some development around there.

And as someone already pointed out, the Windermere lot, West Philly HS, and Croydon are all potential locations for redevelopment/reuse. Walnut St also has some decent commercial space, but until someone starts talking about plans for the Windermere and WPHS spaces, I can't imagine anyone taking a risk on something west of Saad's...and that's a shame. I've got lots of money to spend, and while I don't mind heading down to Baltimore Ave to do so, I would sure like to spend it closer to home.

[the_wza]

I know this isn't the type of development most of us are into (because I'm all for buying local from mom and pop) but the Rite Aid at 53rd and Baltimore just had a grand re-opening a few weeks ago and I will be the first to say it is a VAST improvement. Living so close I am there a lot, particularly at the pharmacy.

The whole store is laid differently, they have an active drive through pharmacy now in the back of the store, a new, bubbly GM and there's even a Blockbuster DVD rental machine out front. The staff is for the most part friendly, the pharmacy moves faster than it ever has (and I used to want to pull my hair out there) and they've even expanded some of their grocery and seasonal items.

Much like my review for Roost it's probably too early to tell if this will last but this could really help be an 'anchor' for the neighborhood. I have thought about reaching out to management to get them involved in community relations so it seems like now would be the time.

Unfortunately there was a little scuffle this weekend, I think it was part of a spate of small robberies, but one that was handled very well by the security team and the 18th district, without any injury to anyone. I credit that in part to the new layout and enhanced visibility in the store.

Sometimes things get worse before they get better.

[Sharkfood]

West Philadelphia is lagging other areas of the city. Currently, the most rapid development is occurring in Francisville and Point Breeze on the other side of the river.

I am surprised at how down at the heels West Powelton and even Powelton Village still look.
The heart of University City is gorgeous (below Spruce), but Walnut Hill has been slow to change and even University City becomes very raggedy after about 48th St. (certainly after 49th).

University City was a participant in the city-wide revival that started in 2002 with the real estate boom. For 5 years or so, there was a lot of activity and the results are evident. But the westward and northward movement has slowed to a snail's pace, even as Point Breeze continues in its frenzy of construction.

[Jay from Philly]

The removal of Blackwell from City Council should be West Philly's highest priority. 52nd street is an untapped resource for growth in West, but Blackwell doesn't want to give up on the people she's taking advantage of.

Little known fact: underground comics dude R. Crumb hung out on 52nd street as a kid.. wrote a few comics about it.

THIS. The Wicked Wig of the West is THE single biggest impediment to improving West Philly.

[daveydoo]

Not counting the constant turnover in management of Aladdin Pizza (poisonous at best), I'm having a hard time thinking of any new businesses in the area north of baltimore up to Market between 45th and 51sts. Much love to the new businesses along Baltimore by the way.

Funny you should mention that area in particular, because it (or 45th St. specifically) contains two of my favorite commercial spaces in the city: Marigold Kitchen and the new Green Line. And I'm even leaving the quality of the product aside for the moment (I've never dined at Marigold). I love the way those two businesses fit in to the neighborhood. The adaptive re-use of the houses they occupy should be emulated wherever possible. It would really create a unique commercial vibe for the area.

Keep in mind that University City District has staff focused on commercial development on Baltimore and Lancaster, so they have the advantage for the moment (Believe me I'm not complaining).

[the_wza]

I am surprised at how down at the heels West Powelton and even Powelton Village still look...

University City was a participant in the city-wide revival that started in 2002 with the real estate boom. For 5 years or so, there was a lot of activity and the results are evident. But the westward and northward movement has slowed to a snail's pace, even as Point Breeze continues in its frenzy of construction.

There might be some promise on this front...I'm still waiting for Penn's similar program to resurface. But the wig mentioned in the last post is probably just as much in the way of that as anything else.

Home Purchase Assistance Program | Human Resources | Drexel University

[daveydoo]

I'm curious myself and trying desperately to stay focused on the future of my own area of Cobbs Creek and Kingsessing.

I took a walk around the Cobbs Creek neighborhood on a sunny Easter Sunday a couple years ago. I was pleasantly surprised at the quality and diversity of the housing styles. I know areas such as Center City and Society Hill have housing tours. Would neighborhoods in West Philly be able to put something like that together?

[MariusPontmercy]

I took a walk around the Cobbs Creek neighborhood on a sunny Easter Sunday a couple years ago. I was pleasantly surprised at the quality and diversity of the housing styles. I know areas such as Center City and Society Hill have housing tours. Would neighborhoods in West Philly be able to put something like that together?

I don't see why Cedar Park can't, it certainly has some amazing homes and other structures.

[Poweltonian]

There might be some promise on this front...I'm still waiting for Penn's similar program to resurface. But the wig mentioned in the last post is probably just as much in the way of that as anything else.

Home Purchase Assistance Program | Human Resources | Drexel University

The PVCA just had a presenter from the Drexel HR Department explain the Home Purchase Assistance Program. 4 properties are in the process of or will soon go to settlement through the program...3 of them in West Powelton and 1 in Mantua.

Powelton Village will have a house tour in the fall. I'll post details later in the summer!

[rg76tr]

The PVCA just had a presenter from the Drexel HR Department explain the Home Purchase Assistance Program. 4 properties are in the process of or will soon go to settlement through the program...3 of them in West Powelton and 1 in Mantua.

Powelton Village will have a house tour in the fall. I'll post details later in the summer!

I've been eager to see this since John Fry became Drexel's president. I believe he developed the UPenn home purchase program when serving in that administration! I suspect that this (along with their proposed support/work with local elementary schools) will provide further incentive for additional rehabs and construction in Powelton & Mantua and perhaps beyond. http://www.drexel.edu/president/news...20Inquirer.pdf


I may be on the fringes (in more than once sense of the word! , but I'm still banking on improvements out here in Parkside. We've got the same fabulous 19th century homes, Fairmount Park at our doorstep and strong institutions drawing over 2 million visitors each year. This traffic will certainly help support a rebuilt business district on N. 40th/W. Girard Ave once we see one or two successful retail/restaurant openings. Perhaps with the 40th/41st street bridges (reportedly) re-opening this year and additional activity to our south and west, progress is closer than ever...

[the_wza]

I may be on the fringes (in more than once sense of the word! , but I'm still banking on improvements out here in Parkside.

You're right to, and I'm excited to see that happen as well. Parkside is first (along with the Navy Yard) among the district plans to be tackled in the larger, comprehensive rezoning plan of Phila2035. There's some other discussion about it on another thread, here.

[Sharkfood]

I took a walk around the Cobbs Creek neighborhood on a sunny Easter Sunday a couple years ago. I was pleasantly surprised at the quality and diversity of the housing styles. I know areas such as Center City and Society Hill have housing tours. Would neighborhoods in West Philly be able to put something like that together?

There is a gorgeous little enclave in the vicinity of 62nd & Baltimore/Washington/Ellsworth.
But it's largely unknown and it hasn't caught on with homebuyers.

[Zigster]

Where are the music venues? Where are the young people doing young people things?

The hipsters and scenesters are in Fishtown. Even if Fishtown did not exist, the parents of most upper middle class white Gen-Y's would probably not allow their kids to live in the rougher sections of west philly, probably because of a suburban-bred fear of black people. This is ironic because there is nothing more dangerous than the children of white trash, which Fishtown has in abundance.

The young people in university city are either students or granola types, neither of which are sufficiently organized to transform such a huge area. Then there are the under-40 parents who are in cutthroat competition for penn catchment real estate, and have improved that enclave considerably, but are more likely to move to Chestnut Hill, for instance, than further west.

The young people in west philly proper are mostly crusties, who are more hostile to gentrification than even the locals.

I suppose the most likely candidates to transform the entire West Philly area would be immigrants.